Living in Athens: an expat guide to daily life in 2026

Living in Athens as an expat means a walkable centre, a three-line metro, hot summers and paperwork that starts with a Greek tax number. This guide covers what daily life involves: transport, healthcare, schools, climate, costs, renting versus buying and the documents you need. Every figure is dated and sourced.

Last checked: October 2026

At a glance

• A 90-minute public transport ticket costs €1.20, and a 30-day urban pass €27, according to OASA prices checked in October 2026.
• The metro has three lines. Line 4’s first section, Alsos Veikou to Goudi, now has a contractual deadline of 3 September 2032.
• Spitogatos put average asking rents in the centre of Athens at €12.0 per m² a month in Q2 2026.
• Non-EU residence permits such as the Golden Visa require private health insurance.
• You need a Greek tax number (AFM) to rent, buy, open a bank account or sign up for utilities.

Getting around: metro, tram and buses

Athens has a compact metro, a coastal tram, buses and a suburban railway, all on one ticket system run by OASA. Most expats in the centre manage without a car.

• Line 1 (green) runs from Piraeus through the centre to Kifisia in the north.
• Line 2 (red) runs north-west to south, from Anthoupoli to Elliniko, via Syntagma and the Acropolis.
• Line 3 (blue) runs from Piraeus through Syntagma to Doukissis Plakentias, with trains on to the airport.
• The tram links Syntagma to the coast and runs along the seafront towards Voula and Piraeus.

Line 4 is the next major line. Its first section, from Alsos Veikou to Goudi, is 12.8 km long with 15 stations, according to Elliniko Metro. Stations planned include Kypseli, Exarcheia, Kolonaki and Evangelismos. The contractual deadline was moved from 20 June 2029 to 3 September 2032 by a decision of Elliniko Metro in 2026, mainly over the late handover of worksites to the contractor. See our report on the Line 4 delay.

Reduced fares are only for eligible passengers and need a personalised ATH.ENA card.

Where expats live in Athens

Expats tend to split between the walkable centre, the green northern suburbs and the coast. Each suits a different stage of life.

• The centre. Koukaki, Pangrati, Kolonaki and Petralona suit singles and couples who want cafés, culture and the metro on the doorstep. Flats are older and smaller, and streets can be noisy.
• The northern suburbs. Chalandri, Marousi and Kifisia suit families. They are greener, closer to international schools and linked by Lines 1 and 3.
• The coast. Palaio Faliro, Glyfada and Voula suit people who want the sea and are happy to rely on the tram, buses or a car.

Spitogatos data for Q2 2026 show asking rents of €16.5 per m² a month in Glyfada and €17.4 in Voula, well above the centre’s €12.0. See our areas section for more on each district.

Healthcare and insurance

Greece has a public health system (ESY) and a large private sector. Which one you can use depends on your status.

• Social security number (AMKA). You need an AMKA to use the public system. People who work in Greece get public cover through their contributions to the national insurance body (e-EFKA).
• EU citizens who move for good usually need to register in Greece and arrange cover here. Check with your home insurer before you leave.
• Non-EU residents. Many permits require private health insurance. The Golden Visa, for example, needs an insurance contract from a private insurer for the first permit and each renewal, according to the Ministry of Migration and Asylum.

Many expats in Athens use private clinics and diagnostic centres for speed, and keep private cover even when they have public access.

Schools for expat families

International schools in Athens are mostly in the northern and eastern suburbs, so school choice often decides where families live.

State schools teach in Greek and are free. Fees at private schools vary by school and year group, so ask each school directly.

Climate and summer heat

Athens has hot, dry summers and mild, wetter winters. Summer heat is the main adjustment for most newcomers.

• Heatwaves are common in July and August. Air conditioning is close to essential, and it raises electricity bills.
• Upper floors and penthouses get more sun. Ask about insulation, shutters and awnings when you view a flat.
• The northern suburbs are greener and often feel cooler. The coast gets sea breezes.
• Winters are short. Many older flats have shared central heating, paid through the building’s common charges (koinochrista).

Costs of living in Athens

Rent is the biggest cost for most expats, followed by energy and food. Our cost of living in Athens page breaks down utilities, transport and a sample monthly budget.

Spitogatos data for Q2 2026 put average asking rents at €12.0 per m² a month in the centre of Athens, €13.3 in the southern suburbs and €11.8 in the northern suburbs. Kolonaki–Lycabettus was at €17.9 per m².

Renting or buying in Athens

Most expats rent first, then buy once they know the city. Renting lets you test a neighbourhood, a commute and a building before committing.

1. Rent for the first year. Use the time to learn which areas suit you. See rent in Athens for rents by area.
2. Know the rental market. Fewer homes are listed for rent than a year ago, so good flats go quickly. Read our report on falling rental listings.
3. Compare with buying. xe.gr put average asking prices at €3,087 per m² for homes up to 80 m² in its “Athens” area in Q3 2026.
4. Check the rules. New short-term rental registrations are frozen in central Athens districts 1 to 3 until 31 December 2026, under joint ministerial decision 225563 ΕΞ/2025 (ΦΕΚ Β’ 7200/31.12.2025). No decision extending the freeze beyond that date had been published by early November 2026. This matters if you plan to let the home when you are away.
5. Budget for purchase costs. Resales carry 3.09% transfer tax including the municipal surcharge, plus notary, Cadastre and legal fees.

Paperwork for moving to Athens

Most paperwork starts with a tax number and, for non-EU citizens, the right visa or permit. Do these steps in order.

1. Get a tax number (AFM). You need it to rent, buy, sign utility contracts and open a bank account. See our guide to the Greek tax number and bank account.
2. Open a Greek bank account. Landlords, utilities and the tax office all expect Greek bank transfers.
3. Sort your right to live in Greece. EU citizens register their residence. Non-EU citizens need a visa or permit, such as the digital nomad visa, the financially independent person visa or the Golden Visa.
4. Get an AMKA. This gives access to the public health system where you are entitled to it.
5. Check your tax residence. Your physical presence in Greece over a 12-month period and where your centre of vital interests lies decide whether you become a Greek tax resident. Take advice before you move.

Frequently asked questions

Is living in Athens expensive?

Living in Athens has become more expensive as rents have risen. Spitogatos put central asking rents at €12.0 per m² a month in Q2 2026, so a 60 m² flat would be listed at about €720 a month.

Do I need a car in Athens?

No, not if you live in the centre or near a metro station. A car is useful in the outer suburbs, such as Vari or Gerakas, and for trips out of the city.

When will Athens Metro Line 4 open?

The contractual deadline for the first section is 3 September 2032. It was moved from 20 June 2029 by a decision of Elliniko Metro in 2026, mainly over the late handover of worksites.

Can expats use public healthcare in Athens?

Yes, if you are insured in Greece and have an AMKA. Many non-EU permit holders must also hold private health insurance.

Where do expat families live in Athens?

Many choose the northern suburbs, such as Chalandri, Marousi and Kifisia, which are close to international schools. Others choose the coast, from Glyfada to Voula.

How hot does Athens get in summer?

Athens summers are hot and dry, with regular heatwaves in July and August. Air conditioning and good shading make a large difference to comfort in a flat.

Readers should confirm how the tax and residence rules apply to them with a Greek lawyer or accountant.

Sources

• OASA: Prices of products
• Elliniko Metro: General description of Line 4
• Hellenic Parliament: question on the Line 4 deadline extension to 3 September 2032 (13 July 2026)
• Ministry of Migration and Asylum: Golden Visa
• Spitogatos: Sales and rentals of homes, Q2 2026 (4 August 2026)
• xe.gr: Real estate market trends, Q3 2026
• Housing policy portal (stegasi.gov.gr): Short-term rental restrictions
• ACS Athens
• Campion School
• Deutsche Schule Athen