What does fast market mean and why does it matter to you
Each area has a volatility index (0-100) that measures how quickly the rental market changes in prices, available properties, and demand. Think of it as the heartbeat of an area; a high index means the market is moving intensely, while a low index indicates stability.
But what does this mean in practice? It depends on who you are.
If you're looking to rent
Fast market, high volatility (index 20+): The market moves daily. This means that:
New properties for rent appear every day
Prices can suddenly drop (e.g., Glyfada, -8.5% in one week)
You have more opportunities to negotiate, but you must act quickly; good properties disappear in hours.
Slow market, low volatility (index <15): Stable prices, fewer offers, but more time to think.
If you're considering buying for investment
High volatility: Greater risk but also greater profit opportunities. An area with an index of 25+ can give you excellent rental returns if you act correctly or leave you with an empty property if the market turns. Ano Mera (+17.2%) is a perfect example: high rental profits but unpredictable income.
Low volatility: Predictable, steady gains. Ideal for long-term investors seeking security.
If you are a property owner
High volatility: You need to frequently adjust prices to stay competitive. If you don't monitor the market, you risk either losing tenants (price too high) or leaving money on the table (price too low).
Low volatility: You can keep your strategy stable for months.
The 5 biggest winners of the week. The areas that skyrocketed
#1 Ano Mera, Mykonos (Volatility index: 21.9)
What happened: +17.2% in one week
Average rent: €14,031/month (from €11,981)Price per square meter: €143 (+14.7%)
Why it happened:
Ano Mera is a luxury real estate market with extremely limited supply. Only 51 houses in total, and this week 2 left the market (probably rented out) while only 6 new ones entered. When demand remains high and supply decreases, prices soar.
What it means for investors:
Rental yields can reach 8-10% for high-quality properties, but the high volatility means your income will be unpredictable. Ideal for short-term rentals (like Airbnb) rather than long-term leasing.
What it means for tenants:
If you're looking for Mykonos for the summer, book now. Prices will continue to rise as the season approaches.
#2 Thermi, Thessaloniki (Volatility index: 18.3)
What happened: +5.4% average price, +5.1% price per sq.m.
Average rent: €1,155/month
Market activity: 23 houses left, only 5 entered
Why it happened:
Thermi is an emerging suburb of Thessaloniki, close to the city center but with lower living costs and more space. Demand exceeded supply, as seen in the numbers: 23 houses disappeared (rented or withdrawn) while only 5 new ones entered the market.
What it means:
Thermi might be the next hot suburb of Thessaloniki. If you're considering investing, this is the right timing before prices soar further.
#3 Kypseli, Athens (Volatility index: 23.2)
What happened: +2.7% average price Average rent: €785/month Market activity: 51 new houses, 43 left
Why it happened:
Kypseli is Athens' success story over the last five years. From a forgotten neighborhood, it has become a sought-after location for young professionals and students. The index 23.2 indicates the market is lively, but the +2.7% increase shows it is healthy, not a bubble. Rent €785 for 83 sq.m. (average) is excellent value for central Athens. For investors, the combination of high activity + moderate growth = steady profits.
#4 Gazí, Heraklion (Volatility index: 18.4)
What happened: +31.5% new houses, but -5.0% average price
Average rent: €600/month
Market movement: 41 new houses, 13 left
Why it happened:
The Attiki Square is experiencing a price correction. More houses (+8) but lower prices (-8.8%). This is a classic buyer/renter's market: you have options and can negotiate.
For tenants: Now is an ideal time to look, you will find offers.
For investors: Wait for the market to stabilize before entering.
The 5 Biggest Losers. Opportunities or Red Flags;
#1 Stage, Athens (Volatility index: 22.9)
What happened: -13.4% average price
Average rent: 1,396€/month (from 1,612€)
Market movement: 21 new homes, 21 left (balance)
What is happening;
The Stadium is one of the most central and expensive areas of Athens. The number of homes remained stable (122), but prices collapsed. Two possible scenarios:
Theory 1 - Panic in prices: Owners panicked and lowered prices to avoid empty homes. This is an opportunity for tenants, you can find a prime area at a low price.
Theory 2 - Structural change: Downtown Athens is losing appeal after the pandemic; many professionals work from home and prefer suburbs with more space. This is a red flag for investors.
Decision: If you're looking to rent, go ahead. If you're looking to invest, wait to see if the decline continues.
#2 Glyfada (Volatility index: 26.6 - highest on the list)
What happened: -8.5% average price, -3.2% homes
Average rent: 2,095€/month
Market movement: 333 new homes, 431 left (-98 overall)
Why index 26.6;
Glyfada is the most volatile market of the week. 431 homes left, the highest number in Greece. At the same time, prices fell by -8.5%. What does this mean;
Over-supply correction: In recent months, Glyfada had prices that were slightly above justified levels. Now the market is correcting. Many owners are removing their properties from the market because they can't find tenants at the prices they asked.
What it means for you:
If you're looking to rent in Glyfada, now you're negotiating. Owners are in need. If you're considering investing, wait, prices might fall further.
#3 Mykonos (Volatility index: 22.9)
What happened: -14.8% average price
Average rent: 16,780€/month (yes, you read that right)
Market movement: 20 new homes, 9 left
Seasonal adjustment:
Mykonos is a purely seasonal market. In January, demand is minimal, no one rents a villa for €16,780 in winter. Prices naturally fall. This is not a red flag, it's just the market cycle.
If you're interested in Mykonos: Check again in April. Prices will soar again.
#4 Alimos (Volatility index: 21.6)
What happened: -5.0% average price
Average rent: 1,373€/month
Market movement: 131 new homes, 90 left
Why index 18.6;
Alimos is the most stable market of the week. 90 homes left, the lowest number in Greece. At the same time, prices fell by -5.0%. What does this mean;
Correction of excess supply: In recent months, Alimos had prices slightly above justified levels. Now the market is correcting, but the index 21.6 is moderate, there is no panic. Also, 131 new homes and 90 left indicates healthy flow.
Decision: If you want to rent, go ahead. If you want to invest, wait to see if prices drop further.
The Big Picture: What the Data Tells Us
When you look at 15 high-volatility areas, you start to see patterns.
1. Coastal areas are inherently unstable.
Glyfada (26.6), Alimos (21.6), Mykonos (22.9), all have an index >20. Why? Two reasons:
Seasonal effect: Demand changes dramatically between summer and winter
Tourism impact: Many properties are converted to short-term rentals in summer, so the long-term rental market fluctuates
Conclusion for investors: Coastal areas = higher profits but more risk. If you can't manage the volatility, consider suburbs.
2. Suburbs are rising
Thermi (+5.4%), Gazi (+31.5% houses), Prophet Elias (+22.4% houses). The pattern is clear: people are moving away from the center. They want more space, lower cost of living, and remote work makes this possible.
Forecast: Suburbs with good connectivity to the center (metro, buses) will continue to rise in 2026.
3. Patras is the hidden market
3,381 houses in the D' Community of Patras with an average rent only €476/month. Index 25.7, meaning an active market with movement. This is undervalued market. If you're looking for an affordable investment with decent potential, this is the place to consider.
4. 1,890 listings disappeared in one week
1,890 properties that were available last week are no longer listed. Someone rented them, someone bought them, or they were taken off the market.
What does this mean? The market moves quickly. If you see a house today and say you will think about it until the weekend, it’s very likely to be gone. Especially in dynamic areas like Glyfada, Kypseli, Attica Square, good properties get booked within a few hours.
How to leverage this data
1. Monitor how dynamic your area is
If the area you're interested in has:
High volatility (index >25): Check the listings daily, as they change constantly.
Medium (15–25): Just check 2–3 times a week.
Low (<15): A weekly check is enough.
Small tip: Enable email notifications on Spitigkonzalez so you are automatically informed when new listings matching your criteria are posted.
2. Connect volatility with market activity
Look at the overall picture:
Many new listings + low prices (e.g., Gazi): Oversupply, good news for tenants, riskier for investors.
Few listings + increased prices (e.g., Ano Mera): Demand exceeds supply; if you want to rent/burchase, you need to act quickly.
Balance (roughly as many listings go up as go down, e.g., Nea Smyrni): More stable, healthy market.
3. Set notifications for sudden changes
On Spitigkonzalez, you can set notifications when,
The volatility index of an area exceeds 25.
Prices drop more than 5%.
Many new listings appear suddenly within a short period.
Why does it matter: Information has an expiration date. If you learn that Glyfada has dropped by -8.5% at the moment it happens, you can use it in negotiations. If you learn about it two weeks later, the best properties will already be gone.
The market doesn't wait
We perform this analysis every week across Greece, and the picture is constantly changing. Areas that are cheap today can suddenly surge in a few weeks, while expensive areas may correct downward.
The Greek real estate market in 2026 is not static; it changes day by day. Without tools that provide real-time insights, you are operating blindly, while someone else with the data makes a move before you.
If these insights help you better understand the market, imagine what you could gain by receiving a detailed weekly report on areas directly in your inbox. Register for free to Spitigkonzalez's newsletter here: https://spitigkonzalez.gr/register
