Athens Residential Real Estate Market in 2025: Prices, Rentals, and Forecasts

Housing prices in Athens in 2025 continue to rise, though at a more moderate pace. The most dynamic activity is observed in the city center and southern districts, where limited new supply helps sustain steady market performance.

Prices in Athens Districts

According to The Luxury Playbook, housing prices in Athens increased by 7.6% in Q1 2025 compared to the same period in 2024. The average price per square meter reached €2,480. In the city center, apartments sell for between €170,000 and €230,000 depending on condition, floor, and proximity to metro stations. Properties in historic buildings or with layouts suitable for Airbnb tend to sell faster and at higher prices. The average selling period decreased from 73 days to 58. Over 12,000 residential transactions were registered in Athens in three months, with nearly 40% involving foreign buyers.

One of the most in-demand areas is Koukaki, known for its walkability, neoclassical architecture, and proximity to the Acropolis Museum. Average property prices here are around €2,950/m², up 9.1% year-on-year. Renovated studios priced between €200,000 and €230,000 typically sell within 30–45 days.

Pangrati, east of the city center, saw average prices increase by 7.4% to €2,450/m². Apartments under €180,000 near metro stations and green areas are especially popular.

Glyfada remains one of the most prestigious and expensive seaside districts, with an average price of €4,250/m²—a 6.2% annual rise. High-end villas and penthouses often exceed €600,000, while modern two-bedroom flats in low-rise buildings are priced between €320,000 and €420,000.

Neos Kosmos is an emerging central district benefiting from improved infrastructure, new housing projects, and spillover demand from neighboring Koukaki. Average prices are around €2,150/m² (+6.8%). The area appeals to investors targeting small apartments under €160,000 for renovation and short-term rentals.

Marousi is one of the most active northern suburbs, popular among families and long-term renters. It hosts offices of major corporations, hospitals, and international schools, attracting middle- and upper-income residents. Average property prices in Marousi are around €2,800/m² (+5.9%). Modern apartments and maisonettes sell for €250,000–€400,000 depending on size and proximity to amenities.

Rental Rates and Yields

Average rental rates in Athens rose by 5.2% compared to last year. The biggest increases were in studios and one- and two-bedroom apartments used for short- and mid-term rentals. Studio rents start at €420/month, while one-bedroom apartments rent for €590. Rates rise to €770–€960 for larger units, with four-bedroom apartments costing around €1,250/month. Prices vary significantly depending on neighborhood, proximity to metro stations, and building condition. Renovated apartments in tourist areas or near universities generally achieve higher rents and lease faster. The cheapest rentals are found in Kypseli.

In Koukaki, one-bedroom flats rent for around €700/month, while in Pangrati, two-bedroom flats range from €780 to €850. In Glyfada, three-bedroom sea-view apartments command rents of €1,400. In Neos Kosmos, studios rent for around €450, driven by demand from students and young professionals. In Kypseli, one-bedroom apartments range from €480 to €560, making them accessible to middle-income tenants.

Vacancy rates in Athens remain low at just 3.9%, with the tightest supply in central areas and districts popular among digital nomads and students. Landlords increasingly prefer signing 12-month contracts with renewal options rather than short-term rentals, particularly in zones with strict regulations.

Average gross rental yields across the city stand at about 5.03% according to Investropa. Higher yields are found in Patision-Acharnon (7.82%) and near Amerikis Square (6.9%).

Luxury property yields remain modest. In Kolonaki, yields range from 3.25% to 4.36% due to high property prices relative to rental income. These areas appeal more to investors seeking capital appreciation rather than immediate rental returns. Tourist areas like Koukaki enjoy premium short-term rental rates, though new restrictions on Airbnb listings in central Athens—effective until 2026—create uncertainty for income stability. Overall, small flats in well-connected neighborhoods perform better than larger properties in peripheral areas due to tenant preferences.

Expert Forecasts

Analysts from Investropa expect Athens housing prices to rise 3–7% in 2025, driven by foreign investment and infrastructure projects. Medium-term forecasts through 2027 predict moderate annual growth of 2–4% as market fundamentals stabilize and new supply enters the market. The completion of more than 10,000 luxury flats in the Ellinikon project and 350,000 new homes nationwide by 2030 may curb price increases in specific segments.

Premium districts like Kolonaki and coastal zones may face slower growth due to market saturation among high-income buyers, while emerging districts could sustain higher momentum thanks to urban regeneration programs enhancing their attractiveness.

Regulatory changes—including raising the Golden Visa threshold to €800,000 in prestigious areas and new restrictions on short-term rentals—are likely to shift investment toward mid-market properties and alternative neighborhoods.