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Greek apartment prices rose 5.5% in the year to the second quarter of 2026, down from 8.3% in 2025, Bank of Greece data show. Asking rents are rising more slowly than asking prices, so implied gross yields in the main areas are roughly 3.3% to 4.3% before costs and tax. Below: prices, foreign investment, yields, buying costs, rental tax, short-term letting, the Golden Visa, where investors buy, the risks and the costs of selling.
Last verified: 26 October 2026Greek house prices were still rising in mid-2026, but more slowly than in 2025, which matters for anyone buying mainly for capital growth. The Bank of Greece publishes the official index of apartment prices; its release of 15 September 2026 gives these annual changes:
| Area | Q2 2026, year on year | 2025 average |
|---|---|---|
| All Greece | 5.5% | 8.3% |
| New apartments (up to 5 years old) | 6.2% | 7.8% |
| Older apartments | 5.0% | 8.6% |
| Athens | 5.0% | 6.6% |
| Thessaloniki | 4.7% | 9.7% |
| Other cities | 5.4% | 10.3% |
| Other areas | 7.1% | 9.6% |
Asking prices tell the same story. Spitogatos data for Q2 2026 show average asking prices up 6.1% a year across Greece, down from 9.7% a year earlier, with Attica up 5.3% and Thessaloniki 7.7%. Asking prices are list prices, not sale prices. For more series and history, see Greece house prices and Athens property prices.
Bank of Greece figures on non-residents’ direct investment in Greek real estate show net inflows of €1,975.3 million in 2022, €2,133.1 million in 2023, €2,750.3 million in 2024 and €2,055.6 million in 2025, a fall of about a quarter in the last year. In the first half of 2026 inflows were €1,027.4 million, up 9.5% on a year earlier.
| Country of origin | 2024 (€ million) | 2025 (€ million) |
|---|---|---|
| Turkey | 292.5 | 214.4 |
| Switzerland | 237.8 | 210.8 |
| Cyprus | 318.5 | 210.2 |
| Germany | 161.9 | 141.6 |
| Hong Kong | 337.6 | 115.5 |
| France | 76.8 | 101.1 |
| Bulgaria | 94.7 | 100.5 |
| Israel | 129.2 | 88.2 |
| United States | 131.3 | 88.0 |
These are net flows for all types of property, not only homes. See our analysis of the Q2 2026 figures.
Greece has no official rental yield series, so investors work out yields property by property. Gross yield is the annual rent divided by the purchase price. Net yield takes off running costs and tax and adds the buying costs to the price.
A hypothetical example: a €300,000 flat let at €1,000 a month earns €12,000 a year, a 4.0% gross yield. If tax and running costs came to €3,000 a year and total buying costs to €15,000, the net yield would be €9,000 ÷ €315,000, or about 2.9%.
Spitogatos average asking prices and rents for Q2 2026 give these implied gross yields. They are our own calculation from area averages, not matched properties.
| Area | Asking price (€/m²) | Asking rent (€/m² a month) | Implied gross yield |
|---|---|---|---|
| Cyclades | 4,063 | 14.4 | 4.3% |
| Lefkada regional unit | 3,302 | 11.8 | 4.3% |
| Northern suburbs of Athens | 3,519 | 11.8 | 4.0% |
| Palaio Psychiko | 5,182 | 17.4 | 4.0% |
| Southern suburbs of Athens | 4,231 | 13.3 | 3.8% |
| Vouliagmeni | 7,364 | 22.0 | 3.6% |
| Glyfada | 5,669 | 16.5 | 3.5% |
| Voula | 6,250 | 17.4 | 3.3% |
Asking figures are usually above agreed prices and rents, so treat these yields as a starting point for your own numbers. Spitogatos asking rents rose only 1.3% a year in Q2 2026, against 6.1% for asking sale prices. See rent in Athens.
Buying a resale property in Greece adds about 4.6% of the price in taxes and fees set by law, before the lawyer, the licensed engineer and any agent: about €13,850 on €300,000.
See the cost of buying property in Greece for the full worked example, or use the buying cost calculator.
Rent from Greek property is taxed in Greece, whether or not the owner lives there. AADE states that non-residents are taxed on Greek-source income in the same way as residents, subject to any tax treaty.
From 2026, individuals’ rental income is taxed at 15% up to €12,000 a year, 25% from €12,000.01 to €24,000, 35% to €36,000 and 45% above (Income Tax Code, Law 4172/2013, article 40, as amended by Law 5246/2025). The 25% band was 35% before 2026. See rental income tax for owners abroad for deductions and filing.
Owners also pay the annual property tax (ENFIA), charged on whoever holds the property on 1 January, plus insurance, communal charges and upkeep. These belong in any net yield calculation. See ENFIA for owners abroad and property management.
Short-term letting can raise income, but the rules have tightened. Every short-term let is registered with AADE and shows its registry number (AMA) on each listing (Law 4446/2016, article 111), and each stay is declared to AADE by the 20th of the month after the guest leaves (AADE). Since 1 October 2025 the minimum standards of Law 5170/2025 apply, including liability insurance and fire safety equipment.
See Greece short-term rental rules 2026 and the free guide to where you can still rent short term.
A property investment in Greece can bring a residence permit if it meets the Golden Visa thresholds under Law 5100/2024. The amounts depend on location and type of property.
| Tier | Minimum investment | Where |
|---|---|---|
| Higher tier | €800,000 | Attica Region, Thessaloniki Regional Unit, Mykonos, Santorini and every island with more than 3,100 residents |
| Standard tier | €400,000 | Rest of Greece |
| Conversions and restorations | €250,000 | Change of use of a building to residential, or restoration of a listed building |
The €800,000 and €400,000 tiers need a single property of at least 120 m², and the property may not be let short term. Ministry of Migration and Asylum data show 35,857 active investor permits at the end of September 2026 (our tracker). See the Golden Visa guide.
Where to buy depends on budget, whether you want long-term or short-term tenants, and whether the Golden Visa matters. Spitogatos asking prices for Q2 2026 put Vouliagmeni at €7,364 per m², Voula at €6,250 and Glyfada at €5,669 on the Athens Riviera, and the Cyclades at €4,063 on average (Spitogatos, 4 August 2026).
The main risks are slower price growth, weak rent growth, rule changes, legal issues with the property and high transaction costs. Each can cut returns.
Selling costs are lower than buying costs at present, because capital gains tax on property sales by individuals is suspended until 31 December 2026 (Income Tax Code, article 72, paragraph 33); article 13 of the bill tabled in Parliament on 3 November 2026 would extend the suspension to 31 December 2027; it is not yet law. The seller usually pays the agent’s fee, agreed case by case, and pays for the electronic property identity drawn up by a licensed engineer and the energy certificate. See capital gains tax.
Thinking about buying in Greece? 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.
That depends on your goals. The data show prices still rising at a slower pace: the Bank of Greece puts annual growth at 5.5% in Q2 2026, against 8.3% for 2025, and asking rents are rising more slowly than asking prices.
No official yield series exists, so you calculate it for each property. Spitogatos asking data for Q2 2026 imply gross yields of roughly 3.3% to 4.3% in the areas in our table, before costs and tax.
Yes, foreigners can buy and let Greek property. Every buyer needs a Greek tax number (AFM), and buyers from outside the EU and EFTA need prior permission to buy in border areas. See AFM: the Greek tax number.
Non-residents pay Greek tax on Greek rent at the same rates as residents, subject to any tax treaty. The 2026 scale is 15% up to €12,000, 25% to €24,000, 35% to €36,000 and 45% above.
A qualifying purchase can give a Golden Visa residence permit. The minimum is €800,000, €400,000 or €250,000, depending on location and property type, and the property may not be let short term.
In 2025, Bank of Greece data show Turkey, Switzerland and Cyprus as the largest sources of net real estate investment, each at about €210 million or more.
Yes. A representative can obtain your AFM, and a notarial power of attorney lets a lawyer sign the transfer tax return and the deed for you. See the free guide to buying property in Greece remotely.
The official price index and asking prices by area, with the history.
Read more →Law & TaxThe 2026 scale, deductions and how owners abroad file.
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