Is Buying a Home in Athens a Good Idea?
Written by: Marcus M. Araz, MBA, PhD · Updated:
Yes, for EU residency (the Golden Visa) and a euro-denominated asset; not for a high rental yield. According to the Bank of Greece, apartment prices in Athens rose 5.0% year on year in the second quarter of 2026. Growth continues but is slowing: nationally 9.1% in 2024, 8.3% in 2025 and 5.5% now. On new conversion projects priced at the €250,000 Golden Visa threshold, gross rental yields are around 3%; on resale apartments in the wider market, 5% to 5.5%.
Athens in numbers, 2026
| Indicator | Value | Source |
|---|---|---|
| Annual change in Athens apartment prices (Q2 2026) | up 5.0% | Bank of Greece |
| Annual change in Thessaloniki apartment prices | up 4.7% | Bank of Greece |
| Greece overall | up 5.5% | Bank of Greece |
| Average rent in Attica | €9.2 per m² per month, up 4.3% in a year | September 2026 rent map |
| Average gross rental yield in Athens | about 5.5% | Global Property Guide, May 2026 |
The table says two things. First, prices in Athens are still rising, but the rapid phase of 2022 to 2025 is over. Second, rents are rising roughly in line with prices, so the market does not look like a bubble.
The Golden Visa link
For many foreigners buying in Athens, the real goal is the Golden Visa: a five-year renewable Greek residence permit in return for a property investment. Since the 2024 changes, the thresholds depend on the region and type of building:
| Type of investment | Minimum amount | Condition |
|---|---|---|
| Homes in Attica (including Athens) and Thessaloniki | €800,000 | single property, at least 120 m² |
| Homes in other regions | €400,000 | single property, at least 120 m² |
| Conversion of a commercial building to residential, or restoration of a listed building | €250,000 | no minimum size |
Almost all €250,000 projects in Athens fall into the third group: former offices and shops being converted into homes, which is why prices cluster right around €250,000. A home bought under the Golden Visa cannot be let short term (daily, Airbnb style). Details are in our Buying a home in Greece guide, and using a loan is covered on our Can you get a Greek Golden Visa with a loan page.
What rental yield to expect
Athens has two separate markets, and yields differ a lot between them:
- Resale apartments in the wider market: average gross yield 5% to 5.5%. Higher in central and student areas, below 4% in coastal suburbs such as Glyfada.
- New conversion projects at the Golden Visa threshold: because 40 to 60 m² apartments sell for around €250,000, the gross yield is about 3%. In these projects the price is set by the value of the visa, not by rent. Most developers close the gap with a rental guarantee of 3% to 4% for 3 to 5 years.
So the real return on a €250,000 flat in Athens is not the rent but the right, with your family, to live and study in the EU and travel visa-free in the Schengen area. The rent is secondary income on top.
Short-term letting (Airbnb)
There are two restrictions. A home bought under the Golden Visa cannot be let short term; a breach can lead to the permit being revoked and a fine. In addition, from 1 January 2025 to 31 December 2026 no new short-term rental registrations are accepted in the 1st, 2nd and 3rd municipal districts of central Athens (Plaka, Kolonaki, Koukaki, Pagrati, Petralona and surroundings). If you want Airbnb income, you need to buy without the Golden Visa and outside the centre.
Athens in our portfolio
Our Athens and Piraeus projects currently on sale:
| projects | Area | Entry price | Note |
|---|---|---|---|
| Oasis Residences | Peristeri | €250,000 | 1 and 2 bed, 3% rental guarantee for 4 years |
| Royal Boutique Collection | Neo Irakleio | €250,000 | completion January 2027 |
| Pikermi Residences | Pikermi | €250,000 | airport corridor |
| Flevas Ilion | Ilion | €280,000 | one flat left, €24,000 rental guarantee over 3 years |
| Boulevard | Kallithea | €320,000 | 3% rental guarantee for 4 years |
| Royal Piraeus Maisonettes | Piraeus | €360,000 | maisonette, 200 m from the metro |
| Kifisia Suites | Lykovrysi | €380,000 | one 2 bed flat left, 4% rental guarantee for 3 years |
Prices are for the cheapest flat on sale as of 18 September 2026. See them all on our project map.
Who it suits and who it does not
Suits
- Families who want EU residency and have a budget of €250,000
- Families planning for their children to study in Europe
- Those who want to move part of their savings into a euro asset protected by EU law
Does not suit
- Investors whose priority is a high yield: the same budget earns more rent in Manchester or Dubai
- Anyone planning to combine the Golden Visa with Airbnb income
- Anyone planning to sell and exit in the short term: the property must be kept for the Golden Visa to continue
buying costs
Conversion projects pay 3.09% property transfer tax instead of the 24% VAT on new construction. With notary, lawyer and registration costs, the total is about 6.7% of the price plus €684, roughly €17,500 on a €250,000 flat. An item by item breakdown is on our Cost of buying a home in Greece page, and for your own figure there is our Greece purchase cost calculator .
Frequently asked questions
Are house prices rising in Athens? Yes, but more slowly. According to the Bank of Greece, Athens apartment prices rose 5.0% year on year in Q2 2026; nationally the rise was 9.1% in 2024 and 8.3% in 2025.
Does buying a home in Athens give you residency? Yes, if the conditions are met. An investment of €250,000 in a conversion or restoration project, or €800,000 in a single home of at least 120 m² in Athens, gives a five-year renewable residence permit.
What is the rental yield in Athens? On resale apartments, an average of 5% to 5.5% gross. On new conversion projects at the Golden Visa threshold, around 3%; developers’ rental guarantees fix the first years.
Can Turkish citizens buy property in Athens? Yes. There are no restrictions on non-EU buyers in Athens. Some border areas (such as Thrace and some islands) require a separate permit for non-EU buyers; Athens is not one of them.
Can you run an Airbnb in Athens? Not in a home bought under the Golden Visa. It is possible in a home bought outside the Golden Visa, but no new short-term rental registrations are accepted in three municipal districts of central Athens until the end of 2026.
Athens or Thessaloniki? Both are subject to the same Golden Visa threshold. Athens has a wider tenant pool and more liquidity; in Thessaloniki the same budget buys a more central location, with sea view options.
Sources
The apartment price index is Bank of Greece data. The Attica average rent comes from the September 2026 rent map, and the average yield from Global Property Guide data. For Golden Visa thresholds see the Greek Ministry of Migration and Asylum, and for the short-term rental ban Tornos News. Project prices and rental guarantees are taken from the developers’ price lists dated 18 September 2026.
Legal notice
capital.works® (YATIRIM UK LIMITED) is a property consultancy; it does not provide legal, tax or immigration advice. In Greece, the title transfer, tax number and Golden Visa application are handled by a lawyer registered in Greece. Golden Visa conditions can change with new legislation; confirm the current rules with your lawyer before deciding to buy.
The next step
Tell us whether you are looking for the Golden Visa or rental income, and your budget; we will send the Athens projects that fit, with purchase costs and the visa process: Contact us.