Athens
Cultural capital meets modern investment hub; Acropolis-adjacent neighborhoods gentrifying fast
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⚠ Local STR Restrictions — Athens
Athens Districts 1–3: STR ban until December 2026. €8/night solidarity fee applies.
Market Analysis — Athens
Principaux moteurs de la demande et principaux risques d’investissement
✅Moteurs de demande
- •34M airport passengers 2025
- •1.85M cruise passengers
- •71% Airbnb occupancy
- •€22k median annual revenue
⚠️Risques clés
- •Central zone moratorium blocks new STR
- •Oct-2025 compliance costs up
- •Golden Visa properties cannot be used for STR
🇮🇱 Notes pour les investisseurs israéliens
Israelis led all foreign residential buyers in Greece 2024-2025 — Athens is primary concentration
Properties in Athens
2987 for sale·1447 for rent
Properties for Sale in Athens
Dernières annonces
Showing 1–12 of 50 listings
Appartement · 60 m² in Nea Smyrni
Appartement · 60 m² in Kifisia
Appartement · 100 m² in Chalandri
Appartement · 95 m² in Exarchia
Studio · 36 m² in Exarchia
Appartement · 60 m² in Exarchia
Appartement · 54 m² in Glyfada
Appartement · 105 m² in Chalandri
Appartement · 81 m² in Chalandri
Appartement · 78 m² in Piraeus
Appartement · 100 m² in Piraeus
Appartement · 101 m² in Marousi
Yield by Neighborhood — Athens
Comparaison des investissements en microzones — CASABROVA
| Quartier | Prix/m² | Rendement STR | Statut STR | Caractère |
|---|---|---|---|---|
| Kolonaki | €3,200–€3,800 (₪11,061–₪13,135) | 7%–10% | N/A | Upscale neighborhood in Athens |
| Chalandri | €3,200–€3,800 (₪11,061–₪13,135) | 7%–10% | N/A | Residential suburb in Athens |
| Glyfada | €3,200–€3,800 (₪11,061–₪13,135) | 7%–10% | N/A | Upscale coastal suburb in Athens |
| Kifisia | €3,200–€3,800 (₪11,061–₪13,135) | 7%–10% | N/A | Upscale suburb in northern Athens |
| Nea Smyrni | €3,200–€3,800 (₪11,061–₪13,135) | 7%–10% | N/A | Residential suburb in Athens |
| Pagrati | €3,200–€3,800 (₪11,061–₪13,135) | 7%–10% | N/A | Residential neighborhood in Athens |
| Piraeus | €3,200–€3,800 (₪11,061–₪13,135) | 7%–10% | N/A | Port of Athens |
| Voula | €3,200–€3,800 (₪11,061–₪13,135) | 7%–10% | N/A | Upscale coastal suburb in Athens |
| Marousi | €3,200–€3,800 (₪11,061–₪13,135) | 7%–10% | N/A | Business suburb in northern Athens |
| Koukaki-Makrygianni centralpremium | €3,000–€4,000 (₪10,370–₪13,826) | 7%–10% | STR Restricted 🟡 District 1-3 moratorium: no new STR until Dec 2026; existing operators grandfathered | Prime Acropolis-adjacent; strong liquidity; tourism demand; moratorium zone |
| Pangrati | €2,800–€3,500 (₪9,678–₪12,098) | 7%–9% | STR Restricted 🟡 District 2 moratorium: no new STR registrations until Dec 2026. Pangrati is within the 2nd Municipal District. Existing operators grandfathered. Fine: €20K minimum first offense. | Inner-city residential; strong LTR and mid-term rental depth; outside moratorium zone |
| Exarchia | €3,200–€3,800 (₪11,061–₪13,135) | 7%–10% | N/A | Alternative neighborhood in Athens |
| Exarchia-Neapoli | €2,400–€3,200 (₪8,296–₪11,061) | 7%–10% | STR Restricted 🟡 District 1 moratorium: no new STR registrations until Dec 2026. Exarchia is within the 1st Municipal District. Existing operators grandfathered. Fine: €20K minimum first offense. | Lower entry than prime center; value-add/gentrification; outside moratorium zone |
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 Athens
Kolonaki
Upscale neighborhood in Athens
Prix de €3,200/m² (₪11,061/m²)
Chalandri
Residential suburb in Athens
Prix de €3,200/m² (₪11,061/m²)
Glyfada
Upscale coastal suburb in Athens
Prix de €3,200/m² (₪11,061/m²)
Kifisia
Upscale suburb in northern Athens
Prix de €3,200/m² (₪11,061/m²)
Nea Smyrni
Residential suburb in Athens
Prix de €3,200/m² (₪11,061/m²)
Pagrati
Residential neighborhood in Athens
Prix de €3,200/m² (₪11,061/m²)
Piraeus
Port of Athens
Prix de €3,200/m² (₪11,061/m²)
Voula
Upscale coastal suburb in Athens
Prix de €3,200/m² (₪11,061/m²)
Marousi
Business suburb in northern Athens
Prix de €3,200/m² (₪11,061/m²)
Koukaki-Makrygianni
Prime Acropolis-adjacent; strong liquidity; tourism demand; moratorium zone
Prix de €3,000/m² (₪10,370/m²)
Pangrati
Inner-city residential; strong LTR and mid-term rental depth; outside moratorium zone
Prix de €2,800/m² (₪9,678/m²)
Exarchia
Alternative neighborhood in Athens
Prix de €3,200/m² (₪11,061/m²)
Exarchia-Neapoli
Lower entry than prime center; value-add/gentrification; outside moratorium zone
Prix de €2,400/m² (₪8,296/m²)
Éditorial | CASABROVA
Tous les articles →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 Athens
Avocats, courtiers, gestionnaires immobiliers, entrepreneurs
Voir tous les fournisseurs→Market Review — Athens
Athens is Greece's investment gateway and the primary target for Golden Visa buyers. At €3,200–3,800/sqm, prices have recovered from the crisis lows but remain well below the 2008 peak, offering what many investors see as continued upside. STR yields of 7–10% in the historic center and tourist corridors make it one of the highest-yielding European capitals.
The STR landscape is evolving: the government has introduced restrictions in central Athens (Plaka, Monastiraki, Syntagma area) to address housing affordability concerns, but peripheral neighborhoods like Koukaki, Pagrati, and Neos Kosmos remain available. Year-over-year appreciation of 8% confirms the market's momentum. The Golden Visa threshold for Athens (a high-demand Zone A area) is €800,000, creating a price floor for investor-grade properties.
Key considerations: the Greek bureaucracy requires patience (transactions can take several months), notary and legal fees add to acquisition cost, and property management is essential for STR operations. Chinese investors dominate the GV market, and their continued demand provides a structural bid. Athens is within a short direct flight of major European and Eastern-Mediterranean hubs, making it one of the most operationally accessible markets for foreign buyers.
Dernière mise à jour : June 20, 2026
Discussions — Athens
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