Apartments in Greece
The Greek real estate market in 2026 offers properties ranging from affordable apartments in the north to luxury apartments in Attica. Foreigners can purchase with payment in rubles or cryptocurrency. Remote transactions are conducted via 3D tours with full legal support. Investors can choose between ready-built properties or off-plan projects (at the foundation stage). The acquisition of residential or commercial property opens the door to obtaining a European residence permit ("Golden Visa") for the entire family.
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| Region / Location | Residence Permit Threshold (2026)* | Price (per m²) | What they buy | What it is suitable for |
|---|---|---|---|---|
| Attica (Glyfada, Voula) | €800,000 | €4,500 - €8,000 | Penthouses, Luxury apartments | Premium residence permit, high status |
| Piraeus and Athens city centre | €800,000 | €2,000 - €3,500 | Apartments for rent, Lofts | Long-term investments |
| Islands (Mykonos, Ionian) | €800,000 | €6,000 - €12,000 | Villas, Apartments | Elite tourism, short-term rental |
| Crete and the North (Kavala, Drama) | €400,000 | €1,200 - €3,000 | Secondary property, Studios | Budget summer holidays |
| Commercial → residential (renovation) | €250,000 | Individual | Commercial buildings for reconstruction | The lowest residence permit threshold in 2026 |
*The €250,000 threshold is available only for the purchase of commercial property (buildings constructed before 2020, with a minimum area of 100 m²) with mandatory conversion into a residential property.
Geography of investment: from Attica to the Ionian Islands
The market is strictly segmented. The capital region of Attica attracts maximum capital. On the Athenian Riviera (Glyfada, Voula, Varkiza), buyers purchase luxury apartments in Greece and panoramic penthouses. The northern suburbs (Agia Paraskevi, Kifisia, Marousi) offer gated complexes where spacious maisonettes are in demand. In the Gazi area, investors are buying up one-bedroom studios for renting to students. Commercial property and lofts are concentrated in the port of Piraeus and Neo Faliro.
Beyond the capital, the islands are popular: while the Cyclades (Mykonos, Santorini) and the Ionian Islands offer premium villas, on Crete (Heraklion, Rethymno, Chania) it is easy to find affordable townhouses. The cheapest apartments in Greece are located in the north of the mainland (Kavala, Drama, Serres, Evros), where property prices are at their lowest.
Technical characteristics and infrastructure
For year-round living, insulation is important: metal-plastic windows, high-quality flooring (parquet or laminate) and independent heating. The liquidity of resort property is enhanced by amenities such as a communal pool, secure parking and a barbecue area. A dry basement and storage room add practicality. The area of a property is often indicated without taking into account open areas, so a spacious terrace or balcony serves as a useful bonus to the living space.
Real yield and financial instruments
Investments in apartments for rent yield different returns depending on the region: in Athens and Piraeus — 5-7% per annum, on popular islands (Mykonos, Santorini) — 6-8% taking seasonality into account, in Northern Greece — 4-6%. Apartments on the first line by the sea are rented out 1.5-2 times more expensive than properties in remote areas. The most profitable way to enter an investment is to purchase a new development (off-plan) at the foundation stage, where developers offer interest-free installment plans until the keys are handed over.
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Questions from property buyers
In Attica, Thessaloniki, Mykonos and Santorini, the minimum investment threshold is €800,000. In other regions (for example, Crete or Northern Greece) — €400,000. If you are not ready for such investments, the only legal way to obtain a residence permit for less is to purchase commercial property.
The €250,000 threshold is available throughout Greece, but only for commercial properties converted into residential properties (former offices, warehouses, shops) or for cultural heritage properties under restoration. For ready-built housing, this threshold does not apply in any region: in high-demand zones (Attica, Thessaloniki, Mykonos, Santorini) €800,000 is required, and in other regions — €400,000.
Yes, mortgages in Greek banks are available for foreigners, but with strict conditions: a down payment of at least 30%, interest rates of 4-6%, and a term of up to 25 years. Banks issue loans primarily for new builds and require a local tax number (AFM) and proof of income.
The property transfer tax for new builds is 3.09% of the cadastral value. For secondary properties, this tax is also 3.09%, but the seller is required to pay capital gains tax on the resale profit (up to 15%), which often increases the final price for the buyer.
You can apply for a passport and citizenship only after 7 years of actual legal residence in the country, along with passing a language proficiency exam. It is important to note that the citizenship application review process takes from 1 to 5 years, so the total timeline from property purchase to obtaining a passport can range from 8 to 12 years.
In addition to taxes, the purchase of property in Greece involves several additional costs: notary fees (1.5-2%), legal fees for the verification of the property's legal status (1-1.5%), and a real estate agent's commission. In total, you should budget approximately 8-10% above the property price for closing costs and professional services.
Yes. The lowest-priced properties are typically located on the ground floor ("isogeio"). As the floor level rises, so does the price per square meter. A panoramic view of the sea or the city from the upper floors can make an apartment 30-40% more expensive than the same layout on a lower level.
International bank transfers are the standard and most reliable method of payment for foreign buyers. Funds can be wired directly to the seller's account or to a secure escrow account in a Greek bank. For added security, we recommend using escrow services — they hold the funds until the transaction is fully completed and title is transferred. Alternatively, crypto payments (Bitcoin, USDT) are also accepted via licensed European partners, with instant conversion to euros. All transactions comply with Greek law and anti-money laundering regulations.
Yes, the purchase process is available to foreign citizens. To do this, you will need to issue a local tax number, open an account with a Greek bank and deposit funds there for the transaction. It is also necessary to provide documents confirming the legality of the origin of funds.
Yes, there is such a possibility. Foreigners have the right to buy an apartment. Moreover, by investing an amount of 250,000 euros or more, you can apply for a residence permit, which makes this country especially attractive to foreign buyers.
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