Thessaloniki
Greece's second city; cosmopolitan port city; strong student and business base
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Thessaloniki
March 2026 freeze: 1st Municipal Community / historic-commercial center; registration window open only until end Feb 2026
Market Analysis — Thessaloniki
Key demand drivers and main investment risks
✅Demand Drivers
- •7.98M airport passengers
- •Aristotle University large student base
- •€16k median annual STR revenue
⚠️Key Risks
- •March 2026 freeze hits core STR zone
- •lower ADR than Athens and islands
- •Oct-2025 compliance costs
🇮🇱 Notes for Israeli investors
Named alongside Athens as market where Israelis were leading foreign buyers in 2025
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
Public schools: languages of instruction: Greek · Source
1o Protypo GEL Thessalonikis "Manolis Andronikos"
Curricula: Greek national curriculum; IB Diploma Programme
Stages or ages: Β΄–Γ΄ Lyceum for IB DP
Language of instruction: ENGLISH
Source · Checked:
1st Model General Lyceum of Thessaloniki – Manolis Andronikos
Curricula: Greek national curriculum; IB Diploma Programme
Stages or ages: Grades 11-12 IB section
Language of instruction: not stated by the source
Source · Checked:
Deutsche Schule Thessaloniki
Curricula: Deutsche Internationale Abiturprüfung (DIA); Deutsches Internationales Abitur; DIA; German curriculum; Greek Apolytirion pathway; Greek National Curriculum
Language of instruction: not stated by the source
Source · Checked:
Experimental General Lyceum of the University of Macedonia
Curricula: Greek national curriculum; IB Diploma Programme
Stages or ages: Grades 11-12 IB section
Language of instruction: not stated by the source
Source · Checked:
Experimental Senior High School of the University of Macedonia
Curricula: Greek national curriculum; IB Diploma Programme
Stages or ages: Β΄–Γ΄ Lyceum for IB DP
Language of instruction: not stated by the source
Source · Checked:
Mandoulides Schools
Curricula: Greek national curriculum; IB curriculum reported by secondary source
Stages or ages: Day care through secondary school
Language of instruction: not stated by the source
Source · Checked:
Music School of Thessaloniki
Curricula: Greek national curriculum; IB Diploma Programme
Stages or ages: Β΄–Γ΄ Lyceum for IB DP
Language of instruction: not stated by the source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Thessaloniki
520 for sale·315 for rent
Properties for Sale in Thessaloniki
Latest Listings
Showing 1–12 of 50 listings
Apartment in Kalamaria
Apartment in Kalamaria
Apartment in Kalamaria
Apartment in Kalamaria
Apartment in Pylaia
Apartment in Pylaia
Apartment in Historic Center / Ladadika
Apartment in Ano Poli
Apartment in Ano Poli
Apartment in Ano Poli
Apartment in Ano Poli
Apartment in Ano Poli
Yield by Neighborhood — Thessaloniki
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Ladadika | No data yet | No data yet | N/A | Entertainment neighborhood in Thessaloniki |
| Historic Center / Ladadika historictourismnightlife | €2,800–€3,500 (₪9,750–₪12,188) | 6%–8% | STR Restricted 🟡 March 2026 freeze on 1st Municipal Community; registration window closed end Feb 2026 | Best pure-center tourism; nightlife; office-core exposure; freeze from March 2026 |
| Kamara-Rotonda / TIF-University studentuniversitywalkable | €2,500–€3,200 (₪8,706–₪11,143) | 6%–7% | License Required National AMA; outside 1st Municipal Community freeze | Strong student/academic demand; central walkability; outside freeze zone |
| Toumba | No data yet | No data yet | N/A | Residential neighborhood in Thessaloniki |
| Kalamaria Center coastalresidentialltr | €2,200–€2,900 (₪7,661–₪10,098) | 5%–7% | License Required National AMA; coastal suburb; outside freeze | More residential/coastal; LTR + furnished mid-term; outside freeze zone |
| Kalamaria | No data yet | No data yet | N/A | Residential suburb in Thessaloniki |
| Ano Poli | No data yet | No data yet | N/A | Upper town of Thessaloniki |
| Pylaia | No data yet | No data yet | N/A | Suburb of Thessaloniki |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Thessaloniki
Ladadika
Entertainment neighborhood in Thessaloniki
No data yet
Historic Center / Ladadika
Best pure-center tourism; nightlife; office-core exposure; freeze from March 2026
Price from €2,800/m² (₪9,750/m²)
Kamara-Rotonda / TIF-University
Strong student/academic demand; central walkability; outside freeze zone
Price from €2,500/m² (₪8,706/m²)
Toumba
Residential neighborhood in Thessaloniki
No data yet
Kalamaria Center
More residential/coastal; LTR + furnished mid-term; outside freeze zone
Price from €2,200/m² (₪7,661/m²)
Kalamaria
Residential suburb in Thessaloniki
No data yet
Ano Poli
Upper town of Thessaloniki
No data yet
Pylaia
Suburb of Thessaloniki
No data yet
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
CASABROVA Global Investor Briefing — June 2026
June’s briefing is a one-time Score reset: Netherlands, Ireland and Poland cluster at the top; Spain, Portugal and Czechia remain in withdrawal; Greece is at peak; Germany and the UK move toward recovery; Romania enters the Virtual Portfolio.
Global Investor Briefing — May 2026
Scores were stable this month — the real stories are a generational currency window for shekel buyers, Greece emerging as a withdrawal candidate while Spain surprisingly holds at peak, and three markets moving from correction into recovery.
Regulation on Steroids: Why Greece is Pushing Investors Away (And Why Cyprus is the Answer)
Greece has entered a phase of "regulation on steroids," systematically dismantling the very incentives that saved its real estate market a decade ago. Smart money is crossing the Mediterranean to Cyprus.
The Silent Wealth Migration: Capital Flight from the UK to Cyprus and the UAE
The UK Non-Dom regime is dead. CASABROVA tracks where UHNWI capital is flowing — and the luxury property squeeze it will trigger in Cyprus and Dubai.
Service Providers in Thessaloniki
Lawyers, brokers, property managers, contractors
View all providers→Market Review — Thessaloniki
Thessaloniki is Greece's second city and offers the best value-to-yield ratio in the Greek market. At €2,200–3,500/sqm, prices sit well below Athens, while STR yields of 5–8% in the waterfront and Ladadika districts hold up against the capital. The large Aristotle University student population provides deep long-term-rental demand at 4–4.5%.
As a Zone A city, Thessaloniki's Golden Visa threshold is €800,000 — the same high-demand tier as Athens. The city's growing tech sector, EU regional office presence, and newly opened metro system are structural growth catalysts. Foreign investor interest is rising sharply.
Key considerations: Greece's 35% marginal rental income tax is high, but actual effective rates are lower after deductions. Thessaloniki's seasonality is less pronounced than islands — the city functions year-round as a business and cultural hub. Golden Visa thresholds have risen before (notably in Zone A), so timing matters.
Last updated: June 20, 2026
Discussions — Thessaloniki
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