Apartment prices in Greek cities rose about 5.3% in the year to Q2 2026. Athens, Thessaloniki, Crete and the islands sit in very different bands, and buying costs add roughly 7-12%, with a 15% transfer tax announced for non-EU buyers from July 2027.
Apartment prices in Greek cities were about 5.3% higher in the second quarter of 2026 than a year earlier, according to the Bank of Greece (provisional figures, published in September 2026). That follows a rise of about 7.8% on average in 2025, and press reading of the same data says prices are up roughly 86% over ten years and now sit above the 2008 peak. Where you buy matters far more than the national average: central Athens, Thessaloniki, Crete and the Cyclades are in very different price bands. This guide gives per-square-metre ranges by area, the trend, what buying really costs, and the transfer-tax change announced for non-EU buyers. Figures are indicative as of October 2026. For returns, see Greece rental yield and investment.
The price trend: what the Bank of Greece says
For the second quarter of 2026, annual apartment price growth in urban areas was about 5.3%. New apartments rose about 6.2% and older ones about 5.0%. By area:
- Athens: about 5.0%
- Thessaloniki: about 4.7%
- Other large cities: about 5.4%
- Rest of the country: about 7.1%
These second-quarter figures are provisional and can be revised. For the first quarter of 2026 the national rise was about 5.7%. Growth has cooled from the 7% to 9% of 2024 and 2025 but is still well above inflation in most of the euro area. Some outlets quote a slightly higher all-apartment figure for the second quarter; we use the urban figure above.
Price per square metre by area
The Bank of Greece publishes indices, not a per-square-metre price list, so the ranges below come from one market source for 2026 and reflect advertised prices, not completed sales. Real deals are often lower after negotiation.
- Central Athens (Koukaki, Kolonaki, Mets): about 2,500 to 4,500 euro per square metre
- Athens Riviera (Glyfada, Voula, Vouliagmeni, Elliniko): about 4,500 to 9,000 euro
- Thessaloniki: about 1,800 to 3,000 euro
- Crete (Chania, Heraklion, coast): about 2,000 to 4,000 euro
- Cyclades (Mykonos, Paros, Santorini): about 5,000 to 12,000 euro and above
- Greece overall, early 2026: about 4,245 euro for new-build and about 2,550 euro for existing homes
We found no reliable per-square-metre figure for Corfu, so we give none. Always compare live listings in the exact district, floor and condition you want. Which areas suit which goal is covered in best areas to buy in Greece.
What buying costs on top of the price
The main costs of a purchase, as reported by market guides (not an official tariff):
- Property transfer tax: 3% plus a municipal surcharge, so 3.09% of the price or of the taxable value, whichever is higher
- Notary: about 2%
- Land registry: about 0.5%
- Lawyer: about 1% to 2% plus VAT. A lawyer is not legally required but is strongly advised
- Agent: about 2% to 4% plus VAT where an agent is used
Totals are usually quoted at about 7% to 10% of the price. Our general buying guide uses a wider 8% to 12% to allow for VAT and agent costs, so plan on roughly 7% to 12% depending on what you use. See buying property in Greece for the process.
New builds and VAT
For qualifying new builds, the normal 24% VAT has been suspended up to 31 December 2026, so buyers pay the lower transfer tax instead. On a 250,000 euro flat that is roughly 7,700 euro of transfer tax instead of 60,000 euro of VAT. What applies from 2027 has not been confirmed here, so check the date of the deed and ask your lawyer. More on this choice: new build vs resale in Greece.
The 15% transfer tax for non-EU buyers
The finance minister announced that from 1 July 2027 the transfer tax would rise from 3% to 15% (about 15.45% with the surcharge) for non-EU and non-EEA citizens without long-term Greek residency. It is reported to apply to residential property bought by individuals, not to land, commercial property or companies. EU and EEA citizens, Greeks, the diaspora and long-term residents are outside it. This is an announcement; we found no confirmation that it is law, and commentators say a future government could change it. Details are in our news report.
On a 300,000 euro flat the difference is large: about 9,270 euro at 3.09% today against about 46,350 euro at 15.45% after July 2027. If you are a non-EU buyer, the timing of your deed could matter. The golden visa route is separate: see Greece golden visa.
Annual costs of owning
- ENFIA: base tax from about 2 to 16.20 euro per square metre depending on the zone, adjusted for age and use, plus a supplementary tax on larger holdings
- Building service charges and utilities
- Municipal charges
- Insurance and maintenance, plus management if you let the property
Tax on a later sale is covered in Greece capital gains tax on sale.
A budget example
Take a 150,000 euro resale flat in an Athens suburb. Using mid-range figures from the guides above, as our illustration:
- Transfer tax 3.09%: about 4,635 euro
- Notary about 2%: about 3,000 euro
- Land registry about 0.5%: about 750 euro
- Lawyer 1% plus 24% VAT: about 1,860 euro
- Agent 3% plus 24% VAT, if you pay it: about 5,580 euro
Without an agent fee that is about 10,245 euro, or about 6.8%. With it, about 15,825 euro, or about 10.6%. These are illustrative; get a written estimate from your lawyer.
Before you buy
Price is only one part of the decision. Title, planning legality and building violations matter as much, see the Greece resale checklist and Greece property investment risks. If you need finance, read mortgages for foreigners in Greece. For a comparison with other markets, see Cyprus vs Greece and Portugal vs Greece.
FAQ
How much does a flat cost in Athens? Advertised prices run about 2,500 to 4,500 euro per square metre in the centre and 4,500 to 9,000 on the Riviera. A 60 square metre central flat is roughly 150,000 to 270,000 euro.
Are Greek property prices still rising? Yes, about 5% a year in cities in the second quarter of 2026, faster outside the big cities, though the pace has slowed.
How much extra should I budget? Roughly 7% to 12% of the price, depending on VAT and whether you use an agent.
Will non-EU buyers pay 15% transfer tax? It is announced for 1 July 2027 and is not confirmed as law. Check the latest position before signing.
How we help
We shortlist by budget and goal, compare asking prices with real deals, check title and permits and coordinate licensed Greek lawyers and notaries. See also our Greece country page. Informational only, not legal, tax or investment advice; figures are indicative, as of October 2026, and rules and prices change.