Athens Property Investment Guide 2026: Zones & Data

Quick answer: Athens is Greece’s deepest property market for investors who want yield, liquidity, and a long appreciation runway in 2026. The municipality processed 5,816 sales worth roughly €626 million last year, gross rental yields average 5.43% city-wide, and apartment prices rose 6.1% in the Bank of Greece nine-month reading. The entire Attica region sits in the €800,000 Golden Visa tier with a 120 square metre minimum and no short-term rentals on the qualifying asset, while central districts face an STR licence freeze through end-2026. Centre asking prices run around €3,400+ per square metre, the Riviera benefits from the €8 billion Ellinikon pipeline, and districts such as Kipseli still deliver 6–7.5% on long-term lets. Foreign capital inflows cooled 25.3% to €2,055.6 million, so location discipline matters more than simply being in the capital.

Athens is not a single market. It is a cluster of submarkets, historic centre, northern suburbs, southern Riviera, Piraeus port districts, and the Ellinikon regeneration zone, each with different price points, tenant profiles, regulatory overlays, and return profiles. An investor who treats “Athens” as one average number will either overpay for yield in the wrong district or miss the appreciation story in the right one.

This guide is the hub for Athens property investment in 2026. It maps prices by submarket using Greek Property Group Q3 2025 benchmarks, explains what the €800,000 Golden Visa tier means in practice, compares long-term and short-term rental strategies under current regulation, analyses the Ellinikon effect on southern Attica, sets out a due diligence checklist, and helps you decide whether Athens or regional Greece fits your goals. For the national context, transaction volumes, foreign inflow trends, and the full Golden Visa tier map, start with the Greece property investment guide.

Athens Property Market in 2026: The Numbers

Athens carries more transaction weight than any other Greek city, and the 2025 municipal data confirms that the capital’s market is both active and mid-market weighted rather than purely luxury-driven.

The Athens municipality, the administrative unit covering the historic urban core and inner residential districts, recorded 5,816 property sales in 2025 with a combined transaction value of approximately €626 million. That implies an average deal size near €107,600 within the municipality alone, which sits close to the national average and confirms that liquidity concentrates in accessible apartments rather than only in trophy assets along the coast.

Metric	Athens figure	National context
Athens municipality sales (2025)	5,816 transactions	Part of 41,743 national transfers
Athens municipality value (2025)	~€626 million	National market ~€4.2 billion
Athens apartment price growth (9M 2025)	+6.1%	National house prices +7.5%
Athens gross rental yield	5.43%	National average 4.40%
Foreign inflows (Greece, 2025)	€2,055.6M (−25.3% YoY)	Resale share 78% of foreign buyers

The 6.1% apartment growth figure from the Bank of Greece’s nine-month 2025 reading is the right benchmark for urban Athens investors. National house price growth at 7.5% outpacing the capital signals that regional markets, islands, and secondary cities are in a catch-up phase. That does not weaken the Athens case, it reframes it. Athens is the mature core where yields and tenant depth are strongest; regional Greece is where entry prices and Golden Visa efficiency at €400,000 can be higher.

Foreign inflows of €2,055.6 million, down 25.3% year-on-year, are the clearest sign that the market has become more selective after Golden Visa threshold increases. The pullback is concentrated in price-sensitive entry-level demand, not in the underlying rental market. Domestic buyers, EU lifestyle purchasers, and residency investors who can meet the €800,000 Attica threshold continue to transact. Understanding what those transactions actually cost, transfer tax, legal fees, cadastre registration, is essential before modelling returns; the cost of buying property in Greece guide breaks down the full acquisition budget.

North vs Centre vs South vs Piraeus: The Athens Price Map

Athens investment performance is decided at the submarket level. Greek Property Group Q3 2025 asking-price data provides a practical zoning map for investors who need to match budget, yield target, and buyer profile to the right district.

Submarket	Indicative asking price (Q3 2025)	Investment character
Athens Centre	€3,400+ / m²	Deep tenant pool, moratorium zones, GV €800K
North Athens	€2,800+ / m²	Family suburbs, metro access, steady LTR demand
South Athens / Riviera	€3,200+ / m²	Coastal premium, Ellinikon halo, appreciation-led
Piraeus suburbs	€2,400+ / m²	Port city regeneration, lower entry within €800K zone
Rest of Attica	€2,700+ / m²	Outer municipalities, value relative to centre

Athens Centre: yield, tourism pressure, and regulation

The centre, Kolonaki, Koukaki, Mets, Exarchia, Neos Kosmos, and the historic core around the Acropolis, commands the highest average asking prices in the municipal unit at roughly €3,400+ per square metre. Beneath that average, the spread is wide. Prime hill districts trade at €4,500–6,000 per square metre, while transitional areas including parts of Kipseli, Metaxourgeio, and Omonia remain at €2,000–2,800 as gentrification continues.

Kipseli is the yield standout within the centre. Long-term residential lets in well-located Kipseli apartments can deliver 6–7.5% gross, well above the 5.43% city-wide average, because rents are strong relative to purchase prices in a district that has not fully repriced to Kolonaki levels. For a pure income investor who does not need a prestige address, Kipseli is one of the clearest yield-positive pockets in central Athens.

The centre also carries the heaviest short-term rental regulation. The Athens municipality STR moratorium freezes new AΜΕΑ licences in saturated central districts through end-2026, which means a buyer acquiring an unlicensed apartment in Kolonaki or Koukaki cannot launch a new Airbnb operation this year. Long-term letting remains fully legal and is increasingly the default strategy for centre investors. Full zone detail is in the Athens short-term rental moratorium 2026 guide.

North Athens: suburbs, families, and metro-linked demand

North Athens, Kifisia, Marousi, Chalandri, Vrilissia, and the northern corridor toward the airport, averages around €2,800+ per square metre. These are established residential suburbs with strong local demand from Greek families, professionals, and expatriates tied to corporate offices and international schools.

North Athens rarely delivers the highest percentage yields in the city, but it offers stability. Tenants sign longer leases, vacancy risk is lower than in tourist-saturated centre districts, and properties tend to be larger, which helps Golden Visa buyers who need 120 square metres at the €800,000 threshold. A €800,000 budget in northern suburbs often buys 200–280 square metres in a family apartment or maisonette, comfortably above the size minimum.

South Athens and the Riviera: Ellinikon-driven appreciation

South Athens and the Athenian Riviera, Alimos, Glyfada, Voula, Vouliagmeni, Vari, and Elliniko, average around €3,200+ per square metre at the submarket level, with premium coastal enclaves far above that headline. This is the appreciation corridor. Rental yields are often slightly below the city average because prices have risen faster than rents, but the structural demand drivers are among the strongest in Greece.

The Riviera benefits from coastal scarcity, limited new supply, international school demand, and the gravitational pull of the Ellinikon regeneration. Investors with a five-to-ten-year horizon who prioritise capital growth over immediate yield percentage often anchor their Athens thesis here. For zone-by-zone Golden Visa planning in southern Attica, see the Athens Golden Visa €800K areas guide.

Piraeus suburbs: port city entry within Attica

Piraeus and its surrounding suburbs, including Kastella, Mikrolimano, and the residential districts above the port, average around €2,400+ per square metre, making Piraeus one of the more accessible entry points within the €800,000 Attica Golden Visa zone. The port city is undergoing its own regeneration cycle, with cultural investment around Mikrolimano and improving connectivity to central Athens.

Piraeus suits investors who want Attica exposure and Golden Visa eligibility at a lower per-square-metre cost than the centre or Riviera. Yields can be competitive where rents are priced for working tenants and port-related professionals. The trade-off is a less international resale buyer pool than Glyfada or Kolonaki, which can affect exit liquidity for ultra-premium units.

Rest of Attica: outer municipalities and value pockets

The rest of Attica, municipalities such as Acharnes, Elefsina, and outer eastern and western districts, averages around €2,700+ per square metre. These areas are where budget-conscious buyers find space and square metres, but they require more careful tenant-demand analysis. Commute time to central Athens, local employment bases, and metro or suburban rail access determine whether a specific outer-Attica asset will let reliably.

Golden Visa €800K Attica: What It Means for Athens Buyers

Every property purchase in Attica, including all of Athens, Piraeus, the Riviera, and Ellinikon, falls in Greece’s €800,000 Golden Visa prime zone under Law 5100/2024. There is no €400,000 sub-zone within Attica. If residency is part of your investment thesis, the Attica rules define your minimum budget and your rental strategy.

Requirement	Attica rule	Practical effect
Minimum investment	€800,000 single property	Entire Attica is prime zone
Minimum size	120 m² usable area	Affects apartment vs maisonette choice
Short-term rentals	Prohibited on qualifying asset	Airbnb not allowed on GV property
Long-term rentals	Permitted (12+ months)	Standard income route for GV holders
Property type	Residential, single asset	No portfolio route at this tier

At centre prices of roughly €3,400 per square metre, €800,000 buys approximately 235 square metres, well above the 120 square metre minimum. In Glyfada at €4,500–5,500 per square metre, the same budget buys roughly 145–175 square metres. Only in the most expensive Riviera enclaves does the size threshold become a genuine planning constraint, and buyers in those districts often target maisonettes or combined-floor apartments to satisfy the usable-area rule.

The short-term rental ban on the qualifying Golden Visa property is national and permanent for the duration of the permit. It is separate from the Athens municipality STR moratorium, which affects non-GV investors in central districts as well. A Golden Visa holder who buys in Koukaki cannot STR the qualifying apartment even if a grandfathered AΜΕΑ licence existed before the moratorium, the GV ban takes precedence on the residency asset.

Investors who want both residency and short-term rental income typically structure around two assets: one €800,000 Attica property for the Golden Visa on long-term let, and a separate non-qualifying property in a €400,000 zone or a non-moratorium area for STR. That is a higher capital commitment but it separates the regulatory constraints cleanly.

The full tier map, including where €400,000 and €250,000 thresholds still apply, is in the Greece Golden Visa property tiers 2026 guide. For a submarket-by-submarket Attica breakdown, the Athens Golden Visa €800K areas guide goes deeper on Piraeus, Riviera, and Ellinikon specifics.

Long-Term vs Short-Term Rental Strategy in Athens

Rental strategy in Athens is shaped by three overlapping rules: national Golden Visa restrictions, the Athens municipality STR moratorium, and standard AΜΕΑ licensing for tourist lets. Conflating them is one of the most expensive mistakes a new investor can make.

Long-term residential letting (LTR)

Long-term leases of twelve months or more are legal everywhere in Athens and are unaffected by the STR moratorium. This is the default income strategy for Golden Visa investors and for yield-focused buyers in regulated centre districts.

Athens city-wide gross yield averages 5.43%. In districts such as Kipseli, well-located apartments can reach 6–7.5% gross on long-term residential tenancies. Net yields after ENFIA property tax, management fees of roughly 8–12% of rent, maintenance, insurance, and progressive income tax starting at 15% typically land 1 to 1.5 percentage points below gross. A 6.5% gross Kipseli yield realistically becomes a 5.0–5.5% net yield, still competitive with Western European capitals.

LTR demand in Athens is driven by Greek students and young professionals, EU remote workers, corporate relocations, and international school families in the northern and southern suburbs. Centre districts offer the deepest pool of single-professional tenants. Northern suburbs attract family tenants on two- to three-year leases. The Riviera draws expatriate families and senior executives who pay premium rents for coastal proximity.

Short-term tourist letting (STR)

STR is legally possible in parts of Athens that are outside the moratorium zone and on properties not tied to a Golden Visa application. Suburbs such as Glyfada, Voula, and Alimos follow standard national AΜΕΑ registration rules. A buyer who does not need the property for Golden Visa purposes and acquires in a non-moratorium area can apply for a new STR licence subject to density caps.

In central moratorium districts, Kolonaki, Koukaki, Exarchia, Monastiraki, Psyrri, and parts of Plaka, new STR licences are frozen through end-2026. Properties with grandfathered AΜΕΑ registrations trade at a premium because the licence transfers with the asset. A buyer paying that premium must model whether the STR income justifies the uplift over a long-term let in the same building.

Golden Visa investors cannot use the qualifying property for STR regardless of location or licence status. If residency is the primary goal, STR is off the table for that asset entirely.

Strategy	Best suited to	Athens gross yield range	Regulatory status
Long-term residential	GV investors, centre buyers, yield focus	5.43% city-wide; 6–7.5% Kipseli	Legal everywhere
Short-term tourist	Non-GV assets, Riviera suburbs	Seasonal; varies by occupancy	Moratorium in centre; GV ban on qualifying asset
Mid-term furnished (1–11 months)	Corporate lets, digital nomads	Between LTR and STR	Grey zone; requires legal drafting

A full yield-modelling framework, including occupancy assumptions, ENFIA, and income tax, is in the Greece rental yield guide.

The Ellinikon Pipeline and the Riviera Premium

The Ellinikon is the structural story behind southern Athens outperformance. The €8 billion regeneration of the former Hellinikon International Airport site is one of Europe’s largest urban redevelopment projects, and its effects extend well beyond the project boundary.

Lamda Development’s masterplan covers approximately 6,200,000 square metres of coastal land on the southern Attic shore. The programme includes a metropolitan park, marina facilities, luxury branded residences, commercial districts, and a casino resort. Branded residence asking prices within the development already range from €800,000 into the multi-million band, which places the Ellinikon itself at the top of the Attica price hierarchy rather than the entry level.

For most investors, the accessible play is in the established Riviera municipalities that ring the site:

Elliniko, direct proximity, first beneficiary of infrastructure upgrades
Glyfada, established international suburb, strong resale liquidity
Alimos, lower Riviera entry, improving metro access
Voula and Vouliagmeni, ultra-premium coastal scarcity, limited supply

The Ellinikon raises the floor for southern Attica values in three ways. First, it consumes a large share of the remaining developable coastal land, tightening supply in adjacent municipalities. Second, it delivers metro stations, road upgrades, and public amenities that benefit the entire southern corridor. Third, it signals international credibility, institutional capital of this scale attracts further development and buyer attention to the Riviera.

Southern Athens asking prices average around €3,200+ per square metre at the submarket level, but premium coastal units trade far higher. Investors who buy here are typically betting on appreciation over a five-to-ten-year horizon rather than maximising immediate percentage yield. The Ellinikon is the reason that bet has a structural foundation rather than relying on tourism cycles alone.

Due Diligence Checklist for Athens Purchases

Athens has a deep resale market, 78% of foreign buyers choose existing property, which means title quality, building compliance, and tax status vary property by property. Due diligence is not optional.

Pre-offer checks

Confirm the seller’s title in the Greek cadastre (Ktimatologio) and verify there are no pending disputes, liens, or unregistered co-owners.
Request the ENFIA objective-value assessment and compare it with the asking price: transfer tax is calculated on the higher figure.
Check whether the property sits in a Golden Visa-compliant size bracket if residency is planned (120 m² usable area minimum).
For centre apartments, confirm AΜΕΑ STR licence status and whether the unit falls inside the moratorium zone.
Review building permit history and the engineer’s certificate (pelekisi) for any unauthorised extensions or floor-area discrepancies.

Contract-stage checks

Engage a Greek lawyer before any deposit: not after. The lawyer conducts the full title search, checks for mortgages, and verifies municipal charge clearance.
Commission an independent engineer’s inspection report covering structural condition, electrical compliance, and declared versus actual square metres.
Confirm the property is residential and eligible for Golden Visa if applicable: commercial conversions follow different rules.
Model total acquisition cost at 7–10% above the purchase price: 3.09% transfer tax, notary, lawyer, cadastre registration, and agent commission where applicable.
For non-EU buyers, verify AFM tax number readiness and bank transfer documentation before the notary appointment.

Post-completion checks

Register the deed with the cadastre and update ENFIA ownership records.
Set up utilities and building common-charge (koinochrista) accounts.
If letting long-term, use a registered lease agreement filed with the tax authority.
If the property has a grandfathered STR licence, transfer the AΜΕΑ registration promptly after completion.

The step-by-step foreign buyer workflow, AFM, bank account, power of attorney, notary deed, is documented in the buy property in Greece as a foreigner guide.

Pros and Cons of Athens Property Investment

Pros	Cons
City-wide gross yield 5.43%, among Greece’s highest	Entire Attica requires €800K for Golden Visa
5,816 municipal sales in 2025, deep liquidity	Foreign inflows down 25.3%, more selective market
Ellinikon €8B regeneration lifts Riviera values	Centre STR moratorium through end-2026
Kipseli LTR yields 6–7.5% in yield-positive stock	GV qualifying asset cannot be used for Airbnb
Metro, schools, international buyer pool	Title and building-compliance risk on older resale stock
Apartment prices +6.1% with room below pre-crisis peaks	Net yields 1–1.5 points below gross after tax and costs
Resale dominates at 78%, immediate income possible	Premium Riviera entry compresses percentage yield

The pros cluster around income, liquidity, and structural demand. The cons cluster around regulation, entry cost for residency investors, and the need for disciplined due diligence on resale stock. Neither list is decisive on its own, the right question is whether your investor profile matches the strengths and can absorb the constraints.

Who Should Buy Athens vs Regional Greece?

Athens and regional Greece serve different investor profiles. The decision is not about which market is “better” but which market matches your capital, timeline, and regulatory tolerance.

Buyer scenario 1: Yield-first investor without residency needs

Profile: €150,000–€350,000 budget, wants maximum percentage return, no Golden Visa requirement.

Recommendation: Target centre districts such as Kipseli or outer Attica value pockets where rents are strong relative to price. Model long-term residential lets at 6–7.5% gross. Avoid paying Riviera premiums unless the appreciation thesis is explicit. A sub-€800,000 Athens apartment avoids GV constraints entirely, so STR remains an option in non-moratorium suburbs if you accept the regulatory complexity.

Buyer scenario 2: Golden Visa investor wanting Athens lifestyle

Profile: €800,000+ budget, wants residency plus a home base in the capital, accepts long-term let income only.

Recommendation: Plan for 120 square metres minimum in a district where €800,000 buys comfortable margin above the size threshold, central Athens, Piraeus, or northern suburbs. Use long-term letting for income. Do not model Airbnb on the qualifying asset. If short-term income matters, budget for a separate non-qualifying property in a €400,000 zone.

Buyer scenario 3: Appreciation-focused Riviera investor

Profile: €500,000–€1,500,000, five-to-ten-year horizon, prioritises capital growth and lifestyle.

Recommendation: Focus on Glyfada, Voula, Alimos, or Elliniko within the Ellinikon orbit. Accept lower percentage yields in exchange for coastal scarcity and regeneration-driven demand. This profile often overlaps with lifestyle buying, 52% of Greek market buyers purchase for holiday use, which supports resale liquidity on exit.

Buyer scenario 4: Investor comparing Athens with Crete or mainland regions

Profile: Wants residency at lowest efficient entry, open to tourism-driven STR on a non-GV asset.

Recommendation: Regional Greece at the €400,000 Golden Visa tier, Crete above all, offers lower entry and more rental strategy flexibility on the qualifying property if you accept island or mainland location risk. Athens wins on tenant depth, yield percentage, and institutional liquidity. National growth data supports both: Athens apartments at +6.1%, national houses at +7.5%. The Greece property investment guide compares regions in full.

Buyer scenario 5: Portfolio investor splitting Attica and regional exposure

Profile: €1.2M+ total capital, wants residency plus income diversification.

Recommendation: Structure an €800,000 Attica long-term let for the Golden Visa and a €400,000 regional asset for yield or STR income. This separates regulatory constraints and captures both the Athens liquidity premium and the regional Golden Visa efficiency. Total acquisition costs on both legs should be modelled at 7–10% each.

Risks and How to Manage Them

Athens is a strong market with real risks that disciplined investors account for before committing capital.

Regulatory risk is the most Athens-specific factor. The Golden Visa STR ban, the 120 square metre rule, and the centre STR moratorium can eliminate an income strategy that looked viable on a portal listing. Mitigation: confirm regulatory status before offer, and model long-term let income as the base case.

Foreign inflow contraction of 25.3% to €2,055.6 million signals that the indiscriminate buying era is over. Prestige zones that depended on low-threshold residency capital are more exposed than mid-market yield assets. Mitigation: buy where domestic and EU demand is self-sustaining, centre rental stock, northern family suburbs, Riviera owner-occupier districts.

Title and building-compliance risk is elevated on older resale stock, which is exactly what 78% of foreign buyers purchase. Unauthorised extensions, pending cadastre disputes, and engineer’s certificate discrepancies can delay or kill transactions. Mitigation: lawyer-led due diligence and an independent engineer’s report before any deposit.

Yield compression risk applies in the Riviera, where Ellinikon-driven price growth can outpace rent growth. A buyer who enters at the top of the cycle may see strong capital values but weak percentage yields for years. Mitigation: compare price per square metre against local rent comps, and stress-test at zero appreciation for the first three years.

Policy risk affects the capital gains tax suspension (currently through December 2026) and the STR moratorium end date. Both are temporary measures that may be extended or allowed to expire. Mitigation: model exit returns with and without capital gains tax, and do not rely on STR income in moratorium zones without a grandfathered licence.

Closing Verification Checklist

Before you commit to an Athens property investment in 2026, walk through this list:

Athens in 2026 rewards investors who read the submarket data, respect the regulatory overlay, and buy for a defined return profile, yield in Kipseli, appreciation on the Riviera, stability in the northern suburbs, or value in Piraeus, rather than for a generic “Athens” label. The national framework, tier map, and regional alternatives sit in the companion guides linked throughout this page.

Frequently Asked Questions

Is Athens a good property investment in 2026?

Athens remains one of Greece's strongest investment cores in 2026. The municipality recorded 5,816 sales worth roughly €626 million in 2025, apartment prices rose 6.1% in the Bank of Greece's nine-month reading, and city-wide gross rental yields average 5.43%. The trade-off is that all of Attica sits in the €800,000 Golden Visa tier with a 120 square metre minimum and a ban on short-term rentals for qualifying assets, while central districts face an STR licence moratorium through end-2026. Yield-focused buyers can still find 6–7.5% long-term returns in districts such as Kipseli.

What are average property prices in Athens by area in 2026?

Greek Property Group Q3 2025 data points to Athens Centre at roughly €3,400+ per square metre, North Athens at €2,800+, South Athens and the Riviera at €3,200+, Piraeus suburbs at €2,400+, and the rest of Attica at €2,700+. Premium Riviera enclaves such as Vouliagmeni trade well above these averages, while transitional inner districts can sit below the centre headline. The spread matters more than the citywide average when modelling yield or Golden Visa compliance.

What rental yield can you earn from Athens property?

Athens averages 5.43% gross rental yield city-wide, among the highest of Greece's major urban markets. Long-term residential lets in yield-positive districts such as Kipseli can reach 6–7.5% gross. Riviera properties often deliver slightly lower percentage yields because prices are higher relative to rents, but they carry stronger capital appreciation drivers through the Ellinikon regeneration. Net yields after ENFIA, management, maintenance, and income tax typically run 1 to 1.5 percentage points below gross figures.

Does the €800,000 Golden Visa rule apply to all Athens property?

Yes. Law 5100/2024 designates the entire Attica regional unit as a prime zone, so Athens municipality, Piraeus, the Athenian Riviera, and Ellinikon all require a minimum €800,000 investment in a single residential property of at least 120 square metres of usable area. Short-term tourist rentals are prohibited on the qualifying Golden Visa asset nationwide. Long-term leases of twelve months or longer remain permitted and are the standard income route for residency investors.

Can you run Airbnb on an Athens investment property in 2026?

It depends on the property and your visa status. Golden Visa qualifying assets cannot be used for short-term tourist rentals under any circumstances. Separately, the Athens municipality STR moratorium freezes new AΜΕΑ short-term rental licences in saturated central districts through end-2026, though grandfathered licences continue. Suburbs outside the moratorium zone, such as Glyfada or Kifisia, follow standard national STR rules, but a Golden Visa buyer still cannot STR the qualifying property itself.

How does the Ellinikon project affect Athens property investment?

The Ellinikon is an €8 billion regeneration of Athens' former international airport site on the southern coast, one of Europe's largest mixed-use developments. It is lifting values and infrastructure across the wider Athens Riviera, Glyfada, Voula, Vouliagmeni, Elliniko, and Alimos, through new parks, marina facilities, metro connectivity, and branded luxury residences. For investors, the Ellinikon is a structural appreciation signal for southern Attica rather than a low-entry yield play.

Should I buy in Athens or regional Greece for investment?

Athens suits investors who want the deepest tenant pool, the highest major-city yields, metro-connected liquidity, and long-term capital appreciation anchored by the Ellinikon. Regional Greece, including Crete at the €400,000 Golden Visa tier, suits investors who want a lower residency entry point, tourism-driven short-term rental options on non-GV assets, or value appreciation from a lower price base. National apartment growth at 6.1% in Athens is solid, but national house price growth of 7.5% shows regions catching up.

What due diligence is essential when buying Athens property?

Athens transactions require a Greek lawyer, engineer's certificate, cadastre verification, ENFIA objective-value check, and confirmation that the property meets Golden Visa size rules if residency is the goal. Resale dominates foreign buying at 78%, so title history, building permit compliance, and any outstanding municipal charges must be cleared before the notary deed. Foreign inflows into Greek real estate reached €2,055.6 million in 2025, down 25.3% year-on-year, which makes selective due diligence more important than chasing momentum.