Greek Property Market: price growth eases as investors and buyers face new realities

According to data from Kymba Real Estate, price growth remains positive but is showing signs of moderation. Newly built apartments recorded an annual increase of 7.4% last year, while prices in the secondary market rose by 8.1%, compared with a 10.2% increase in 2024.

For 2026, most forecasts place price growth in the range of 4%-7%, indicating a period of market stabilisation rather than a correction.

Thessaloniki recorded the strongest increase among Greece’s major urban centres last year, with prices rising by 9.6%, while Athens saw more moderate growth of 6.6%. Investor interest is now shifting from the overall market picture toward specific locations and micro-markets with strong growth fundamentals.

Foreign buyers continue to represent a significant factor in the market, accounting for an estimated 20%-30% of transactions nationwide. However, their profile is changing. While Chinese, Turkish, and Israeli investors remain active through the Golden Visa programme, the presence of American buyers is increasing, with a focus primarily on residential purchases, long-term ownership, and lifestyle opportunities in Greece.

A Shift in Property Market Trends

According to market data, certain property segments are now showing signs that the number of genuine buyers is lower than the number of sellers. This trend is linked to greater household caution, tighter budget constraints, and rising demand for high-quality properties with genuine investment value.

Rental yields remain attractive, but location selection has become increasingly critical. In Athens’ southern suburbs, yields have declined to approximately 3.8%, while in central areas with lower price pressures they can still exceed 5%.

For the second half of 2026, the market is expected to continue its upward trajectory, but with greater differentiation between areas. Locations affected by major infrastructure projects, such as Metro Line 4, changes in the short-term rental market, and developments surrounding the €250,000 Golden Visa threshold are expected to attract increased investment interest.

The new reality in the property market favours investors with strong local knowledge, effective risk assessment capabilities, and a long-term strategy, rather than the previous approach of buying “anywhere and at any price.”