Destinations / Greece / Athens
Athens, Greece
Data grade B: Bank of Greece index and portal reports Updated Oct 2026
The ancient capital turned value capital of Southern Europe, with golden-visa money reshaping it.
On this page: What it buys · Where to look · All-in costs · Visas · Properties
Photo: Wikimedia Commons
asking price level
about 2,200 euros/m2 (approx)
gross rental yield
5% approx
population
about 3.1 million (metro)
climate
about 2,800 h sunshine/year
getting there
Athens airport (ATH)
Athens has repriced fast since its crisis-era lows but still undercuts every Western European capital. The Riviera tram suburbs, the regenerating center and the port at Piraeus each tell a different investment story, while golden-visa demand (now at 800,000 euros in the city) has moved foreign money toward renovation plays at the 250,000 tier.
What your money buys here
Typical buys at each band, drawn from current local asking prices. Use the price per square metre in the bar above as your anchor: multiply it by the size you need and you will spot an overpriced listing in seconds. Figures are approximate, lean to the cautious side, and get refreshed as our data passes land.
$200k
A 2-bed to renovate in Kypseli or Patisia, the gentrification frontier
$350k
A renovated apartment in Koukaki or Pangrati near the center
$500k
A sea-air flat on the Athens Riviera at Glyfada’s edges
Rafina, Lavrio and Loutraki: the Attica coast beyond the riviera still prices like Greece, not like Mykonos. Going one town over usually buys a size or quality upgrade on the same budget, and these smaller markets are where patient buyers find the mispriced gems. Fewer listings means more waiting, so set the alert and be ready to travel when the right one appears.
Athens connects year-round across Europe, the Gulf and, in season, nonstop to the US east coast, with ferries and short hops fanning out to every island.
Listings open on partner portals. Some links may earn us a commission, always marked.
Where to look
1. Koukaki and Pangrati: the lively, walkable center
2. Kypseli: the renovation frontier with the best upside story
3. Glyfada and the Riviera: beach-suburb Athens
All-in cost at $350k
Property price: $350,000
Transfer tax: 3.09%
Notary, legal and registry: roughly 3 to 4%
Agent: typically 2% plus VAT
Rule of thumb: budget 8 to 10% on top
New builds can carry VAT instead, currently suspended on many permits. Figures approximate.
Visas and residency (most passports)
Buy-to-reside: Yes, Greece kept its golden visa: 800,000 euros in the hot zones (Athens, Thessaloniki, big islands), 400,000 elsewhere, 250,000 for approved conversions and restorations.
Digital nomad visa: Yes; remote income around 3,500 euros/month.
90-day rule: Without a visa, 90 days in any 180 in Schengen.
Healthcare and insurance
Public system access for residents who contribute; most expats carry private cover, roughly 100 to 250 euros/month for a family. Athens and Thessaloniki have strong private hospitals; islands rely on clinics.
Schools and family
Public schooling is in Greek. International schools cluster in Athens and Thessaloniki, typically 6,000 to 15,000 euros/year.
Serious about Athens?
Talk it through with a relocation and buying advisor. Visas, timing and the buying process, in one call.
Sources: Bank of Greece price index, Spitogatos and portal reports, Enterprise Greece golden visa pages. Figures marked approx are indicative and verified in our monthly data pass. Guidance, not legal or financial advice.