{"id":41245,"date":"2026-08-13T12:05:09","date_gmt":"2026-08-13T09:05:09","guid":{"rendered":"https:\/\/bnbnews.gr\/?p=41245"},"modified":"2026-08-21T01:44:07","modified_gmt":"2026-08-20T22:44:07","slug":"thessaloniki-the-new-golden-neighborhoods-where-property-prices-are-reaching","status":"publish","type":"post","link":"https:\/\/bnbnews.gr\/en\/data-amp-insights\/41245\/thessaloniki-the-new-golden-neighborhoods-where-property-prices-are-reaching\/","title":{"rendered":"Thessaloniki\u2019s new property hotspots: How high are prices going"},"content":{"rendered":"

The Thessaloniki<\/strong> <\/a>residential property market continues to move on an upward trajectory in the first half of 2026, with sale prices and rents recording further increases, the supply of modern homes remaining limited, and major infrastructure projects gradually reshaping the map of property values across the entire urban area. At the same time, in the most expensive zones of the city centre and eastern Thessaloniki, a distinct luxury residential market is now emerging, where asking prices can exceed even \u20ac7,000 per square metre.<\/p>\n

The picture captured by the Market Insight Report for the first half of 2026<\/strong> by Danos, a member of the international network of BNP Paribas Real Estate, shows that Thessaloniki remains one of the strongest residential property markets in Greece. According to revised data from the Bank of Greece, the city recorded a 9.7% increase in prices in 2025<\/strong>, the highest among the major Greek urban markets. In the first quarter of 2026, the rate of increase slowed to 6.4% year-on-year<\/strong>, compared with 5.7% nationwide, a development which the report attributes more to a natural slowdown following the particularly strong performances of previous periods rather than to a reversal of the trend.<\/p>\n

For the whole of 2026, Danos forecasts that residential property prices in Thessaloniki will increase by 4% to 7%<\/strong>, with the market continuing to be supported by the shortage of supply, rental yields and strong demand from international investors.<\/p>\n

Average price in the Municipality of Thessaloniki reaches \u20ac2,625\/sq.m.<\/h2>\n

Based on data from Spitogatos and Indomio cited by the report, the average asking price in the Regional Unit of Thessaloniki<\/strong> stands at \u20ac2,325 per square metre<\/strong>, having increased by 7.4% year-on-year.<\/p>\n

Even higher is the Municipality of Thessaloniki<\/strong>, where the average asking price has reached \u20ac2,625 per square metre<\/strong>, recording an annual increase of 9.4%.<\/p>\n

Behind the average, however, there are very large differences. Danos highlights as one of the most important trends of the first half of the year the widening gap between different areas and property categories. In the most expensive<\/strong> locations of the city centre, Nea Paralia and Kalamaria, values have moved significantly away from those of the western districts, while newly built and luxuriously renovated homes command a significant premium.<\/p>\n

On Nikis Avenue, Nea Paralia and the area around the White Tower<\/strong>, asking prices for high-specification properties start at approximately \u20ac5,700 per square metre<\/strong> and can exceed \u20ac7,000, confirming the creation of a distinct luxury residential market in the city.<\/p>\n

From \u20ac800 to over \u20ac7,000\/sq.m. \u2013 The new price map<\/h2>\n

The city centre and the waterfront remain at the top of the market, with typical asking prices ranging between \u20ac2,800 and \u20ac3,200 per square metre<\/strong>, while values for the best first-line properties reach or even exceed \u20ac7,000. This is the area with the highest demand, while new housing supply is almost non-existent.<\/p>\n

In Kalamaria<\/strong>, prices range from \u20ac2,450 to \u20ac3,100 per square metre<\/strong>, having increased by 8.1% year-on-year. The area attracts strong demand both from families and investors, while the extension of the Metro has begun to act as a catalyst for the adjustment of property values.<\/p>\n

In Pylaia and Thermi<\/strong>, prices range between \u20ac2,000 and \u20ac2,950 per square metre<\/strong>. The market is showing steady growth, supported by proximity to the airport and the university, as well as new commercial developments.<\/p>\n

More expensive is Panorama<\/strong>, where asking prices range from \u20ac2,500 to more than \u20ac4,000 per square metre<\/strong>. The area retains its character as one of Thessaloniki\u2019s established high-end residential markets, with panoramic views and its distinctive residential character keeping values high.<\/p>\n

In Toumba<\/strong>, by contrast, prices are lower and range from \u20ac1,800 to \u20ac2,400 per square metre<\/strong>. Strong rental demand, including from the university population, means that the area records, according to the report, some of the highest rental yields in the city.<\/p>\n

At the other end of the market are the western districts<\/strong>, such as Stavroupoli and Evosmos, where prices range from just \u20ac800 to \u20ac1,400 per square metre<\/strong>. Precisely these lower entry prices, however, create greater potential for returns. Danos estimates that western areas can offer yields of around 6% to 8%<\/strong>, together with potential for capital appreciation through renovations and property upgrades.<\/p>\n

Rents at \u20ac10.4\/sq.m. and up 7.8%<\/h2>\n

Similar pressure to that seen in sale prices is also being recorded in the rental market. In the Municipality of Thessaloniki<\/strong>, the average asking rent has reached \u20ac10.4 per square metre per month<\/strong>, recording an increase of approximately 7.8% year-on-year<\/strong> at the beginning of 2026. According to the report, this is the highest annual increase in rents among Greek cities.<\/p>\n

The increase comes after the exceptionally strong annual rise of 13.5%<\/strong> recorded in the first quarter of 2025, meaning that the rental market has accumulated significant increases within a relatively short period of time.<\/p>\n

The development is part of a broader environment of rapidly increasing housing costs. As Danos notes, Greece recorded the second-largest increase in rents in the European Union in 2025, at 10.1%<\/strong>, while pressures are particularly noticeable in Thessaloniki. According to the data presented in the report, 28.9% of the population already spends more than 40% of its income on housing<\/strong>, highlighting housing affordability pressure as one of the most important challenges for the city.<\/p>\n

Despite the continuous increases in property values, gross rental yields remain at relatively attractive levels, at approximately 4.7%-4.8%<\/strong>. A decisive role is played by the limited availability of housing, as the vacancy rate in the city centre and Kalamaria is estimated at just 3%-4%<\/strong>.<\/p>\n

\"\u0391\u03ba\u03af\u03bd\u03b7\u03c4\u03b1
Thessaloniki \u00a9 canva<\/figcaption><\/figure>\n

Kalamaria metro extension and suburban railway change the balance<\/h3>\n

Two major transport projects are emerging, according to the report, as the key catalysts now affecting the residential property market: the Metro extension towards Kalamaria<\/strong> and the connection to Sindos through the Suburban Railway<\/strong>.<\/p>\n

The Metro extension towards Kalamaria, with a target of September 2026<\/strong> according to the report, is described as the most important event for the residential property market during the first half of the year. Areas gaining direct access to rail transport, such as Kalamaria, Aretsou, Nea Krini and Mikra<\/strong>, are already showing adjustments in asking prices.<\/p>\n

The full impact of the project on property values, however, is expected to become gradually more visible from 2026 and in the following years, as development around the areas influenced by the new stations accelerates.<\/p>\n

In the west, the Suburban Railway towards Sindos<\/strong> is expected to act as a corresponding catalyst, improving the accessibility of areas where values remain significantly lower than in the city centre and eastern districts. This is also one of the reasons why Danos identifies greater potential for future capital appreciation in the western districts.<\/p>\n

Golden Visa and foreign buyers<\/h3>\n

An important factor for the performance of the market remains international investment demand. Despite the increase in the required investment threshold for the Golden Visa to \u20ac800,000 in central areas<\/strong>, Thessaloniki continues, according to Danos, to be a strategic market for foreign investors.<\/p>\n

The change in the threshold has shifted part of the demand towards larger properties in the city centre and towards prime areas in the east, helping to maintain high prices in the upper segment of the market.<\/p>\n

International buyers, mainly from Israel, Germany, the Balkans and the Middle East<\/strong>, account, according to the report, for more than 30% of demand in Thessaloniki\u2019s most prime submarkets<\/strong>.<\/p>\n

Danos also links the increase in interest to the changes that have taken place in other European markets. Spain closed its Golden Visa programme in April 2025, while Portugal had already abolished the possibility of obtaining a residence permit directly through investment in real estate. As a result, Greece maintains a distinctive position among the major markets of the European Union in terms of the possibility of linking property investment with a residence permit, a factor which, according to the report, further strengthens international investors\u2019 demand for high-specification properties.<\/p>\n

Tourism and short-term rentals<\/h3>\n

Another factor affecting the market is the growth of tourism and short-term rentals. The continued increase in tourist flows is fuelling interest in purchasing investment properties that are operated through short-term rental platforms.<\/p>\n

At the same time, the report refers to new restrictions on the registration of Airbnb-type properties in central areas of Thessaloniki<\/strong>, which are expected during 2026. This prospect is estimated to potentially limit the rate of growth in short-term rental supply and, at the same time, support prices in the long-term rental market.<\/p>\n

Why the market continues to rise<\/h3>\n

The upward trajectory<\/strong> of Thessaloniki is not attributed to a single factor. The limited availability of modern housing stock, the revitalisation of the city centre, the operation and expansion of the Metro, interventions along the waterfront and at the port, the entry of international hotel brands, domestic demand and the presence of foreign investors<\/strong> create a network of factors that continues to support property values.<\/p>\n

The result is a multi-speed market. In the city centre, along the waterfront and in the eastern districts, an increasingly strong category of high-specification properties is emerging, with prices in some cases exceeding \u20ac7,000 per square metre<\/strong>. In the west, by contrast, significantly lower entry prices leave greater room for investment returns, which can reach as much as 6%-8%<\/strong>.<\/p>\n

With Danos forecasting a further 4%-7% increase in prices for the whole of 2026<\/strong>, the key conclusion is that the slowdown in the rate of appreciation at the beginning of the year does not signal a change in direction. On the contrary, the shortage of supply, the strong rental market, new infrastructure and international investment demand continue to be the main pillars supporting Thessaloniki\u2019s residential property market.<\/p>\n

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The Thessaloniki residential property market continues to move on an upward trajectory in the first half of 2026, with sale prices and rents recording further increases, the supply of modern homes remaining limited, and major infrastructure projects gradually reshaping the map of property values across the entire urban area. At the same time, in the<\/p>\n","protected":false},"author":83,"featured_media":41186,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_mo_disable_npp":"","footnotes":"","_members_access_role":[],"_members_access_error":""},"categories":[513,555],"tags":[1228],"class_list":["post-41245","post","type-post","status-publish","format-standard","has-post-thumbnail","category-data-amp-insights","category-555","tag-thessaloniki-en"],"_bunyad_layout_template":null,"_bunyad_layout_spacious":null,"_bunyad_sponsor_name":null,"_bunyad_sponsor_logo":null,"_bunyad_sponsor_url":null,"_bunyad_sub_title":"Thessaloniki property prices continue to rise. See the new \u201cgolden\u201d neighborhoods, prices per sq.m., rents, yields and investment hotspots.","_yoast_wpseo_metadesc":"Thessaloniki property prices continue to rise. 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