Apartments for Sale in Alexandroupoli 2026: Golden Visa Threshold, Prices and Buying Guide

Alexandroupoli is the Greek port city closest to the Turkish border, a holiday and investment address for buyers coming from Edirne and the wider Thrace region. Listings still claim that "€250,000 gets you a Golden Visa in Alexandroupoli"; that has not been true since 2024. This guide gives the threshold that applies in Alexandroupoli straight from the law, prices from dated sources, and yield expectations with a plain calculation.

Golden Visa thresholds in Alexandroupoli: €400,000 and €250,000

Article 64 of Law 5100/2024, in force since 31 March 2024, split the thresholds by region. The €800,000 group covers all of Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. The Evros Regional Unit, and therefore Alexandroupoli, is not on that list and falls into the €400,000 group.

The same €400,000 rule applies in other northern areas such as Halkidiki and Kavala. For the full region-by-region list, see our regional threshold map.

Alexandroupoli apartment prices in 2026

The figures below are asking prices, not transaction prices. Alexandroupoli is a small market, so sources differ widely; we give a band rather than a single number.

On the official side, the Bank of Greece reported that apartment prices rose 5.5% year on year nationwide in Q2 2026. We found no separate, verifiable index figure for Alexandroupoli or Eastern Macedonia and Thrace, so we do not quote a city-specific growth rate.

What does €400,000 buy in Alexandroupoli?

At €1,800 per m², a 120 m² apartment costs about €216,000. At the same price, €400,000 corresponds to a home of more than 220 m². In practice the standard Golden Visa route in Alexandroupoli concentrates on three property types:

• Detached houses and villas outside the city centre
• Large apartments with sea views along the waterfront
• New-build, upper-segment boutique projects

For investors with a smaller budget, the Golden Visa path is a €250,000 conversion project, but supply in Alexandroupoli is limited and each project must be verified individually. See our commercial-to-residential conversion guide for the conditions.

Rental yield: a realistic expectation

Listing portals estimate gross rental yields in Alexandroupoli at 4–6%. The national average is 4.38% according to Global Property Guide (May 2026). Net yield typically lands 1.5–2 percentage points below gross after tax and costs.

For a city-by-city comparison, see our Greece rental yields analysis.

Why Alexandroupoli? Three reasons for Turkish investors

• Proximity: the city is less than an hour's drive from the Ipsala–Kipoi border crossing, which makes property management and family visits easy.
• Port and logistics: the Port of Alexandroupoli is used as a strategic logistics transit point under the Greece–US defence cooperation agreement; in May 2026 the US Ambassador described it as a "vital and strategic hub". The port also hosts a floating LNG terminal. We found no published data measuring the effect of these developments on rental demand, so we do not put a number on it.
• Turkish demand: in the Ministry's August 2026 bulletin, 19.1% (5,107) of the 34,759 valid investor permits belonged to Turkish citizens, one of the largest source countries in the programme.

Short-term rental (Airbnb) ban

A property bought for the Golden Visa may not be let on short-term or sub-let terms; Law 5100/2024 sets a €50,000 fine and revocation of the permit for breaches. Long-term letting is allowed. Investors counting on summer-season rental income in Alexandroupoli should factor this rule in from the start.

The 2027 transfer tax: how it affects non-EU buyers

Today the transfer tax on resale homes is 3.09%. A bill the government opened to public consultation in October 2026 raises the rate to 15% for individuals who are tax resident outside the EU and EEA; it is meant to apply to final contracts signed after 1 July 2027 and grants no exemption for Golden Visa purchases. The consultation closed on 1 November and the law has not yet been passed. For details and other costs, see our Greek property taxes guide.

Buying steps: an ordered checklist for Alexandroupoli

1. Obtain an AFM (tax number) and open a Greek bank account.
2. Have a lawyer confirm that the property meets the €400,000 and 120 m² rule on a single title, or that the conversion project meets the €250,000 conditions.
3. Commission independent legal and engineering checks on title, zoning and the energy certificate.
4. Pay from abroad through banking channels, with every transfer documented.
5. Sign the final contract before a notary, register the title, then file the Golden Visa application.

For the overall process, read our Greek Golden Visa 2026 guide; for the large northern city alternative, our Thessaloniki apartments guide; and for another northern option in the same €400,000 zone, our Halkidiki region report.

Frequently asked questions

AuthorM. Sami Akbeniz

A senior economist, graduate of Université Paris 1 Panthéon-Sorbonne, and a graduate of Istanbul University Business Administration with 33 years in business; founder of Avla. Today the focus is Greece: homes for Golden Visa and for investment. He reads every shortlist and every agreement himself.

Founder profile →