Apartments for sale in Athens to live in and invest
The most interesting apartments on sale now, from an apartment by Kato Patisia station to a renovated apartment in Pagkrati, price per m² and yield by district, costs on top of the price and what a purchase gives for residency.
In 2026 a square metre in central Athens costs about $3,250 (2,900 euros) in listings, from $1,890 by Amerikis Square to $7,980 in Kolonaki. Long-term letting brings 4.7% a year before tax. An apartment by Kato Patisia station costs $118,000, and the investor residence permit in Attica starts at $900,000.
Below are the most interesting offers on sale now, price per m² and rental yield by district, and all the costs on top of the price. A manager will find a property for your requirements.
The market in brief
Data for 2026.
What apartments are for sale in Athens
The most interesting apartments from $118,000 to $494,000 by Kato Patisia, Panormou and Kerameikos metro stations, in Neapoli and Exarchia by the Archaeological Museum, in Thissio with an Acropolis view and in Pagkrati. A manager will find an apartment for your requirements and send the documents, floor plans and similar options in the chat.
A 58 m² one-bedroom with a park view by Kato Patisia station
$118,000
A bright 58 m² apartment on the 4th floor after renovation: a new bathroom and kitchen, a security door and a balcony with a park view. Kato Patisia metro station is nearby. A square metre here costs $2,030 (1,810 €), a third less than the average for central Athens.
A 55 m² two-level two-bedroom with a private roof area
$185,000
A fully renovated two-level 55 m² apartment: two bedrooms, dual aspect, street-facing and exceptionally bright, with part of the roof for the owner's exclusive use. Panormou metro station is 150 m away. Ampelokipoi is a dense residential district in the north-east of central Athens, close to universities, cafés, bars and restaurants. The long-term rental yield in Ampelokipoi is 6.2% a year before tax.
A furnished 53 m² one-bedroom by Panormou metro station
$219,000
A fully renovated 53 m² apartment on the 1st floor: an open-plan living, dining and kitchen area, a bedroom, a bathroom and balconies front and back. Sold with furniture and appliances: two air conditioners, two TVs, central heating and aluminium frames. Panormou metro station is a 2-minute walk, with shops, cafés and schools nearby. The long-term rental yield in Ampelokipoi is 6.2% a year before tax.
A 74 m² one-bedroom in a 1969 building, bathroom to renovate
$258,000
A bright 74 m² apartment on the 2nd floor of a classic 1969 Athenian building: a large through space, a bedroom, a bathroom and a separate WC. Most of the renovation is done: new wiring and plumbing, fresh paint, a kitchen area ready for fitting and pipework for a gas boiler. The bathroom remains to be renovated, and the layout allows a second bedroom. The long-term rental yield in Neapoli is 3.9% a year before tax.
A furnished 70 m² two-bedroom by the Archaeological Museum
$314,000
A renovated 70 m² apartment on the 2nd, top floor: a living room, two bedrooms, a kitchen and a bathroom. Sold with furniture and all appliances, with independent gas heating, air conditioning, a security door and balconies on two sides. There are no shared building costs. The National Archaeological Museum, squares and parks are a few steps away, and the centre is 300 m away. The long-term rental yield in Exarchia is 4.5% a year before tax.
A 72 m² two-bedroom with a terrace and an Acropolis view from the roof
$370,000
A 72 m² apartment on the 4th, top floor in Thissio, in the historic centre of Athens: a living room, a kitchen, two bedrooms, a bathroom, a balcony and a terrace. It has access to a shared roof with a 360° view of the Acropolis, Lycabettus and the whole city. Sold furnished, with built-in wardrobes and a fitted kitchen with appliances, and air conditioning and ceiling fans in every room. The apartment is in excellent condition and ready to move into.
A 111 m² three-bedroom with parking by Kerameikos metro station
$393,000
A 111 m² apartment in Gazi, in central Athens: a spacious living room, a kitchen, three bedrooms and a bathroom, the only apartment on its floor. A video intercom, a security door, an alarm and its own parking space. Kerameikos metro station is a 2-minute walk. A square metre here costs $3,540 (3,150 €).
A 98 m² two-bedroom with a 2026 renovation by Proskopon Square
$494,000
A 98 m² apartment on the raised 1st floor of a well-kept building in Pagkrati, by Proskopon Square: a living room with an open-plan kitchen, two bedrooms, a bathroom, a separate laundry room and balconies front and back. The 2026 renovation brought new plumbing, wiring, kitchen with appliances, bathroom and floors, double-glazed aluminium frames, a security door and independent gas heating. Cafés, restaurants and shops are nearby. The long-term rental yield in Pagkrati is 3.9% a year before tax.
How much a square metre costs in Athens districts
A square metre of an apartment costs about $3,250 (2,900 euros) in listings across central Athens, and above $3,400 in actual deals across all of Attica with the southern suburbs. By the Bank of Greece index apartments in Athens rose 5.0% over the year. A square metre is most expensive in Kolonaki, $7,980, and Neos Kosmos, $4,990, and cheapest by Amerikis and Attiki squares, $1,890-2,120, in the north of the centre. That is why we price an apartment by district, not by city.
| District | Per m², $ | Per m², euros | 70 m² apartment, $ |
|---|---|---|---|
| Kolonaki | $7,980 | 7,110 | $559,000 |
| Neos Kosmos | $4,990 | 4,440 | $349,000 |
| Pagkrati | $4,340 | 3,860 | $304,000 |
| Nea Smyrni | $4,080 | 3,640 | $286,000 |
| Kallithea | $3,690 | 3,280 | $258,000 |
| Neapoli | $3,610 | 3,220 | $253,000 |
| Zografou | $3,530 | 3,140 | $247,000 |
| Koukaki | $2,880 | 2,570 | $202,000 |
| Gyzi | $2,810 | 2,500 | $196,000 |
| Exarchia | $2,800 | 2,490 | $196,000 |
| Ampelokipoi | $2,580 | 2,300 | $181,000 |
| Kypseli | $2,410 | 2,140 | $168,000 |
| Attiki Square | $2,120 | 1,890 | $148,000 |
| Amerikis Square | $1,890 | 1,680 | $132,000 |
| All of central Athens | $3,250 | 2,900 | $228,000 |
Data for 2026: districts are medians of the price per m² in sale listings of 20-250 m² apartments in central Athens on 20 October 2026, all of central Athens is the median price per m² across all such listings on the same date, Attica deals are the average price of actual deals for 2026, price growth is the Bank of Greece apartment price index. Dollars at the ECB rate of 1.1225 per euro.
What rental yield an apartment in Athens gives
Gross long-term rental yield in Athens is 4.7% a year before tax. It is highest by Attiki Square, 7.0%, in Koukaki, 6.8%, and by Amerikis Square, 6.6%: a square metre there costs less than the central Athens average, while rent lags behind the average less than the price does. It is lowest in Neos Kosmos, 3.1%, and Kolonaki, 3.5%, where a square metre is the most expensive.
| District | Rent of a 60 m² apartment a month | Yield a year |
|---|---|---|
| Attiki Square | $740 (660 euros) | 7.0% |
| Koukaki | $970 (870 euros) | 6.8% |
| Amerikis Square | $630 (560 euros) | 6.6% |
| Kypseli | $750 (670 euros) | 6.2% |
| Ampelokipoi | $800 (710 euros) | 6.2% |
| Gyzi | $660 (590 euros) | 4.7% |
| Exarchia | $630 (560 euros) | 4.5% |
| Zografou | $740 (660 euros) | 4.2% |
| Kallithea | $740 (660 euros) | 4.0% |
| Neapoli | $700 (620 euros) | 3.9% |
| Pagkrati | $860 (760 euros) | 3.9% |
| Nea Smyrni | $760 (680 euros) | 3.7% |
| Kolonaki | $1,410 (1,250 euros) | 3.5% |
| Neos Kosmos | $760 (680 euros) | 3.1% |
| All of central Athens | $760 (680 euros) | 4.7% |
Data for 2026: rent is the median price per m² in long-term apartment rental listings on 20 October 2026, yield is the annual rent divided by the price per m² from the table above, for all of central Athens the same across all central listings. The yield is gross, before rental income tax, the single property tax and vacancy.
In three central districts of Athens new short-term rental registrations are frozen for 2025-2026, so the yields on this page are for long-term letting. Rental income is taxed on a scale: 15% up to $14,000 (12,000 euros) a year, 35% up to $40,000 (35,000 euros), 45% above. Every year the owner pays the single property tax, which depends on the size, the area and the features of the apartment. More on the page Greece taxes.
What costs to add to the price of an apartment
Buying an apartment for $314,000 (280,000 euros) in Athens costs another $14,210 (12,660 euros), which is 4.6% of the price. The main payment is the transfer tax of 3.09% of the price or the cadastral value, whichever is higher. The agency fee is fixed in the contract with the agency.
| Payment | Apartment for $314,000 (280,000 euros) | Share of price |
|---|---|---|
| Transfer tax with the municipal surcharge | $9,720 (8,660 euros) | 3.09% |
| Notary: 0.8% up to 120,000 euros, 0.7% above, with 24% VAT | $2,930 (2,610 euros) | up to 1% |
| Cadastre registration | $1,580 (1,400 euros) | 0.5% |
| Lawyer to check the apartment | under a contract with the lawyer | - |
| Total on top of the price | $14,210 (12,660 euros) | 4.6% |
Data for 2026: the transfer tax is 3% plus a municipal surcharge of 3% of the tax, notary rates follow ministerial decision 111376/2012 as amended, and the cadastre fee follows Law 5142/2024. A new apartment from a developer is subject to 24% VAT; until 31 December 2026 it can be bought with the 3.09% tax if the developer has chosen that regime. A manager will calculate the costs for a specific apartment.
In Athens the apartment is checked before the deposit
Mistakes cost more than the tax: an enclosed balcony or an extra room without a permit, which stops the notary from certifying the deal, the seller's tax debts, encumbrances in the cadastre, or an apartment under 120 m² when it is bought for the residence permit. Murblz support removes these risks: we find an apartment, check the cadastre title, debts, construction and the seller, and handle the tax number, the bank account, the notary contract, registration and residence permit documents together with locally licensed partners.
The cost of support depends on the budget and the goal of the purchase; a manager will calculate it in the chat.
What residency buying an apartment gives
A 5-year investor residence permit for the whole family in Athens and all of Attica is issued for a single apartment or house of at least 120 m² from $900,000 (800,000 euros): the threshold has applied since 1 September 2024 under Law 5100/2024. From $281,000 (250,000 euros) the permit is issued only for converting commercial premises into housing or restoring a listed building. The apartments above are bought to live in and let, and for the permit a manager will find an apartment of at least 120 m².
Since 2022 Russian citizens get the permit through a purchase only with a second citizenship of another country, and permits already issued are renewed. A citizen of any country can buy an apartment without a residence permit: a Greek tax number and a Greek bank account are needed. A home bought for the permit cannot be let short-term. More on the page Greece residence by investment.
How we find an apartment
- Goal and budget: living in Athens, letting, the investor residence permit or all of these. The manager clarifies the district, the metro line, the size and how you will pay.
- Shortlist: apartments at the seller's price, with the size, the year of the building and a yield calculation from rents in the district.
- Checks: ownership and encumbrances in the cadastre, the seller's tax debts, unpermitted construction, the energy certificate and the residence permit threshold zone.
- The deal in person or by power of attorney: tax number and bank account, the contract at the notary, payment through a Greek bank, cadastre registration and residence permit documents.
The manager sends the shortlist in the chat, with the sellers' prices on the date of the shortlist.
Read also
- Investment property in Greece: what to buy and what it costs
- Athens: city and relocation guide 2026
- Buy an apartment in Greece in 2026: prices, taxes, residency
- Greece Golden Visa: residence permit by investment
All countries and budgets compared - on the page Investment property abroad.
FAQ
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