Investing in an Apartment in Athens: Expert Tips from Mobilia

Athens is no longer only a city of sunshine and history. In 2025-2026, it has become one of Europe’s most promising real estate destinations. Apartment prices rose by an average of +7.8% in 2025 according to the Bank of Greece, yet the city remains far more accessible than Madrid, Lisbon or Paris.

Solid rental yields, attractive taxation for foreign residents, ambitious urban projects: there are many reasons to move forward. Here is our experts’ complete guide to investing in an apartment in Athens in 2026.

Why Invest in an Apartment in Athens in 2026?

A Fast-Growing Market That Is Still Accessible

The Greek capital recorded a +5.9% increase in prices in the fourth quarter of 2025, according to the Bank of Greece’s residential index. This growth reflects the vitality of the market, without reaching the levels seen in other major European capitals.

Average prices range from around EUR 2,450 to EUR 2,900 per sqm depending on the neighborhood, with significant differences: some more affordable areas such as Omonia remain accessible at around EUR 1,000 per sqm, while premium districts such as Kolonaki can reach EUR 4,000 per sqm and above.

This rebound is part of a longer-term trend: after the 2008 collapse, when prices fell by almost 50%, the Athens market has been recovering steadily since 2016. International demand is strong, driven by tourism, the arrival of digital nomads and investors seeking yield.

The Ellinikon project is amplifying this momentum in the southern neighborhoods of the capital, with a noticeable spillover effect on Glyfada, Alimos and Voula.

Rental Yields Among the Best in Europe

This is one of the strongest arguments for investing in Athens: gross rental yields generally range between 5% and 7% for long-term rentals, a remarkable level for a European capital. For short-term rentals such as Airbnb, some well-located neighborhoods can reach gross yields of up to 12%.

The Airbtics data is revealing: an Airbnb property in Athens generates a median annual revenue of EUR 22,000, with an occupancy rate of 71%. Average monthly Airbnb revenue in Greece is close to EUR 2,500 according to 2026 data, which is significantly higher than in many major European cities.

The Golden Visa: A Decisive Advantage for Non-EU Investors

For investors from outside the European Union, Greece offers a unique advantage: the Golden Visa, which provides access to a renewable 5-year residence permit and free movement within the Schengen Area. The investment threshold is EUR 250,000 for workshops or shops converted into residential units, rising to EUR 800,000 in the most sought-after areas since 2025, including central Athens, Glyfada, Mykonos and Santorini.

This is a particularly attractive opportunity that the Mobilia team can help you make use of.

The Best Neighborhoods for Buying an Apartment in Athens

Each neighborhood has its own investor profile. Here are the main categories to understand before starting your search.

Pangrati is the neighborhood where Mobilia’s offices are located, and that is no coincidence. It is a dynamic area, highly sought after by young professionals and expatriate families, with Varnava Square and its many cafés, shops and restaurants at its heart. Rental demand is strong for modern or renovated properties, and the resale market is very liquid. Ideal profile: an investor seeking stability and long-term rental yield.

Koukaki, located at the foot of the Acropolis, has long been a favorite area for short-term rental platforms. Since 2026, new Airbnb listings have been subject to restrictions in certain central Athens neighborhoods, including Koukaki. This does not affect properties already registered, but it is an important point to anticipate if your strategy is focused on short-term rentals.

Kypseli is one of Athens’ standout emerging neighborhoods: still-affordable prices, a multicultural atmosphere appreciated by digital nomads and students, and strong capital appreciation potential for properties requiring renovation. Ideal profile: an investor with a tighter budget looking to benefit from medium-term price growth.

Glyfada and the Athens Riviera offer a combination of seaside lifestyle, modern amenities and improved access thanks to the new metro line. Prices are higher, ranging from EUR 2,800 to EUR 4,500 per sqm, but the rental potential is particularly strong for premium tenants, especially international clients. The Ellinikon effect is fully at work in this area.

Kifissia and Marousi, in the green northern suburbs of Athens, attract expatriate families and executives: international schools, major companies, calm surroundings and a high quality of life. Long-term rental demand is structurally high and very stable.

Zografou and Ilisia are Athens’ key university districts. Close to the city’s campuses, they offer some of the most accessible prices in the capital, around EUR 2,450 per sqm, and almost permanent occupancy rates. Ideal profile: an investor focused purely on rental yield.

Which Rental Strategy Should You Choose for Your Apartment?

Long-Term Rental: Stability First

A standard residential lease in Greece is generally signed for 3 years. It offers a clear legal framework, simplified management and a gross yield of 5% to 7% in Athens. It is ideal for investors who wish to delegate management and receive regular income without handling frequent tenant turnover. Mobilia’s property management department takes care of the entire process, from tenant selection to rent collection and owner payouts.

Short-Term Rental: High Yields, Regulatory Changes to Anticipate

The income potential is attractive: up to 12% gross yield in well-located neighborhoods, a median annual revenue of EUR 22,000 per property in Athens and an average nightly rate of EUR 81. However, in 2026, the situation has changed in certain areas.

New registrations on short-term rental platforms are restricted in Athens’ 1st, 2nd and 3rd districts, including Plaka, Monastiraki, Syntagma, Koukaki, Kolonaki, Pangrati, Gazi and Thiseio, until at least December 2026. These restrictions do not apply to suburbs, islands or coastal areas. They also do not affect properties that are already registered. An AMA number, the property registry number, remains mandatory for any short-term rental.

Mixed Strategy: The Best of Both Worlds

The most common combination among our clients is seasonal rental during the tourist months, from May to October, followed by a standard lease for the rest of the year. This maximizes yield while ensuring regular occupancy. This approach requires active management or a trusted local property manager, which is another reason to think carefully about the neighborhood before buying.

Key Steps for Buying as an International Buyer

The property purchase process in Greece is fully accessible to non-residents, provided the process is properly organized.

Step 1: Obtain a Greek Tax Number (AFM)

Essential for any property-related procedure, the AFM can be obtained from a local tax office, known as DOY, in 1 to 2 days. A lawyer can be appointed to obtain it remotely.

Step 2: Open a Greek Bank Account

This is necessary for transaction-related transfers and required if you are considering a mortgage from a Greek bank.

Step 3: Carry Out Legal Due Diligence on the Property

This is the essential step: a lawyer checks the title deeds, verifies that there are no debts or mortgages, and confirms registration with the Greek Land Registry, known as Ktimatologio. Mobilia works with business lawyers and notaries who are used to assisting international buyers throughout the process.

Step 4: Sign the Preliminary Agreement and Pay the Deposit

A bilateral agreement is signed between buyer and seller, with a deposit generally ranging from 5% to 10% of the purchase price.

Step 5: Sign the Final Deed Before the Notary

The official transfer of ownership is completed before a notary, followed by registration with the national land registry to legally protect your property.

Taxation and Costs to Expect

Acquisition costs are generally broken down as follows:

• Transfer tax at 3.09% of the purchase price;
• Notary fees of 1% to 2%;
• Lawyer’s fees of 1% to 2%;
• Agency commission of 2% to 2.5%.

The total is estimated at between 8% and 12% depending on the situation. Please note: 24% VAT may apply to new-build properties whose building permit was issued after January 1, 2006, so this should be checked in advance.

ENFIA, the annual property tax, is calculated according to the size, location and value of the property. For a 100 sqm apartment in central Athens, expect around EUR 1,000 per year, payable in 12 installments.

Rental income is taxed according to a progressive scale: 15% up to EUR 12,000, 25% from EUR 12,001 to EUR 24,000, 35% from EUR 24,001 to EUR 35,000, and 45% above that. Depending on your country of tax residence, bilateral tax treaties and local rules may also affect your final taxation, so personalized tax advice is strongly recommended before investing.

Our Final Tips for a Successful Investment

Define your strategy before looking for a property: personal use, pure rental investment, or a combination of both? The answer will directly guide your choice of neighborhood. Plan a global budget including the purchase price, acquisition costs of 8% to 12% and any renovation work.

Surround yourself with the right professionals: a real estate agency registered with the Association of Real Estate Agents of Greece, a lawyer for due diligence, a notary and, ideally, a property manager if you are based abroad. Do not ignore the long-term value-add potential: the Ellinikon project, the modernization of transport infrastructure and the continued growth of tourism, with 32 million visitors in 2024, make Athens a city that is steadily catching up with its major European neighbors.

Do you have an investment project in Athens and want support from experts who know the local market in detail? The Mobilia team is available to guide you in English and provide dedicated support for international buyers at every stage of your acquisition. Feel free to contact us.