Markets with Strong Price Increases
At the top of the list is the Halkoutsi Municipal Community, with a volatility index of 33.7 and an average asking price of €314,112, increased by 25.7% in just one week. The median price rises to €220,000 (+10%), while the average size increases to 180 sq.m., indicating demand for larger holiday or vacation homes. The combination of rising prices and larger areas suggests buying interest from buyers with higher budgets seeking space and quality.
A similar picture is recorded in the Mytilene Municipal Community, where the average price reaches €273,932 (+12.3%), the median price is €185,000, and the average size is 167 sq.m. The market remains relatively small in volume of listings, but the combination of rising prices and sizes indicates a calm but steady appreciation of values, likely due to limited new supply.
Target Areas for Negotiation
On the other hand, there are markets where the average price is declining, while the volume of listings remains high. In the Elliniko Municipal Community, the average asking price drops to €658,466 (-6.7%), with a decrease in price per square meter to €5,150/m². Although the area remains one of the most expensive in the country, the price reduction combined with many withdrawn listings indicates more cautious buyers and sellers who may need to revise their expectations.
A similar trend is observed in the Neos Kosmos neighborhood, where the average price is around €252,000 with a weekly decline of about 6.6%, while the total number of listings decreases by nearly 9%. This is a mature, densely populated market with high activity, where the slight easing in prices can translate into better bargaining margins for the well-informed buyer.
Stable Urban Markets with Many Opportunities
Large zones such as the Municipality of Nea Smyrni, the communities of Peristeri, the B’ Community of Piraeus, and neighborhoods like Charilaou and Ano Petralona show low to moderate volatility, but very high activity in listings and withdrawals. The average prices range approximately between €200,000–€310,000, with small weekly increases in price per sq.m., indicating mature markets with gradual appreciation and plenty of properties to choose from.
For local buyers and small investors, these areas usually represent safer fields of activity. They do not experience the extreme fluctuations of holiday or specialized locations but offer a combination of demand for owner-occupation and investment use (long-term leasing, student housing, etc.). The gradual rise in prices, along with the decrease in available listings in some of these areas, warns that the window of opportunity may not remain open for long.
What the Data Means for Buyers and Sellers
For those considering buying, areas with declining average prices but high activity, such as Elliniko or Nea Kosmos, may offer bargaining advantages, especially if combined with careful research at the building and street level. Conversely, markets with strong price increases and larger areas, like Chalcis or Mytilene, may be more suitable for those seeking long-term capital appreciation or holiday use.
Sellers, on their part, should closely monitor both the average price and the number of withdrawn listings in their area. High volatility means that correct initial pricing and timing of putting the property on the market can make a significant difference in the final price.
On the Spitigkonzalez website, you can see detailed information on the 15 most unstable sales markets. Average prices, €/sq.m., weekly changes, and volume of listings, so you can plan your next move in the housing market more consciously.
