2026 Greece Property Price Report
Bank of Greece price data, regional €/m² ranges, and what current market trends mean for Golden Visa investors.
Greece's housing market kept expanding through the first half of 2026, though the year-on-year pace has continued to soften from the steep post-pandemic run-up of 2022–2024. The snapshot below reflects the latest official figures available, region by region, and what that trend means if you are weighing a Golden Visa property purchase.
National apartment prices, Q2 2026
Year-on-year, Bank of Greece residential property price index — full-year 2025 average +8.3% (revised)
Thessaloniki, Q2 2026
Year-on-year, Bank of Greece — full-year 2025 average +9.7% (revised)
Athens, Q2 2026
Year-on-year, Bank of Greece — full-year 2025 average +6.6% (revised)
Other cities / other areas, Q2 2026
Year-on-year, Bank of Greece — broad regional aggregates, not individual locations
Price per Square Metre by Region
Asking prices vary enormously by location. The ranges below are third-party asking-price data (Spitogatos, 2026) — advertised prices, not completed transactions and not an official index.
| Region | Typical range (€/m²) | Notes |
|---|---|---|
| Central Athens | €2,900 – €4,000 | Asking price Source: Spitogatos asking-price data, Q1 2026. Broad, liquid market; strong rental demand near the centre and metro lines |
| Athens Riviera (Glyfada, Voula, Vouliagmeni) | €4,200 – €12,000+ | Asking price Source: Spitogatos asking-price data, Q1 2026 (Voula ≈ €6,250/m², Vouliagmeni ≈ €7,330/m²).Vouliagmeni tops the range |
| Thessaloniki | €1,800 – €3,000 | Asking price Source: Spitogatos asking-price data, Q1 2026 (municipality average ≈ €2,560/m², suburbs lower). Bank of Greece reports +4.7% year-on-year for Thessaloniki (Q2 2026) |
| Mykonos | €7,500 – €18,000 | Asking price Source: Spitogatos asking-price data, 2026 (island average ≈ €7,060/m², luxury stock above). Among the highest price tiers in the country |
| Santorini | €4,500 – €7,500 | Asking price Source: Spitogatos asking-price data, 2026, cross-checked against island-market reporting. Constrained by limited buildable land |
| Crete | €2,000 – €4,000 | Asking price Source: Spitogatos asking-price data, Q1 2026 (island average ≈ €2,250/m², up ~6.9% y/y; prime Chania stock toward the top of the range). Wide range; steady, year-round demand beyond the summer season |
What This Means for Golden Visa Zones
Since the September 2024 reform (Law 5100/2024), Golden Visa real-estate thresholds are set by zone rather than a single nationwide figure — and current price trends are reinforcing exactly the geography the reform targets.
Attica, Thessaloniki, Mykonos, Santorini & islands over 3,100 residents
A single property of at least 120 sq.m is required. Price movement differs by city and submarket — see the evidence notes on this page.
The rest of Greece
Qualifying areas outside the €800,000 category. Bank of Greece reports +5.4% for other cities and +7.1% for other areas (Q2 2026, year-on-year) — broad aggregates that do not describe any individual location.
Commercial-to-residential conversions & heritage restoration
A special route for qualifying commercial-to-residential conversions and listed-building restoration, subject to all statutory conditions. It is not a general minimum, and eligibility must be verified for the exact asset.
Rental Yields at a Glance
Gross rental yields depend on the asset, rent, costs, vacancy and lawful use. Greece has no official rental-yield index.
Rental-yield estimates are published only with a documented methodology, reference period and lawful-use basis for each figure. Until those are confirmed, no yield figures are shown here; ask our team for an asset-specific assessment.
Golden Visa-qualifying properties purchased under the €400,000/€800,000 real-estate routes are subject to a short-term-rental (e.g. Airbnb) prohibition, with fines of up to €50,000 for non-compliance.
2026–2027 Outlook (forward-looking assessment)
Forward-looking assessment — not a guaranteeSynergia's reading of the official index trend above is that price growth continues to moderate rather than reverse: Q2 2026 annual increases sit below the 2025 averages across the national, Athens and Thessaloniki series, and Bank of Greece data for the same quarter shows newer apartments (+6.2% year-on-year) still outpacing older stock (+5.0%). Whether this cooling trend continues depends on supply, financing conditions, tourism and foreign demand. This is an opinion about possible future conditions, not a forecast for any property and not a guarantee.
Methodology: national, Athens, Thessaloniki and other-area year-on-year figures are Bank of Greece residential property price indices (Q2 2026 release, based on close to one million property valuations reported for the period). Price-per-square-metre ranges by region are third-party asking-price data (Spitogatos, 2026), not completed transactions. The outlook is a forward-looking assessment. Figures are for general guidance only; they are not a valuation of any specific property and do not constitute investment, legal or tax advice.
Residence in Greece with Clear Guidance
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