Apartments for Sale in Athens 2026: Golden Visa Thresholds, District Prices and Buying Guide
ATHENS · APARTMENTS FOR SALE · GREECE GOLDEN VISA 2026
Anyone searching for an apartment for sale in Athens with a Golden Visa in mind usually starts with the same question: "How much do I need to invest?" Many articles still claim that €250,000 is enough "in some Athens neighbourhoods" — that has not been true since 2024. This guide takes the Athens thresholds from the law itself, district prices from dated sources, and rental yield from a realistic calculation.
Quick answer: Athens lies inside the Attica administrative region, so under Law 5100/2024 a Golden Visa requires a single residential property worth at least €800,000 with at least 120 m² of main living space. There is no €400,000 zone anywhere in Athens. €250,000 applies only to commercial-to-residential conversions (αλλαγή χρήσης) or the restoration of a listed building — and that exception applies regardless of location.
Golden Visa thresholds in Athens: €800,000 and €250,000
Article 64 of Law 5100/2024, in force since 31 March 2024, split the thresholds by region. The government's official housing-policy portal, stegasi.gov.gr, defines the €800,000 zone as "the entire Attica region, Thessaloniki, Mykonos, Santorini and all islands with more than 3,100 inhabitants". Kifissia, Peristeri and Piraeus therefore fall under exactly the same rule.
Route | Minimum investment | Key condition | Valid in Athens? |
Standard residential | €800,000 | Single property, min. 120 m² | Yes — all of Attica |
Other regions | €400,000 | Single property, min. 120 m² | No — outside Attica only |
Conversion / restoration | €250,000 | Commercial→residential (completed after 5 April 2024) or listed building; no size minimum | Yes — any location |
Why is the €250,000 route still relevant in Athens?
Because the conversion exception can be used in projects that turn central Athens' older office and retail stock into homes. The condition is strict: the change of use must be completed and certified by an engineer; a property transferred while still commercial does not qualify. See our commercial-to-residential conversion guide for details.
Athens apartment prices 2026: asking prices by district
The figures below are asking prices, not transaction prices; negotiation and building age can move the final price considerably. On the official side, the Bank of Greece reported that apartment prices rose 5.5% year on year in Q2 2026, and 5.0% in Athens (provisional data).
District | Asking price (€/m²) | Source and date |
Historic centre | 5,146 | Yavanet / Indomio data, 4 Oct 2026 |
Glyfada | 5,362 | Yavanet / Indomio data, 4 Oct 2026 |
Kifissia | 4,190 | Yavanet / Indomio data, 4 Oct 2026 |
Marousi | 3,163 | Greca House listing sample, 5 Oct 2026 |
Piraeus | 2,684 | Yavanet / Indomio data, 4 Oct 2026 |
Greater Athens (median, 197 listings) | 3,667 | Greca House, 1 Oct 2026 |
We could not verify a 2026 asking-price average for Kallithea or Peristeri, so we do not quote one. For a district-level view, see our Athens City Centre region report.
What does €800,000 buy in Athens?
The 120 m² rule has to be read together with price. In a district asking around €5,000/m², a 120 m² apartment costs roughly €600,000 — so you need either more space or a higher segment to reach the threshold. In a district asking around €2,700/m², €800,000 corresponds to almost 300 m², a size rarely found in a single apartment. In practice, the €800,000 route concentrates on the Athens Riviera, the northern suburbs and large new-build apartments in the centre.
Rental yield: realistic expectations in Athens
According to Global Property Guide, Athens' average gross rental yield is 5.52% (national average 4.38%). The spread is wide: 6.95% for small apartments in Patision–Acharnon versus 3.39% for two-bedroom units in Kolonaki–Lykavittos. IMI Daily's May 2026 analysis notes that the €800,000 + 120 m² requirement pushes buyers into the segment where gross yields compress to 3.5–4.5%, with net yields typically 1.5–2 points below gross.
Worked example
€800,000 standard route: gross 3.5–4.5% → €28,000–36,000 gross rent a year. At a net 2–3% → roughly €16,000–24,000 a year.
€250,000 conversion route: in higher-yield central neighbourhoods, gross 6–7% → roughly €15,000–17,500 gross rent a year.
Purchase tax (resale, today): 3.09% transfer tax → €24,720 on an €800,000 apartment. Notary, land-registry and legal fees come on top.
This is not investment advice but an orderly checklist. For a city-by-city comparison, see our Greece rental yields analysis.
Short-term rental (Airbnb): two separate rules
A property bought for a Golden Visa may not be let short-term or sub-let; under Law 5100/2024 a breach carries a €50,000 administrative fine and a risk of the permit being revoked. Long-term letting is permitted. Separately, new short-term rental registrations are banned throughout 2026 in Athens' 1st, 2nd and 3rd municipal districts, currently until 31 December 2026. An extension to the end of 2027 was announced in September 2026, but we have not yet been able to confirm that it has been enacted.
Buying an apartment in Athens: 7 steps
Budget and route: standard €800,000 route or €250,000 conversion route? Decide before you start viewing.
AFM (Greek tax number) and bank account: payment runs through a Greek bank account. Details: AFM and Greek bank account guide.
Shortlist: check every listing separately against the threshold, the 120 m² rule and the single-property rule.
Legal due diligence: an independent lawyer reviews title, encumbrances, planning status and, for conversions, the change-of-use file.
Preliminary contract and deposit: terms and payment schedule are put in writing.
Deed and transfer tax: transfer before a notary; 3.09% tax on resale today.
Golden Visa application: after registration of the deed, biometrics and file submission.
What changes in 2027?
On 8 September 2026 Greece's Finance Minister announced that residential transfer tax for non-EU individual buyers will rise from 3.09% to 15.45% (including the municipal surcharge), effective 1 July 2027. The draft law has not yet been published. The suspension of 24% VAT on new builds runs until 31 December 2026; there is no official decision on a 2027 extension. More in our Greek property taxes guide.
International demand remains strong: according to ministry data, investors from Turkey hold 4,543 permits (18.2%), second only to China (June 2026). For the full programme framework, see our Greek Golden Visa 2026 guide and the regional threshold map.
Frequently asked questions
What is the minimum Golden Visa investment in Athens?
€800,000 on the standard route, for a single residential property of at least 120 m². As an exception, €250,000 for commercial-to-residential conversions or listed-building restorations. (Source: Law 5100/2024 art. 64; stegasi.gov.gr)
Does the €400,000 threshold apply in outer districts such as Peristeri or Piraeus?
No. The €800,000 zone covers the whole Attica administrative region, including Piraeus, Peristeri and the northern suburbs. €400,000 applies only outside Attica, Thessaloniki and the large islands. (Source: stegasi.gov.gr)
Can I rent out my Golden Visa apartment on Airbnb?
No. Short-term letting or sub-letting of a Golden Visa property is prohibited; a breach carries a €50,000 administrative fine and a risk of permit revocation. Long-term letting is allowed. (Source: golden-visa.com, 17 Oct 2026; Law 5100/2024)
What happens when transfer tax changes in 2027?
For non-EU individual buyers, residential transfer tax is set to rise from 3.09% to 15.45% from 1 July 2027; the law text is still pending. On an €800,000 resale apartment, that means roughly €123,600 in tax instead of €24,720. (Source: IMI Daily; Greek Ministry of Finance statement, 8 Sep 2026)
Finding the right Athens apartment with Avla
At Avla Real Estate we screen every Athens project for threshold, size and title before we present it to you. Book a free consultation to talk through your budget and goals.
→ Free consultation: realestate@avla.com.tr · +90 532 282 2657
Sources: Law 5100/2024 art. 64 and stegasi.gov.gr (thresholds) · Bank of Greece, Q2 2026 residential price index (provisional) · Global Property Guide, Greece rental yields · IMI Daily, 7 May 2026 yield analysis and 2026 application data · en.rua.gr, 10 Aug 2026 (ministry permit data, June 2026) · yavanet.gr, 4 Oct 2026 (Indomio asking prices) · grecahouse.com/en/research, 5 Oct 2026 · golden-visa.com, 17 Oct 2026 · buygreece.us, 18 Oct 2026 (Athens short-term rental ban). Asking prices are not transaction prices. This article is for information only and is not legal or tax advice. Last updated: 19 October 2026.
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