Which Athens neighbourhoods suit a foreign buyer, what asking prices look like, how renovation and the golden visa fit together, and why short-term letting in the centre is restricted.
Athens is the largest and most liquid property market in Greece, and most foreign buyers start their search here. People look for "apartments in Athens" for three reasons: a home for part of the year, a long-term rental, or a residence permit through the golden visa. The city is a patchwork, though. Prices, rental demand and rules differ a lot from one neighbourhood to the next. This guide is a practical map for a foreign buyer. Price figures are asking prices from portals and agents, indicative as of October 2026, not registered sale prices.
Neighbourhoods at a glance
Central Athens (Kolonaki, Mets, Pangrati, Koukaki, Plaka) is quoted at roughly EUR 2,500-4,500 per m2 in our price guide, with the most exclusive micro-areas of Kolonaki reported at up to about EUR 6,400. Kolonaki and Pangrati suit buyers who want a central, walkable address and resale liquidity. Koukaki and Plaka sit under the Acropolis and are the most tourist-driven.
Mid-priced districts such as Kypseli, Patisia and Ampelokipoi are reported at about EUR 1,500-2,500 per m2 (Kypseli averages around EUR 2,100 in asking prices). They have older concrete blocks from the 1960s-70s, strong long-term rental demand and the most renovation candidates. Cheaper Piraeus suburbs are reported at just under EUR 2,000 per m2, up sharply since 2019. The Athens Riviera (Glyfada, Voula, Vouliagmeni) is far more expensive, with ranges of EUR 4,500-9,000 per m2 in our guide.
One caution: the average asking price in the municipality of Athens was reported at about EUR 2,560 per m2 in the second quarter of 2026, while the average transaction price across the wider Athens area was reported near EUR 1,387. Asking prices and actual deals differ, so negotiate and compare with recent sales. See Greece property prices and buying costs for the regional picture, and best areas to buy in Greece.
Renovation and the golden visa
Most apartments on the market are old. A renovation project is a common route: buy an older flat at a lower price per m2, renovate, then live in it or let it for the long term. Check the building first: the legal status of extensions, the energy certificate, the condition of the structure and common parts, and the building permit history. Our resale checklist lists what to ask for.
The golden visa adds a second layer. As reported by law-firm sites (no official page opened), the threshold in Attica is EUR 800,000, with EUR 250,000 for a property converted from a commercial building or for the restoration of a listed or protected building. Short-term letting of a golden-visa property is reported to be banned. Rules and thresholds changed in 2024-2025, so read Greece golden visa and have a Greek lawyer confirm the current text before you sign anything.
Short-term rental in central Athens
Airbnb-style letting is restricted in the busiest districts. New registrations in the short-term rental registry (AMA) were suspended in the 1st-3rd municipal districts of Athens until 31 December 2026, and an extension to the end of 2027 has been announced but, as far as we found, not enacted. In restricted zones the registration is reported to be tied to the current owner and deleted on a sale or inheritance, so a buyer may not inherit it. Fines are reported to start from EUR 5,000. Reports of additional frozen areas exist, but we could not confirm them. If your plan depends on short-term income, buy outside the frozen districts or plan for 3+ month leases, and read short-term rental rules in Greece.
Taxes and running costs
Buying costs are about 7-12% on top of the price (transfer tax around 3.09%, notary, land registry, lawyer, agent), as set out in the price guide. For non-EU buyers without long-term residency, a 15% transfer tax from July 2027 has been announced, but we found no enacted law, so ask your lawyer. Owning costs include ENFIA, the annual property tax, where the base rate is reported at EUR 2.00-16.20 per m2 depending on the zone, plus supplementary tax in some cases. Rental income is taxed on a progressive scale reported as 15-45%. Check the current rules with the tax authority (aade.gr) or a Greek accountant.
For Russian-speaking buyers
Athens has a large Russian-speaking community, and some lawyers, accountants and agents work in Russian. Language support helps, but the contract and the notary act are in Greek, and a sworn translation is normal. Typical documents are a passport, a Greek tax number (AFM), a Greek bank account, proof of the source of funds, and apostilled papers if you are not buying in person. Greek banks and notaries run identity and anti-money-laundering checks and may ask for extra documents, especially for transfers from some countries; expect it and prepare the paperwork in advance. Use an independent lawyer, not the seller's.
FAQ
Can a foreigner buy an apartment in Athens? Yes. EU and non-EU buyers can buy in the city; restrictions concern border zones, which do not include central Athens. You need an AFM tax number and a Greek bank account.
Which Athens area is cheapest? Reported asking prices are lowest in districts such as Kypseli, Patisia and parts of Piraeus, but cheap areas need a closer check on building condition and the neighbourhood.
Can I rent my Athens flat on Airbnb? Not freely. New short-term registrations are frozen in the central districts. Check the registry status before you buy.
Does buying in Athens give a residence permit? Only through the golden visa, with the threshold in Attica of EUR 800,000 or the reduced route for converted or protected buildings, and conditions. A smaller purchase does not.
Is the property tax high? ENFIA is annual and depends on size, zone and age, and is usually modest for a small apartment. Ask the seller for the latest ENFIA notice.
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We are a trilingual platform (English, Russian, Polish) that finds properties and coordinates independent local lawyers and tax advisers. You can browse listings in Greece and use our calculators. This text is informational and is not legal, tax or investment advice; please verify current rules with a licensed adviser. Official: Bank of Greece.