Destinations / Greece / Thessaloniki
Thessaloniki, Greece
Data grade B: Bank of Greece index and portal reports Updated Oct 2026
Greece’s second city: waterfront cafes, a huge university and Balkan-gateway energy.
On this page: What it buys · Where to look · All-in costs · Visas · Properties
Photo: Wikimedia Commons
asking price level
about 1,700 euros/m2 (approx)
gross rental yield
5% approx
population
about 1 million (metro)
climate
about 2,600 h sunshine/year
getting there
Thessaloniki airport (SKG)
Thessaloniki is Greece without the island premium: a long waterfront promenade, Byzantine walls, the country’s biggest student population and food that locals argue is the nation’s best. The 800,000-euro golden-visa tier now applies here too, which pushed investor interest to the renovation and rental plays the city does well.
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 near the university or in Kalamaria’s back streets
$350k
A renovated center apartment with Thermaic Gulf views
$500k
A large waterfront flat in Kalamaria or a center penthouse
Peraia, Epanomi and Nea Moudania: the Halkidiki commute belt gives beach life with city wages nearby. 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.
Dense seasonal schedules (roughly April to October) link this island region directly with the UK, Germany and northern Europe; in winter, connections run via Athens, under an hour away.
Listings open on partner portals. Some links may earn us a commission, always marked.
Where to look
1. Center and Ladadika: the waterfront and nightlife core
2. Kalamaria: the sea-side family quarter
3. Ano Poli: the old town above the walls, views and character
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 Thessaloniki?
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.