€7,333/m² in Vouliagmeni. €1,410 in the Peloponnese.
By Nick · Europe Unlocked · Every figure sourced to an official body and dated.
A five-fold spread between the Athens Riviera's priciest suburb and mainland Greece — with the official Bank of Greece index up 5.7% a year and slowing. Here's the market in numbers: what's official, what's asking, and what the golden-visa tiers do to your shortlist.
Figures verified 8 July 2026
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.
This page is general information, not investment or legal advice. Always engage an independent lawyer — not the seller's — before committing money in Greece.
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