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€1,407–7,364 a m²: what sellers asked in adverts, by Spitogatos’s index as reported by epixeiro.gr on 10 July 2026, not what buyers paid

The taxes and the Cadastre are the same everywhere in Greece; each place has its own Cadastre office, its own zone prices for tax, and, on Santorini, an approval a buyer from outside the EU needs first.

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Homes in Athens

฿1,407–฿7,364

a m²: the span of asking prices across Attica in April to June 2026, from Varnavas, the cheapest area, to Vouliagmeni, the dearest; the southern suburbs as a whole asked €4,231 a m²

What sellers asked in adverts, by Spitogatos’s index as reported by epixeiro.gr on 10 July 2026, not what buyers paid

The state’s value for tax

฿950

a m² · about ฿88 a sq ft

The lowest of 8 buildings checked. The 2% transfer fee is charged on it, not on the price

Ministry of Finance zone prices, 2021 table, in force from 1 January 2022

Rents in Athens

฿10

a m² a month: the average rent of homes let through RE/MAX Hellas’s offices in the municipality of Athens and its neighbours in 2026, up 5.4% in a year

Rent against price: calculator

What this meansAsking prices in Attica run from €1,407 a m² in Varnavas to €7,364 in Vouliagmeni, by Spitogatos as reported by epixeiro.gr; the state values Athens homes for tax at €950 to €10,200 a m² by zone. Neither is what buyers paid.

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Understand · the market

Is the market busy or slow?

5.0% higherapartment values in Athens in April to June 2026 than a year earlier, by the Bank of Greece’s measure built from banks’ valuations; 6.6% higher over 2025
5.3% higherasking prices for homes in Attica in April to June 2026 than a year earlier, and asking rents 4.5% higher, by Spitogatos as reported by epixeiro.gr
9.3% morebuilding permits in Attica in the twelve months to June 2026 than the year before: 7,054 permits, by ELSTAT
27,602Golden Visa holders across Greece at the end of September 2026, 47% of them Chinese and 20% Turkish citizens; 3,862 new applications were filed in January to September 2026

What this meansFlat values in Athens rose 5.0% in the year to June 2026 by the Bank of Greece's measure, and asking prices in Attica 5.3%; 7,054 building permits were issued in Attica in the twelve months to June 2026, 9.3% more.

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Choose · area by area

Which area suits you?

Understand · coming up

What is being built around Athens?

  • Metro Line 4Galatsi, Kypseli, Exarchia, Kolonaki, Goudi and the university areaUnder construction; no date yet
  • The EllinikonThe old airport site on the Athens RivieraFirst homes early 2027
  • Athens International AirportThe airport reported 34.0 million passengers in 2025 and 15.75 million in January to June 2026, 4.5% more than a year earlier, with flights to 164 destinations in 55 countries.January to June 2026
  • More building permits in Attica7,054 building permits were issued in Attica in the twelve months to June 2026, 9.3% more than the year before, with 16.1% more floor area, by ELSTAT.Twelve months to June 2026

New rules to know

  • No new holiday-let numbers in central AthensNew short-let registrations are banned in Athens’ 1st, 2nd and 3rd municipal districts for 2026 (Law 5162/2024, extended by ministerial decision). On 7 September 2026 the Prime Minister said no new numbers will be given there until 31 December 2027, as reported by the press; owners who already hold a number can keep letting.2026, and announced to end-2027
  • The Cadastre is fully digital in south AthensFrom 7 October 2026 the whole Southern Sector of Athens is on the Cadastre’s digital system: searches, deed filings and certificates are all done online, with no visit to an office.Since 7 October 2026
  • A bill would raise the transfer tax to 15% for some buyersTabled on 3 November 2026 (article 16): 15% instead of 3% of the taxable value when the buyer is a person who, at the time of the purchase, is tax resident outside the EU and the EEA, whatever passport they hold. Homes only; not companies, offices or plots, and not a buyer with the first-home exemption. It would apply to final contracts signed from 1 July 2027. It is a bill, not law.Not law yet; from 1 July 2027 if passed
  • No VAT on new homes until 31 December 2026The 24% VAT on new buildings is suspended to 31 December 2026, so the sale pays the transfer tax instead. The 3 November bill (article 17) would extend this to 31 December 2027.To 31 December 2026; extension proposed
  • No tax on the gain when you sell, until 31 December 2026The 15% tax on a seller’s gain is suspended to 31 December 2026 (Law 5162/2024). The 3 November bill (article 13) would extend the suspension to 31 December 2027.To 31 December 2026; extension proposed
  • Rent is paid by bank transferFrom 1 January 2026 the rent for every home lease, old or new, must be paid into a bank account the landlord has told the tax office about; cash no longer counts, and a landlord who takes cash loses a 5% allowance.Since 1 January 2026

What this meansMetro Line 4 will serve Galatsi, Kypseli, Exarchia, Kolonaki and Goudi, with no opening date yet; the Ellinikon's first homes are due in early 2027 by the builder's own word. Check how close a home is to either.

Check · before you pay

Is this project safe to buy?

The rules are national; the deed is checked and entered at the Cadastre office for the area, and on Santorini a buyer from outside the EU needs the Aegean committee’s approval first.

    Athens Cadastre Office210 650 5600 (Hellenic Cadastre citizens’ line)

    What this meansAthens' Cadastre office is at Ipeirou 63 since October 2024, and in the Southern Sector every filing is digital since 7 October 2026. In districts 1 to 3 no new short-let number is given, so a central flat cannot start holiday lets.

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    Department of Lands ↗

    Check, then buy · your papers

    Your papers, in order

    What to get, and who gives it to you.

    What this meansGet your Greek tax number (AFM) first, online through myAADE; without it you cannot pay the transfer tax or sign. Then ask your lawyer for the Cadastre's certificate of entries (€9.50) and the diagram extract (€15).

    The whole ownership guide, step by step ↗

    Own · sell

    After you buy

    By 31 Marchof the year after you buy, your E9 property statement is filed (automatically if the transfer tax return went through myPROPERTY); ENFIA, the yearly property tax, is then paid in up to 10 monthly instalments
    15% to 45%tax on rent: 15% up to €12,000 a year, 25% to €24,000, 35% to €36,000 and 45% above, from tax year 2026, for residents and non-residents alike
    No gains taxwhen you sell before 31 December 2026; the normal rate is 15%, and a bill would extend the suspension to the end of 2027
    20% off ENFIAfor a home insured against earthquake, fire and flood for the whole previous year (10% off above a taxable value of €500,000)

    What this meansA flat in Athens' 1st, 2nd or 3rd municipal district cannot start holiday lets while the ban lasts, announced to the end of 2027; long lets to tenants are allowed, and rent must arrive by bank transfer.

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    Figures checked 8 November 2026; papers checked 8 November 2026.
    Where these figures come from +
    Where these figures come from
    • Bank of Greece
    • Spitogatos, as reported by epixeiro.gr
    • RE/MAX Hellas, as reported by Capital.gr
    • Ministry of Finance zone prices
    • ELSTAT
    • Hellenic Cadastre
    • NITARYA ownership guide for Greece
    • Papers and steps: NITARYA ownership guide for Greece; AADE; Hellenic Cadastre; Decentralised Administration of the Aegean; Ministry of Migration and Asylum, checked 8 November 2026
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