1. Digitization and MIDAS Register: The End of Tax Uncertainty
The biggest change coming to the Greek real estate market is not related to supply and demand, but to the way the state monitors and taxes property assets.
From 2026, the Property Rights Registry (MIDAS), legislated in July 2025, is expected to be fully operational. A digital system that radically changes the data. For the first time, all information about property ownership, from owners to leases, loans, and encumbrances, is gathered in a single digital platform.
What changes for property owners:
Mandatory declaration of all property details by December 31, 2025
Full transparency in leases and rental income
Automatic cross-checking with tax data
Advantages for buyers:
Immediate access to the property's history
Reduced time for notarial checks
Greater legal security
For the overall market:
Increased transparency in prices and transactions
Harder to hide income from short-term rentals
Potential pressure on owners who do not declare rental income
The MIDAS is expected to lead to greater order in the market, but also to stricter tax audits, especially for short-term rentals and investment properties.
2. Property Prices by Area: Where They Are Rising and Where They Are Stabilizing
The picture of the Greek real estate market in 2026 is not uniform. While some areas continue to show strong growth, others are entering a phase of stabilization or even decline.
Athens and the Athenian Riviera. In the capital, the variation is pronounced.
Areas with continued growth:
Southern suburbs and the Athenian Riviera (Glyfada, Voula, Vouliagmeni): Prices range from €3,700 to €4,500 per sq.m., with Elliniko acting as a demand magnet
Central neighborhoods (Kallithea, Pagrati, Agios Ioannis): €2,200–€2,800 per sq.m., with steady demand from professionals and young households
Northern suburbs (Marousi, Kifisia): €3,000–€3,300+ per sq.m., supported by metro expansion
Areas of stabilization:
Western suburbs: Demand remains steady but without the growth rates of previous years
Overbuilt neighborhoods: Areas with excessive new construction face a risk of price decline
Thessaloniki: The Great Opportunity
Greece's second-largest city remains one of the most attractive destinations for investors:
Historical center: €1,800–€3,200 per sq.m.
Kalamaria (seaside area): €2,200–€3,800 per sq.m.
Panorama: €2,000–€3,500 per sq.m.
Thessaloniki offers the greatest advantage for new investors: lower entry prices combined with high rental yields, thanks to strong student and professional demand.
Rest of Greece
Crete: €1,800–€5,000+ per sq.m., depending on the area—strong long-term tourism demand
Chalkidiki: €2,000–€4,500+ per sq.m.—summer rentals with high yields
Peloponnese: €1,500–€2,300 per sq.m.—the best value-for-money for permanent residence
3. The 3 major projects changing the investment map
Greece is at the center of one of the largest infrastructure cycles of recent decades. These projects not only upgrade infrastructure but also reshape entire areas and create new investment hotspots.
The Elliniko Project:
The former airport is being transformed into a metropolitan park, shopping center, marina, and residential complex. The impact is already visible:
Prices in the southern suburbs have skyrocketed
New hotels and retail stores are opening continuously
The area is turning into a premium destination for international buyers
The completion of the initial phases of the project is expected to continue fueling the upward trend of prices in Glyfada, Elliniko, Voula, and Vouliagmeni.
Line 4 of the Metro:
The new metro line will connect areas that until now were undervalued due to difficult access. The plan includes:
Connection Goudi - Kallithea - Alsos Veykou
Connection to Piraeus port and KTEL buses
Reduction of travel times by up to 40%
Areas near the new stations are expected to see increased demand and a 10–20% rise in prices over the coming years.
Heraklion Airport:
The new Heraklion airport, expected to be completed in 2027, will be one of the largest in Greece. It will reduce access times from Europe and further boost tourism demand.
Increased interest in investment properties in the wider Heraklion area and northern Crete.
4. The New Era after the Golden Visa. Digital Nomads and Dispersion
The Golden Visa was for years the main driver of foreign investments in the Greek market. With recent regulatory changes and especially the increase in the investment threshold in specific areas, the market is shifting towards new audiences.
Digital Nomads and Remote Workers
The pandemic and the spread of teleworking created a new category of buyers:
Professionals working remotely for international companies
Digital nomads seeking a base in the Mediterranean
Foreign retirees with moderate but stable incomes
What they seek:
Reliable internet
Good quality of life and low cost of living
Easy access to airports
Safety and stability
Preferred areas: Athens (central and seaside areas), islands with a permanent community (Crete, Corfu, Paros), Thessaloniki.
Dispersion and Return of Greeks
More and more Greeks from the diaspora, especially from the USA, Australia, and the United Kingdom, are choosing to buy property in Greece, either as a second home or for permanent return.
Characteristics of this market:
Seeking quality and modern specifications
Preference for renovated properties ready to use
Interest in areas with developing Greek communities
European Retirees
With the increase in the Golden Visa thresholds, many European retirees are turning to Greece as a destination for permanent residence, not for investment, but for lifestyle.
What they seek:
Mild climate and high quality of life
Affordable prices compared to Western Europe
Access to healthcare
5. Housing Trends: Co-living, Branded Residences, and Energy Upgrades
Changes in buyer profiles are leading to new trends in the types of properties in demand.
Co-living: The answer to affordable housing crisis
Co-living projects—buildings with private living spaces and shared work and leisure areas—are rapidly expanding in Athens and Thessaloniki.
Ideal for whom:
Young professionals
Students
Digital nomads
Investment interest: High returns with reduced risk of vacancies, as they appeal to a broader audience.
Branded Residences: Luxury and services
Properties combining ownership with hotel services—from cleaning to concierge—are becoming increasingly popular in premium locations such as Elliniko and the Athens Riviera.
Who buys them:
International investors
High-income foreigners
Greek diaspora seeking turn-key solutions
Sustainable and energy-efficient properties
With the energy crisis and increased environmental awareness, demand for properties with:
High energy class (A+, A++)
Photovoltaic systems
Insulation and smart energy management systems
...continually increasing. Additionally, there are government subsidy programs for energy upgrades, making investments more attractive.
What do these changes mean for you;
If you are considering buying
Choose areas with infrastructure: Metro, roads, airports add long-term value
Consider new categories: Co-living and sustainable properties have better resale prospects
Watch out for taxation: The MIDA increases transparency, it is important to know your obligations
If you are a property owner
Get informed about the MIDA: Make sure you have correctly declared your property
Consider energy upgrade: It will increase the value and rental attractiveness of your property
Evaluate rental strategy: Short-term rental regulations are tightening, consider long-term leases
If you are an investor
Differentiate yourself: Don't focus only on Athens, Thessaloniki and Crete offer better returns
Follow major projects: Areas near new infrastructure will see increased demand
Think long-term: The market is maturing, flipping is becoming more difficult, but long-term holding remains profitable
Conclusion: A transitioning market
2026 will be a year of adjustment for the Greek real estate market. The days of easy, double-digit returns have passed, but that does not mean opportunities have disappeared.
The difference in 2026 is that success requires more research, better planning, and a deeper understanding of local dynamics. The buyers who will benefit the most are those who:
Understand regional differences
Leverage major infrastructure projects
Adapt to new trends (co-living, sustainability)
Comply with tax and regulatory obligations
Greece remains one of the most attractive real estate destinations in Europe, but the market is changing. Those who act strategically in 2026 will be in an advantageous position for the years to come.
For more information about prices, trends, and investment opportunities in the Greek real estate market, visit the Spitigkonzalez, the most comprehensive data-driven real estate analysis platform in Greece.
