Fact-checked · Up to date · Official sources
Where to buy property in Greece depends on your budget, whether you need a Golden Visa and how you will use the home. The Golden Visa minimum is €800,000 in Attica, Thessaloniki and the larger islands, and €400,000 in Halkidiki, the Peloponnese and most of the mainland. Spitogatos asking prices in Q2 2026 ranged from €585/m² in Kastoria to €7,364/m² in Vouliagmeni on the Athens Riviera, with the Cyclades at €4,063/m².
Last verified: 20 October 2026Golden Visa minimum and Spitogatos asking prices, Q2 2026. Prefer a list? See the comparison table or the Greek islands guide.
Greece's second city: €800,000 Golden Visa, metro to Kalamaria and a short-term rental freeze in the centre.
Read more →AreasMainland holiday-home market with the €400,000 Golden Visa threshold and strong foreign demand.
Read more →AreasKalamata, Nafplio, Mani and Monemvasia at the €400,000 Golden Visa threshold.
Read more →AreasGreece's largest island, with year-round towns in Chania and Heraklion and an €800,000 threshold.
Read more →AreasIonian island with a UNESCO Old Town, a busy airport and an €800,000 threshold.
Read more →AreasLargest Dodecanese island; border-area permission applies to buyers from outside the EU.
Read more →AreasOne of Greece's most expensive island markets, with strict planning controls.
Read more →AreasCaldera island with high prices, building limits and border-area rules for non-EU buyers.
Read more →AreasLarge Cycladic island with villages, farmland and prices below Mykonos and Paros.
Read more →AreasHow island prices, Golden Visa thresholds and rules compare across the Aegean and Ionian.
Read more →AreasThe former Athens airport redevelopment on the Riviera: homes, prices and timeline.
Read more →AreasGreece's first residential high-rise at Ellinikon: facts, prices and delivery.
Read more →There is no single best place to buy property in Greece. The right area depends on four questions: your budget, whether you need a Golden Visa, how you will use the home and how you will reach it.
The table below compares the areas we cover. Each links to a full area guide.
The table shows the Golden Visa minimum, the latest Spitogatos asking price we could verify, the main airport and one key note for each area.
| Area | Golden Visa minimum | Spitogatos asking price, Q2 2026 | Main airport | Key note |
|---|---|---|---|---|
| Athens | €800,000 | €4,231/m² southern suburbs; €3,519/m² northern suburbs | Athens (ATH) | Short-term rental freeze in districts 1–3 to 31 Dec 2026 |
| Athens Riviera | €800,000 | €7,364/m² Vouliagmeni; €5,669/m² Glyfada | Athens (ATH) | Ellinikon project; highest prices in Attica |
| Thessaloniki | €800,000 | €3,056/m² centre; €3,175/m² Kalamaria | Thessaloniki (SKG) | Metro to Kalamaria since Aug 2026; freeze in centre |
| Halkidiki | €400,000 | Not published | Thessaloniki (SKG) | Top foreign-demand area Jan–Aug 2026 |
| Peloponnese | €400,000 | Not published | Kalamata (KLX), Athens (ATH) | Messinia a top foreign-demand area; Laconia Cadastre live |
| Crete | €800,000 | €2,250/m² (+6.9%); Chania €3,102, Rethymno €2,202, Heraklion €2,200, Lasithi €1,944 | Heraklion (HER), Chania (CHQ) | Largest island; year-round cities |
| Corfu | €800,000 | No Corfu figure; Ionian Islands €2,531/m² (+5.9%) | Corfu (CFU) | Old Town UNESCO rules |
| Rhodes | €800,000 | No Rhodes figure; Aegean Islands €2,941/m² (+5.9%) | Rhodes (RHO) | Dodecanese border area: non-EU buyers need permission |
| Mykonos | €800,000 | €7,059/m², down 1–6% year on year | Mykonos (JMK) | Antiparos (€7,600/m²) now listed higher |
| Santorini | €800,000 | No figure; down 1–6% year on year | Santorini (JTR) | Thira border area: non-EU buyers need permission |
| Naxos | €800,000 | No figure; relatively stable | Naxos (JNX), domestic flights | Larger Cycladic island with farmland and villages |
| Greek islands overall | €800,000 if over 3,100 residents, else €400,000 | Cyclades €4,063/m²; Paros €5,263/m²; Aegean Islands €2,941/m²; Ionian Islands €2,531/m² | Varies | Threshold depends on island population |
Sources: Golden Visa thresholds from Law 5100/2024. Asking prices are Spitogatos Q2 2026 figures (sale listings, €/m²) from its general release of 4 August 2026 and its islands release of 16 September 2026. “Not published” means neither release gives a figure; for Halkidiki and the Peloponnese, Spitogatos’ holiday-home release could not be verified. Border-area rules from Law 1892/1990.
Asking prices are what sellers request, not agreed prices. Use them to compare areas, not to value a specific home.
Prices are still rising in every region, but more slowly than in 2025. Bank of Greece data for Q2 2026 show the fastest annual rise outside the big cities.
| Bank of Greece region | Q2 2026, year on year (provisional) | 2025, annual |
|---|---|---|
| Athens | +5.0% | +6.6% |
| Thessaloniki | +4.7% | +9.7% |
| Other cities | +5.4% | +10.3% |
| Other areas | +7.1% | +9.6% |
| Greece | +5.5% | +8.3% |
Source: Bank of Greece apartment price indices, released 15 September 2026. The Bank of Greece does not publish separate indices for islands or for regions such as Crete or the Peloponnese.
On asking prices, Spitogatos reports a 6.1% national rise in Q2 2026, against 9.7% a year earlier. The five most expensive areas were the southern suburbs of Athens (€4,231/m²), the Cyclades (€4,063/m²), the northern suburbs of Athens (€3,519/m²), the Lefkada regional unit (€3,302/m²) and the Chania regional unit (€3,102/m²). The cheapest was Kastoria at €585/m².
Spitogatos’ islands release for Q2 2026 put the Aegean Islands at €2,941/m² (+5.9%), the Ionian Islands at €2,531/m² (+5.9%) and Crete at €2,250/m² (+6.9%, the fastest island rise). Antiparos (€7,600/m²) overtook Mykonos (€7,059/m²), while asking prices fell 1% to 6% on Mykonos, Santorini and some smaller Cyclades.
For more, see our Greece house prices data and how Greek prices compare with Europe.
Foreign buyers made up 20.3% of demand for Greek homes from January to August 2026, Spitogatos data show. International demand was 60.3% above its 2020 level.
Five of the ten areas foreign buyers searched most lie outside Athens and Thessaloniki: Halkidiki, the Cyclades, Kavala, Messinia and the Dodecanese. Buyers from the United States, Germany and the United Kingdom led interest. Searches were concentrated on homes up to €250,000.
For the islands, Spitogatos’ Q2 2026 release shows buyers from the United States leading international demand, followed by the United Kingdom, Germany, the Netherlands and France. Foreign buyers mostly targeted the Cyclades and the Dodecanese, then the Chania regional unit, Corfu and the Heraklion regional unit. These figures measure searches and enquiries on one portal, not completed sales.
Read foreign demand for Greek homes in 2026 and our free guide to the top locations where demand is rising. Official foreign investment flows are in foreign investment in Greek property, Q2 2026.
Law 5100/2024 sets three Golden Visa levels. Where a property sits decides which one applies.
| Threshold | Where it applies |
|---|---|
| €800,000 | Attica Region (including the Athens Riviera and Spetses, Hydra and Poros), Thessaloniki Regional Unit, Mykonos and Thira (Santorini) Regional Units, and all islands with more than 3,100 residents, such as Crete, Corfu, Rhodes, Naxos and Paros |
| €400,000 | The rest of Greece, including Halkidiki, the Peloponnese mainland and smaller islands |
| €250,000 | Conversion of commercial buildings to homes, or restoration of listed buildings, anywhere |
At the €800,000 and €400,000 levels the investment must be in one property with at least 120 m² of main areas. Golden Visa properties may not be let as short-term rentals. See our Greece Golden Visa guide and the application backlog by region.
Most property law is national, but a few rules depend on location. Check these before you choose an area.
Here is how the best places to buy property in Greece line up against common goals. This is a guide to the trade-offs, not a ranking.
Athens and Thessaloniki have the deepest markets, the most services and all-year flights. Thessaloniki is cheaper on asking prices. See Athens property prices and Thessaloniki real estate.
The Athens Riviera has the highest prices in Attica and the Ellinikon redevelopment. See Athens Riviera prices, the Ellinikon project and Riviera Tower.
Halkidiki and the Peloponnese are the main coastal options at the lower threshold. Both appear among the areas foreign buyers searched most in 2026.
Crete offers year-round towns and averaged €2,250/m² in Q2 2026, below the Aegean (€2,941/m²) and Ionian (€2,531/m²) island averages. Corfu and Rhodes have long tourist seasons and busy airports. Mykonos (€7,059/m²) and Antiparos (€7,600/m²) are the most expensive, though asking prices on Mykonos and Santorini fell slightly in Q2 2026. Naxos was relatively stable. Start with our Greek islands guide.
Pensioners moving their tax residence may use the 7% flat tax. See retiring in Greece and the cost of living in Greece.
Purchase costs and taxes are set nationally, so they do not change by area. On a resale, transfer tax is 3% plus a 3% municipal surcharge on the tax, or 3.09% in total.
A draft bill in public consultation to 1 November 2026 would set a higher rate (announced at 15%) for buyers who are not EU/EEA tax residents from 1 July 2027. It is a draft, not law; see our report. VAT on new builds and capital gains tax are both suspended to 31 December 2026.
For a worked example, read the cost of buying property in Greece or try the buying cost calculator. The legal steps are in how to buy property in Greece as a foreigner.
Each area guide covers prices, sub-areas, checks before buying, rental rules, the Golden Visa threshold and access. Data pages cover Athens property prices and Athens Riviera prices.
Mainland: Thessaloniki, Halkidiki, Peloponnese, Ellinikon project, Riviera Tower.
Islands: Crete, Corfu, Rhodes, Mykonos, Santorini, Naxos and the Greek islands overview.
Not sure which area fits? Give your brief to an independent buyer’s agency. It can search the market for exactly what you are looking for and advise you on where to buy.
It depends on your goals. Athens and Thessaloniki suit year-round living and long-term letting. Halkidiki and the Peloponnese suit buyers who want the €400,000 Golden Visa threshold and a coastal home. Crete, Corfu and Rhodes have long seasons and busy airports. Mykonos and Santorini are the most expensive markets.
Inland and northern areas are cheapest. Spitogatos listed Kastoria as the cheapest area at €585/m² in Q2 2026, followed by Florina (€673/m²), Kozani (€682/m²), Kilkis (€707/m²) and Karditsa (€741/m²). These are inland northern and central areas with little foreign demand.
Anywhere outside the €800,000 zones. These zones are the Attica Region, the Thessaloniki Regional Unit, Mykonos, Santorini and islands with more than 3,100 residents. Halkidiki, the Peloponnese mainland and most of mainland Greece qualify at €400,000, for one property of at least 120 m² main areas.
From January to August 2026, the Cyclades and the Dodecanese were among the ten areas foreign buyers searched most on Spitogatos, alongside Halkidiki, Kavala and Messinia on the mainland. In Spitogatos’ Q2 2026 islands release, foreign buyers next targeted the Chania regional unit, Corfu and the Heraklion regional unit. These are search data, not completed sales.
Mostly yes. The exception is border areas under Law 1892/1990, such as the Dodecanese (including Rhodes), Thira (Santorini), Evros and several eastern Aegean islands. There, buyers from outside the EU and EFTA need prior permission from the decentralised administration. Ask your lawyer to check before you sign.
Mostly, but more slowly. Bank of Greece data show apartment prices up 5.5% nationally in Q2 2026, against 8.3% in 2025. The fastest rise, 7.1%, was outside the big cities. Spitogatos asking prices rose 6.1% year on year in Q2 2026, against 9.7% a year earlier.
Thessaloniki is generally cheaper: Spitogatos listed its centre at €3,056/m² in Q2 2026, against €4,231/m² for the southern suburbs of Athens and €3,519/m² for the northern suburbs. Athens has a larger market and more international flights. Both have the €800,000 Golden Visa threshold and short-term rental freezes in their centres.