To buy an apartment in Athens as a foreigner, you get a Greek tax number, choose a flat, have a lawyer and a licensed engineer check it, sign a deed before a notary and register it with the Cadastre. Most Athens flats are in a polykatoikia, a multi-storey apartment building, so the building matters as much as the flat. This guide sets out each step, the checks and the costs.
Last checked: October 2026
At a glance
- xe.gr put average asking prices at €3,087 per m² for homes up to 80 m² in its “Athens” area in Q3 2026.
- Every deed needs the property’s electronic identity (ilektroniki taftotita akinitou), drawn up by a licensed engineer, and an energy performance certificate (PEA).
- Resale transfer tax is 3% plus a 3% municipal surcharge on the tax, 3.09% in total.
- New short-term rental registrations are frozen in central Athens districts 1 to 3 to 31 December 2026, and a sale removes an existing registration there.
- A Golden Visa in Attica needs €800,000 in a single property of at least 120 m².
Steps to buy an apartment in Athens
The purchase follows the same legal steps as anywhere in Greece, and most of them can be done from abroad. The usual order is below.
- Get a tax number (AFM) and bank account. You cannot sign a deed without an AFM. See our guide to the Greek tax number and bank account.
- Set your brief. Decide on area, size, floor, budget and use: living, long-term letting or a Golden Visa.
- View and shortlist. Visit at different times of day. Ask for the building’s common charges and the minutes of recent owners’ meetings.
- Agree terms and pay a deposit. A preliminary agreement or deposit should be drafted or checked by your own lawyer.
- Run the legal and technical checks. Your lawyer checks title at the Cadastre. A licensed engineer checks the permit and any illegal works.
- Pay the transfer tax. The tax is declared and paid before the deed is signed.
- Sign the deed before a notary. You can sign in person or through a power of attorney.
- Register the deed. The deed is filed with the Hellenic Cadastre, which completes the transfer.
For the full process, read how to buy property in Greece as a foreigner.
Building types: the polykatoikia and older stock
Most Athens apartments are in a polykatoikia, a concrete apartment block, many of them built in the post-war decades. Each flat owns a share of the land and common parts.
- Post-war blocks (1960s to 1980s). The bulk of central stock. Often well located, but many need new wiring, plumbing, insulation and windows.
- Interwar buildings. Common in Kypseli and parts of the centre. They have character but may need structural work.
- Neoclassical houses. Often listed, especially in Plaka. Works need extra approvals.
- New builds. Rarer in the centre, more common in the suburbs. Check the permit and any bank guarantees before paying a deposit.
Floor matters. Upper floors get more light and less street noise. Ground floors and semi-basements are cheaper but darker. Penthouses often have large terraces but get more summer heat.
What to check before you buy a flat
Check both the flat and the building. Problems with common parts or permits become your problem after the deed.
| Check | What to ask or look for | Who checks |
|---|---|---|
| Common charges (koinochrista) | Monthly amount, what it covers (lift, cleaning, central heating) and any unpaid arrears | Building manager, lawyer |
| Building permit | That the building and the flat match the permit and plans | Licensed engineer |
| Illegal works | Enclosed balconies, converted storage rooms or extra floors. The electronic identity is required on every deed | Licensed engineer |
| Energy certificate (PEA) | Its rating. The notary must cite its number and attach a copy | Energy inspector |
| Lift | Whether there is one, its condition and inspection record | You, building manager |
| Parking | Whether a space is included as a separate title or shared under the pilotis | Lawyer |
| Title and Cadastre record | Owner, area, KAEK number and any mortgages or claims | Lawyer |
The engineer’s statement in the electronic identity is valid for two months and must be uploaded before the deed. Read our guide to illegal building works.
Apartment prices in Athens by area
Asking prices range from under €3,000 per m² in parts of the city to more than €7,000 on the coast. Only areas with published figures are shown.
| Area | Asking price (€/m²) | Source and period |
|---|---|---|
| “Athens” (xe.gr area), up to 80 m² | 3,087 | xe.gr, Q3 2026 |
| “Athens” (xe.gr area), 81–120 m² | 2,874 | xe.gr, Q3 2026 |
| Kallithea, up to 80 m² | 3,326 | xe.gr, Q3 2026 |
| Nea Smyrni, up to 80 m² | 3,472 | xe.gr, Q3 2026 |
| Zografou, up to 80 m² | 2,922 | xe.gr, Q3 2026 |
| Piraeus, up to 80 m² | 3,245 | xe.gr, Q3 2026 |
| Chalandri, up to 80 m² | 4,028 | xe.gr, Q3 2026 |
| Glyfada, all homes | 5,669 | Spitogatos, Q2 2026 |
| Vouliagmeni, all homes | 7,364 | Spitogatos, Q2 2026 |
These are asking prices, not sale prices. xe.gr does not define the boundary of its “Athens” area. See Athens property prices for more areas.
Kolonaki apartments
Kolonaki is the priciest central district on published rent data, but no portal publishes a separate asking sale price for it in the releases we checked. Spitogatos put Kolonaki–Lycabettus asking rents at €17.9 per m² a month in Q2 2026, second only to Vouliagmeni in Attica.
Most Kolonaki flats are in post-war blocks, with some neoclassical buildings. Kolonaki is inside the short-term rental freeze area. A Kolonaki station is planned on Metro Line 4, with a contractual deadline of 3 September 2032 for that section.
Short-term rentals and the Golden Visa
Two rules shape what you can do with an Athens flat after you buy it. Check both before you sign.
The short-term rental freeze
New entries in the short-term rental register are banned in municipal districts 1, 2 and 3 of the City of Athens to 31 December 2026, with an extension announced. The housing policy portal states that a home sold during the owner’s lifetime is removed from the register and cannot re-register while the ban lasts. So buying a flat with an existing Airbnb licence there does not let you keep it. Read our short-term rental rules guide.
The Golden Visa
In Attica, a Golden Visa needs a single property of at least 120 m² bought for at least €800,000. A €250,000 route applies to commercial-to-residential conversions and listed-building restorations. Golden Visa property cannot be let short term. See the Golden Visa hub.
Costs of buying an apartment in Athens
Expect taxes and fees on top of the price. Transfer tax is the largest item on a resale.
- Transfer tax. 3% of the higher of the price or the official value, plus a 3% municipal surcharge on the tax: 3.09% in total.
- Proposed change. A bill tabled in Parliament on 3 November 2026 would raise transfer tax to 15% on homes bought by individuals who are not EU or EEA tax residents, for final contracts from 1 July 2027. It is not yet law. See our report on the transfer tax bill.
- New builds. VAT on new builds is suspended to 31 December 2026, and the same bill would extend the suspension to 31 December 2027 (Article 17).
- Notary, Cadastre and lawyer. Notary and Cadastre fees are set by scale. Lawyer and engineer fees are agreed in advance.
- Buyer’s agent. Fees are agreed case by case.
- After purchase. You pay the annual property tax (ENFIA) and common charges.
Use our buying cost calculator to estimate the total.
Frequently asked questions
Can a foreigner buy an apartment in Athens?
Yes. Foreigners, including non-EU citizens, can buy apartments in Athens. They need a Greek tax number, and a bill tabled in Parliament on 3 November 2026, not yet law, would raise transfer tax to 15% for non-EU/EEA tax residents from 1 July 2027.
How much does it cost to buy property in Athens?
xe.gr put average asking prices at €3,087 per m² for homes up to 80 m² in its “Athens” area in Q3 2026. Add 3.09% transfer tax on a resale, plus notary, registry and legal fees.
How much is an apartment in Kolonaki?
No portal publishes a separate asking sale price for Kolonaki. Rents give a guide to its position: Spitogatos put Kolonaki–Lycabettus at €17.9 per m² a month in Q2 2026.
Can I rent out my Athens apartment on Airbnb?
Not as a new registration in municipal districts 1, 2 and 3 to at least 31 December 2026. Outside those districts, registration with AADE and minimum standards apply.
Does an Athens apartment qualify for the Golden Visa?
Yes, if it is a single property of at least 120 m² bought for at least €800,000. Smaller flats cannot be combined to reach the threshold in this tier.
What are common charges in an Athens apartment building?
Common charges (koinochrista) are monthly payments for shared costs such as the lift, cleaning and often central heating. Ask for recent statements and confirm there are no arrears before you buy.
Thinking about buying an apartment in Athens? Give your brief to an independent buyer’s agency. It can search the market for exactly what you are looking for and advise you through the purchase.
Buyers should confirm how this applies to them with a Greek lawyer or accountant.
Sources
- xe.gr: Real estate market trends, Q3 2026
- Spitogatos: Sales and rentals of homes, Q2 2026 (4 August 2026)
- Housing policy portal (stegasi.gov.gr): Short-term rental restrictions
- Ministry of Environment and Energy: Energy inspections register (buildingcert.gr)
- Ministry of Migration and Asylum: Circular on Article 64, Law 5100/2024
- AADE: Short-term rental register
- Elliniko Metro: General description of Line 4
