The data indicate that the market did not move uniformly. Instead, momentum has shifted, with the largest percentage increases occurring in areas that started from lower price levels, reflecting a convergence pattern within an environment of limited supply. Among the five regions analyzed, Piraeus recorded the largest price increase, rising by 45.2%, while maintaining its position as the most expensive regional unit. This trend confirms the ongoing investment momentum in the area, supported in recent years by infrastructure developments, tourism activity, and urban renewal projects. In Piraeus, the average price per square meter increased from €1,807 in 2022 to €2,623 in 2025.
The Central Athens Sector saw an average price increase of 37.4%, with Kaisariani emerging as the most expensive municipality, reflecting steady demand in areas with good accessibility and limited housing availability. In Kaisariani, average prices rose from €2,302/sq.m. in 2022 to €2,957/sq.m. in 2025, an increase of 28.5%. Interestingly, the strongest percentage increases were observed in municipalities that started from lower price levels. Areas such as Moschato–Tavros (+34.8%), Nea Ionia (+28.3%), and Aigaleo (+36.1%) show a pronounced upward trend, gradually narrowing the gap with more established markets. Although municipalities like Ilion and Galatsi remain relatively more affordable, current growth rates suggest that this advantage may diminish if the trend continues. Among the most budget-friendly areas last year, Ilion stands out; despite a 30% increase over three years, it still maintains the lowest average adjusted price in the Western Sector.
In the Northern Sector of Attica, the most expensive areas remain Filothei and Psychiko, with prices rising by 16.9% (from €3,576 to €4,181/sq.m.), followed by Kifisia (+17.9%, from €2,997 to €3,534/sq.m.), Papagou–Cholargos (+22.2%, from €2,594 to €3,171/sq.m.), Chalandri (+16.9%, from €2,581 to €3,018/sq.m.), Marousi (+19.5%, from €2,476 to €2,958/sq.m.), and Agia Paraskevi (+16.2%, from €2,530 to €2,939/sq.m.). To ensure accuracy and avoid distortions, the analysis standardizes all properties to first-floor apartments built in 1992, eliminating the effects of newly built or high-floor apartments and providing a clear picture of actual price movements by municipality.
The key takeaway is clear: investment interest is shifting toward “value” areas, where relative affordability still exists. The largest percentage increases are no longer concentrated in already expensive markets but in municipalities that until recently were considered secondary. This is a classic “catch-up growth” phenomenon in a market with limited supply, gradually reshaping the residential price map of Attica.
