House in Greece Price (2026): What Homes Really Cost, Region by Region

The average house price in Greece is roughly €2,300–€2,800 per square meter in 2026, so a 100 m² apartment typically costs €230,000–€280,000 (about $257,000–$313,000). Prices range from about €1,200/m² in rural Pelion to over €7,000/m² on Mykonos and Antiparos. On top of the price, budget for the 3.09% transfer tax plus notary, land registry and legal fees. Note: the government has recently introduced a bill in Parliament that would increase the property transfer tax from 3% to 15%, from July 2027, for buyers who are tax residents outside the EU and EEA.

How much does a house in Greece cost per square meter?

Across Greek cities, apartments cost about €2,780 per square meter in city centers and about €2,300 outside them, based on Numbeo's data. In Athens, Numbeo puts the figure higher, at roughly €2,980/m² in the center and €2,790/m² further out.

Numbeo publishes these prices per square foot (€258 and €213 for Greece, €276 and €259 for Athens), so we have converted them to square meters, the unit every Greek listing uses. Treat them as a starting point: they are averages reported by Numbeo users, not recorded sale prices.

For an official benchmark, the Bank of Greece apartment price index tracks how property prices in Greece move rather than what they are. Greece's largest listings portal, Spitogatos, publishes average asking prices by area, which we use in the regional sections below. Asking prices are a ceiling, not a final price: buyers usually negotiate below them.

If you are comparing Greece with what you pay at home, our cost of living in Greece guide covers rents, utilities and everyday costs alongside property.

How much are houses in Greece in US dollars?

At the European Central Bank's reference rate of $1.1165 per euro on November 6, 2026, a typical 100 m² Greek apartment costs about $257,000–$313,000. A similar home in central Athens comes to roughly $333,000, while a mainland village house can cost well under $150,000.

Here is what a 100 m² home costs in dollars at that rate, using the prices in this guide:

• Rural Pelion (Zagora): about €117,000, or $131,000
• Crete (island average): about €225,000, or $251,000
• Central Athens: about €298,000, or $333,000
• Paros: about €526,000, or $588,000
• Mykonos: about €706,000, or $788,000

Greek property is always priced and paid in euros, so your real cost in dollars moves with the exchange rate. Between early September and early November 2026, the ECB rate moved from about $1.16 to $1.12, a swing of more than $10,000 on a €300,000 home. Fix your budget in euros and check the rate again before you transfer funds.

What does a house cost in each region of Greece?

Island and Athens Riviera homes cost the most, from about €3,000/m² to over €7,000/m², while mainland towns such as those in Pelion still sit near €1,200–€1,400/m². The table shows average asking prices by area, sorted from most to least expensive.

All figures are asking prices, so expect to negotiate below them. For where to look next, see our guides to the best places to buy property in Greece and the best places to retire in Greece.

How much does it cost to buy a house or apartment in Athens?

Apartments in Athens average about €2,500/m² in the city center, €3,519/m² in the northern suburbs and €4,231/m² in the southern suburbs, according to Spitogatos asking prices for Q2 2026. Most homes for sale in Athens are apartments, so a 70 m² apartment in the center costs around €175,000 before buying costs.

For prices in each part of Athens, which areas suit which buyers, a worked example of a typical purchase and the Athens short-term rental rules, read our guide to buying property in Athens.

How much does it cost to buy a house on a Greek island?

Buying a house on a Greek island costs about €2,250/m² on Crete, €2,530/m² across the Ionian islands and €2,940/m² across the Aegean islands on average, according to Spitogatos figures for Q2 2026. The famous Cyclades cost two to three times more, and prices on every island depend heavily on sea views and distance to the beach.

Americans lead foreign demand for island homes, followed by buyers from the UK, Germany, the Netherlands and France, and more than half of foreign buyers in 2025 bought a second or vacation home rather than buying for a Golden Visa. One practical point for non-EU buyers: islands classed as border regions, including Santorini and the Dodecanese, need prior approval from a special committee, which takes about one to two months.

Crete

Crete is the best-value large island, with homes for sale averaging about €2,250/m², yet prices there have risen 50% in five years and one in three prospective foreign vacation-home buyers now looks at Crete. Real estate in Chania, the most sought-after area, averaged about €3,500/m² in December 2025, against about €2,150/m² in Heraklion and €2,800/m² in Rethymno.

Santorini

To buy a house in Santorini, expect around €4,500/m² on average, so a modest 100 m² home comes close to €450,000. Caldera-view properties sell far above that average, and non-EU buyers need the border-region approval above.

Mykonos

Mykonos averages about €7,059/m², and luxury homes there reach as much as €16,000/m². A house in Mykonos is one of the most expensive purchases in Greece, ahead of everything except neighboring Antiparos.

Paros and Antiparos

Paros averages about €5,263/m² and Antiparos about €7,600/m², now the highest average asking price in the Cyclades (Spitogatos via The Greek Herald).

Corfu and Kefalonia

Corfu is one of the more affordable well-known islands, with property for sale averaging about €2,450/m², while homes for sale in Kefalonia averaged about €2,780/m² in December 2025 (RE+D property market data). On the Ionian side, Paxos leads at about €3,846/m².

For islands where your budget goes further, see our guide to the most affordable Greek islands to buy property on.

Where can you buy a cheap house in Greece?

The cheapest homes for sale in Greece are in mainland towns and the less touristy islands, where asking prices often sit between €850 and €1,600 per square meter. In those areas a 100 m² home can cost €90,000–€160,000, a fraction of Athens or Cycladic prices.

Affordable areas with average asking prices under €1,800/m² (December 2025 for the towns and islands, Q2 2026 for Pelion):

• Thessaly: Karditsa about €855/m², Trikala about €1,140/m², Larissa about €1,520/m², Volos about €1,560/m²
• Pelion: Zagora about €1,171/m² and Agria about €1,387/m²
• Central Greece: Lamia under €1,000/m², Chalkida about €1,800/m²
• North Aegean islands: Lesvos about €1,360/m², Chios about €1,570/m²
• Western Greece and Epirus: Patras and Ioannina about €1,700–€1,750/m²

A cheap house in Greece is cheap for a reason more often than not. Older village homes may need full renovation, may have extensions built without a permit, or may sit on land outside the town plan, which is why PwC Greece lists a civil engineer's check of the building permit against the actual property among the usual steps. Budget for that check and for renovation before you compare a cheap listing with a move-in-ready one, and read our guide to the pitfalls of buying property in Greece first.

Are house prices in Greece still rising in 2026?

Yes, but more slowly: the Bank of Greece reported apartment prices up 5.7% year over year in Q1 2026, after average gains of 8.1% in 2025 and 9.1% in 2024. Growth is now running at roughly half the pace of the post-pandemic peak.

• By region (Q1 2026, Bank of Greece): Athens +5.2%, Thessaloniki +6.4%, other large cities +5.4%, and the rest of the country +6.9% (To Vima).
• New vs older homes: apartments built in the last five years rose 6.0%, older ones 5.5% (To Vima).
• Recorded sales, not just listings: the EstateBrains Greek Residential Market Report 2026, with data to October 1, 2026, found recorded prices per m² rose 9.4% in 2025 and 7.7% from January to September 2026, while asking prices rose 5.8% over the year (summary in The National Herald).
• Affordability pressure: the IMF found Greek asking prices have climbed about 85% since 2016, against a 47% rise in disposable incomes (To Vima).

What this means for you: prices are unlikely to fall back soon, but the days of double-digit yearly jumps look to be over. Buyers have a little more room to negotiate, and a realistic offer based on recent comparable sales matters more than it did two years ago.

Can Americans and other foreigners buy a house in Greece?

Yes. Americans, Canadians, Britons, Australians and other foreigners can buy and own property in Greece on the same terms as Greeks in most of the country. The two exceptions are a Greek tax number (AFM), which every buyer needs first, and border regions, where non-EU buyers need prior approval.

Owning a house in Greece does not by itself give you the right to live there for more than 90 days in any 180. You need a residence permit for that, either through the Golden Visa (below) or another route such as the Financially Independent Person visa. Our Global Package for non-EU citizens is €1,960 per person, €3,480 for couples and €4,650 for a family of three (one applicant and two dependents), including VAT, and larger families get a fixed quote on the discovery call.

For the full step-by-step process, see buying property in Greece as a foreigner, and before you sign anything, read about the pitfalls of buying property in Greece.

What extra costs and taxes come on top of the price?

On a resale home, the buyer pays a 3.09% transfer tax on the purchase price or the property's "objective" tax value, whichever is higher, according to PwC Greece's real estate purchase guide. Notary, land registry, lawyer and agent fees come on top, and most are a percentage of the price.

Here is how that looks on a €250,000 apartment, using the rates in the PwC guide:

1. Transfer tax, 3.09%: about €7,725
2. Land registry fee, 0.475%: about €1,190, plus a further 0.125% and VAT
3. Notary fee: on a sliding scale that starts at 0.80% for the first €120,000, plus 24% VAT
4. Real estate agent: negotiable, usually around 2% plus VAT, so about €6,200
5. Lawyer and civil engineer: freely negotiated, depending on how complex the purchase is

A new build sold by a developer can be charged 24% VAT instead of the transfer tax, so check which applies before you agree on a price. Under Greek property law, the deed must be signed before a notary, and PwC notes that a purchase usually takes about two to three months, or longer for complex cases.

Do foreigners pay property tax in Greece?

Yes. Every owner, Greek or foreign, pays the annual ENFIA property tax and files the E9 property declaration, as PwC's guide sets out. The amount depends on the property's tax value, size and location; our guide on what ENFIA is and how it works explains it in full.

Do you need a Greek property lawyer?

A lawyer is not required by law, but PwC describes legal review as key to confirming the seller's ownership, checking the property is free of debts, and making sure past property taxes have been paid, because buyers can be jointly liable for a seller's unpaid property tax. Our guide on why expats should not buy property alone covers what can go wrong.

You also need a Greek tax number before you can buy anything. Our AFM service gets you one in about 3 business days, and our guide to opening a bank account in Greece explains the next step. Our checklist for after buying property in Greece covers what to sort out once the keys are yours.

Can you buy land in Greece and build a house?

Yes, foreigners can buy land in Greece, and the 3.09% transfer tax applies to plots as it does to resale homes. The bigger risk is not the price but what you are allowed to build: PwC Greece notes that land outside the urban planning zone can turn out to be classed as forest or as part of the coastal zone, which limits or blocks building.

Before you buy a plot, have a civil engineer confirm how much you can build on it, and have a lawyer run the title search. Greece's cadastre is not yet complete, so in some areas ownership records are still held in older, person-based land registries, which makes the title check slower and more involved.

How much does a Golden Visa property in Greece cost?

A Golden Visa property must cost at least €800,000 in Athens/Attica, Thessaloniki, Mykonos, Santorini, Crete, Corfu, Rhodes and a number of larger islands, and at least €400,000 everywhere else. A €250,000 route applies to commercial buildings converted into homes, anywhere in Greece including the €800,000 zones, and to listed buildings being restored.

In the €800,000 and €400,000 zones, the real estate investment must go into a single property of at least 120 m², and Golden Visa homes cannot be used as short-term rentals, with a €50,000 fine and loss of the permit for breaking the rule (Naftemporiki). Long-term rentals are allowed.

This changes the math on many Golden Visa properties for sale in Greece. At island prices of around €2,900/m², a 120 m² home lands close to €350,000, which falls far short of €800,000 on Crete or Corfu but can clear €400,000 on the mainland once you pick the right size and area. For a €250,000 conversion, have a civil engineer inspect the property before you commit, to confirm the conversion to residential use has actually been completed.

Our Golden Visa service checks a property against the rules before you buy, and if a Golden Visa is not the right fit, our residency in Greece packages cover the other routes.

Is Greek real estate a good investment, or should you rent first?

Greek homes earn gross rental yields of about 4.4% in Athens and 4.7% nationally, according to the EstateBrains Greek Residential Market Report 2026 (summary in The National Herald). That is a steady but not spectacular return before taxes, ENFIA and maintenance, and price growth is slowing.

The same report found rents rose 1.8% this year, after a 22% jump in Athens since 2023, so the rental market is cooling too. Real estate investors in Greece should also remember that Golden Visa properties cannot be used for short-term rentals.

For most people moving to Greece, renting first is the safer move. A three-bedroom apartment in central Athens rents for about €1,080 a month, while buying a similar 100 m² apartment costs close to €300,000, according to Numbeo's Athens data. Across Greece, Numbeo lists a three-bedroom city-center rent of about €814 a month and a 20-year fixed mortgage rate of around 4.6%.

A long-term rent of six to twelve months lets you test a neighborhood through a full summer and winter before you buy. Our guide to renting a property in Greece covers what to know before you sign a lease. This guide is general information, not investment advice.

What we see with clients buying in Greece

Bill, a client from San Francisco, bought an 81 m² two-bedroom apartment in Kypseli, a few kilometers north of Syntagma in central Athens, on a budget of €200,000, and he bought it sight unseen. That works out at under €2,500/m², in line with the central Athens prices above. He estimates a comparable home in the San Francisco Bay Area would have cost at least $800,000–$850,000, three or four times as much.

Watch Bill tell his story.

What caught him off guard came at closing. The seller, an older man who did not use online banking, wanted the full price in his own bank account before he would sign over the title, which is not how it works in the US, where the money waits in escrow. On a conference call, the buyer's agent and the lawyer we referred him to agreed to hold the funds in an escrow account through the agent. That satisfied the seller and protected Bill if anything went wrong.

"I don't think I could have bought a home here without assistance from a company like yours. There's no way." – Bill, San Francisco

Three more lessons from his purchase that apply to most foreign buyers:

• Sight unseen works only if someone looks for you. His agent spotted signs of possible water damage in listing photos and asked for more photos and videos. Before the deposit, a partner walked through the apartment, and an engineer checked the building, its upkeep and its reserve fund for major repairs.
• The tax number comes first. Bill sent us a few details, we prepared the paperwork for his AFM, and signing it at the Greek consulate in San Francisco took him about ten minutes.
• Sort out banking early. Not having a Greek bank account looked minor at the start but became a hurdle at closing, solved with powers of attorney and a transfer from his US account.

Frequently asked questions about house prices in Greece

How much is a house in Greece?

A house in Greece costs about €2,300–€2,800 per square meter in most cities, based on Numbeo data. A typical 100 m² apartment therefore costs around €230,000–€280,000.

How much are houses in Greece in US dollars?

At the ECB rate of $1.1165 per euro (November 6, 2026), a typical 100 m² apartment costs about $257,000–$313,000. Village homes in Pelion can cost under $150,000, while Mykonos homes average close to $790,000 for the same size.

How much does it cost to buy a house in Athens?

Asking prices average about €2,500/m² in central Athens, €3,519/m² in the northern suburbs and €4,231/m² in the southern suburbs (Spitogatos, Q2 2026).

Where is the cheapest place to buy a house in Greece?

Mainland Thessaly and Central Greece are cheapest, with towns such as Karditsa and Lamia under €1,000/m² and Zagora in Pelion at about €1,171/m². Cheaper homes often need renovation, so budget for a civil engineer's check.

What is the most expensive place to buy property in Greece?

The Cyclades are the most expensive, with Antiparos at about €7,600/m² and Mykonos at about €7,059/m² on average. Luxury homes on Mykonos can reach around €16,000/m².

How much does a house cost on Crete?

Crete averages about €2,250/m², with Chania near €3,500/m² and Heraklion near €2,150/m². Prices on the island have risen about 50% in five years.

Can an American buy a house in Greece?

Yes, Americans can buy and own property in Greece and need a Greek tax number (AFM) first. In border regions such as Santorini and the Dodecanese, non-EU buyers need prior approval, which takes about one to two months.

Does buying a house in Greece give you residency?

Only if it qualifies for the Golden Visa: at least €800,000 in Athens/Attica, Thessaloniki, Mykonos, Santorini, Crete, Corfu, Rhodes and a number of larger islands, or €400,000 elsewhere. A cheaper home does not give residency by itself, but other permits may still fit your situation.

How much are the buying costs in Greece?

The main tax is a 3.09% transfer tax on resale homes, plus land registry, notary, lawyer and agent fees. New builds sold by developers can carry 24% VAT instead.

Do foreigners pay property tax in Greece?

Yes, all owners pay the annual ENFIA property tax, whatever their nationality. The amount depends on the property's tax value, size and location.

Will house prices in Greece go down in 2026?

Nothing in the current data points to a fall: the Bank of Greece recorded a 5.7% annual rise in Q1 2026. Growth is slowing, though, so increases are smaller than in 2023 and 2024.

Can foreigners buy land in Greece?

Yes, foreigners can buy land, and the same 3.09% transfer tax applies to plots. Check with a civil engineer that you can build on it, because land outside town plans can be classed as forest or coastal zone.

Get a Straight Answer on Your Own Case

A price per square meter is only half the picture. In a free 15-minute call, Chloe will tell you what your budget realistically buys in the area you have in mind, which residence permit fits your plans, and what paperwork (your AFM tax number, a Greek bank account, a permit) you need in place before you sign anything. More than 300 expats have made the move with My Greek Expat Journey.

Book your free 15-minute discovery call

Written by Chloe Mason, founder of My Greek Expat Journey, an Athens-based relocation consultancy that has helped 300+ expats move to, invest in and retire in Greece. Connect on LinkedIn. This guide is general information, not legal, tax or investment advice; prices are as reported by the sources linked above and change every quarter.