The market in official numbers
Greece's official price series comes from the Bank of Greece, built from bank appraisals — 964,300 valuations on file to end-March 2026. One thing to know up front: the Bank publishes percentage changes, not €/m² levels. Every €/m² figure on this page is therefore portal asking data, labelled as such.
| Indicator (Bank of Greece, apartments) | Value | Period |
|---|
| Price growth, nationwide (urban areas) | +5.7% year-on-year (nominal, provisional) | Q1 2026 |
| Annual averages | 2025: +8.1% · 2024: +9.1% — decelerating, not reversing | 2024–2025 |
| By age of property | New apartments (≤5 yrs) +6.0% y/y; older +5.5% y/y | Q1 2026 |
| By area, y/y | Athens +5.2% · Thessaloniki +6.4% · other cities +5.4% · other areas +6.9% | Q1 2026 |
| By area, 2025 annual average | Athens +6.5% · Thessaloniki +9.7% · other cities +10.2% · other areas +9.1% | 2025 |
The pattern in the official data: value is migrating outward. Thessaloniki and "other areas" are now outpacing Athens. On the asking side, Spitogatos' index put national asking sale prices up +7.9% y/y in Q1 2026 (rents +4.2%) — asking growth running ahead of official growth is a sign of stretched seller expectations. Negotiate accordingly.
Prices area by area
All rows are ASKING prices — mean asking sale prices from the Spitogatos SPI index, Greece's largest portal. No official €/m² series exists (see above), and no verified national €/m² asking figure exists either, so we quote regions only. Periods vary by row; island figures are the latest verified, from mid-2025.
| Area | Asking €/m² | ≈ USD/m²* | Basis | Period |
|---|
| Attica — Southern Suburbs (Athens Riviera) | €4,167 | $4,875 | ASKING — Spitogatos SPI | Q1 2026 |
| — Vouliagmeni (priciest suburb in Attica) | €7,333 | $8,580 | ASKING | Q1 2026 |
| Cyclades (region) | €4,000 | $4,680 | ASKING | Q1 2026 |
| — Mykonos | ~€7,143 | $8,357 | ASKING | Q2 2025 |
| — Antiparos | €6,391 | $7,477 | ASKING | Q2 2025 |
| — Paros | €5,000 | $5,850 | ASKING | Q2 2025 |
| — Santorini | €4,211 | $4,927 | ASKING | Q2 2025 |
| Thessaloniki — Kalamaria | €3,142 | $3,676 | ASKING | Q1 2026 |
| Thessaloniki — Centre | €3,000 | $3,510 | ASKING | Q1 2026 |
| Crete — Chania (regional unit) | €2,936 | $3,435 | ASKING | Q4 2025 |
| Aegean islands (broad group) | €2,778 | $3,250 | ASKING | Q2 2025 |
| Ionian islands (region) | €2,389 | $2,795 | ASKING | Q2 2025 |
| Crete (whole island) | €2,105 | $2,463 | ASKING | Q2 2025 |
| Peloponnese (region) | €1,410 | $1,650 | ASKING | End-2024 |
*Converted at €1 = $1.17 (8 July 2026), rounded to the nearest dollar.
A worked example: a 90 m² apartment at the Southern Suburbs average (€4,167/m²) runs about €375,000 (~$439,000). The same apartment at the Peloponnese average is about €127,000 (~$149,000). Within the Peloponnese, Messinia apartments averaged €2,442/m² and Argolida villas €3,652/m² in 2024 — the regional average hides a wide coastal premium.
Gaps we won't paper over: no verified €/m² exists yet for Heraklion (the cheapest part of Crete per Spitogatos), Corfu (the highest-demand Ionian island, yet among its more affordable), or Syros — for those, use the regional figures above and treat anything more precise you read elsewhere with suspicion. Voula and Glyfada rank just behind Vouliagmeni in Attica, but their exact Q1 2026 values were published only in image tables we couldn't verify as text.
Where our numbers come from
- Bank of Greece — the official residential price index (from bank valuations), quarterly, split Athens / Thessaloniki / other cities / other areas, new vs old apartments. Percentage changes only, no €/m².
- Spitogatos (SPI) — Greece's No. 1 listings portal; mean asking €/m² for sale and rent, down to neighbourhood level, quarterly headline releases.
- XE.gr — the other major Greek classifieds portal; publishes its own asking-price data periodically (none verified for this page).
- ELSTAT / Eurostat — wages, building activity, and the EU-comparable house price index (built on the Bank of Greece data).
The honesty note: asking prices run above final sale prices. In Greece the mismatch is visible in the growth rates themselves — asking prices rose 7.9% y/y in Q1 2026 while the official valuation-based index rose 5.7%. Sellers are pricing ahead of the market; your offer doesn't have to.
What to watch
Golden visa: three tiers, in force, no suspension. Since 1 September 2024 (Law 5100/2024): €800,000 minimum in all of Attica (including Athens and the Riviera), Thessaloniki, Mykonos, Santorini, and islands with population over 3,100; €400,000 everywhere else; €250,000 for commercial-to-residential conversions and listed-building restorations nationwide. Minimum 120 m² property for the two upper tiers, single-property rule — and golden-visa properties cannot be short-term let, a restriction actively enforced in 2026. April 2026 ministry guidance (Circular 1/2026) confirms the programme is operating normally.
Athens short-let ban extended through 2026. The freeze on new short-term-rental registrations in central Athens (municipal districts 1–3) now runs to 31 December 2026, with fines starting at €20,000 (minimum €40,000 for a repeat offence); existing registrations may continue, and the government has moved to limit new permits in five more regions. If your plan was an Airbnb-funded Athens flat, it doesn't work in the centre — and never works on a golden-visa property anywhere.
ENFIA (the annual property tax) is shifting. For 2026: a 20% discount for owners with fire/earthquake/flood insurance (properties up to €500,000 objective value; 10% above), and main residences in small villages get 50% off in 2026 with full abolition from 2027. Also watch September 2026 — the government has signalled further property-tax measures at the Thessaloniki International Fair.
Market direction: official growth has stepped down from +9.1% (2024) to +8.1% (2025) to +5.7% (Q1 2026) — still rising, past the peak pace. Prices are outrunning incomes (the minimum wage rose 4.55% in April 2026 against asking prices up 7.9%), which is exactly the environment where patient, dollar-funded buyers can afford to negotiate hard.
Sources
- Bank of Greece — Indices of residential property prices, Q1 2026 (published 9 Jun 2026): bankofgreece.gr; series page: real-estate statistics
- Spitogatos SPI, Q1 2026 release (asking prices), as carried by Fortune Greece and newmoney.gr; index page: spitogatos.gr
- Spitogatos Q4 2025 figures (Chania, Vouliagmeni): parakritika.gr and ekriti.gr
- Spitogatos islands analysis, Q2 2025 (Mykonos, Paros, Santorini, Ionian, Crete, Aegean): newmoney.gr
- Spitogatos Peloponnese analysis (Mar 2025): insider.gr
- Golden-visa tiers (Law 5100/2024) and 2026 status: Global Citizen Solutions — cross-check against migration.gov.gr
- Athens short-term rental ban extension: Greek City Times
- ENFIA 2026 changes: parapolitika.gr — cross-check against aade.gr
- Minimum wage (€920 from 1 Apr 2026): Bernitsas Law
This page is general information, not investment or legal advice. Always engage an independent lawyer — not the seller's — before committing money in Greece.