Substantially per square metre, with thinner foreign-buyer liquidity on exit.

Does the metro change the model?

Really along the opened line, speculatively on the extensions. Buy the station that exists.

Greece · EUR

Thessalonikireal estate

Thessaloniki is Greece’s second city and northern capital — Ladadika, Kalamaria and the waterfront are a different market from Athens at roughly half the ticket, driven by students, the port and Balkan weekend demand.

Athens

Notary-verified path

Ktimatologio title checked

3D map

3.09%transfer tax on the assessed value

Ktimatologiothe cadastre that must show your title

3 yearsminimum residential lease term

€250k+Golden Visa entry, by zone since 2024

What a purchase really costs

€250,000 home in Thessaloniki

Transfer tax (φόρος μεταβίβασης) (3.09%): €7,725
Notary, Ktimatologio & fees (≈1.5%): €3,750
Lawyer (≈1%): €2,500
Cash needed at the notary: €263,975

≈ +5.6% over the price. Transfer tax is 3.09% on the tax-assessed (objective) value, which is often below the price you agree. New-build from a developer may carry 24% VAT instead of transfer tax under repeatedly extended suspension schemes — confirm which regime your unit falls in before you wire. Golden Visa thresholds rose in September 2024 and now run €250,000–€800,000 by municipality.

Rentals run on rules

The rent side, in three lines

Residential leases run a three-year minimum — a shorter agreed term extends by law, not by negotiation.
Deposits cap at two months’ rent.
Short-let income needs an AMA registration number with AADE — unregistered listings face fines, and Athens has restricted new registrations in the centre.

Qualitative anchors only. Live rents come from signed leases, never a hardcoded table.

Cities

Two metros, one national deed

Transfer tax is national; demand is not. Athens prices off the capital, tourism and the port economy; Thessaloniki off northern industry and students. Each city guide carries the same rate with a different market.

Aristotle University puts tens of thousands of students into the rental book, which makes small central units the most liquid asset in the city. Kalamaria and the eastern districts carry the family premium; the western districts are volume stock at the city’s lowest per-square-metre.

The metro — opened at the end of 2024 after decades of delay — repriced stations along its single line, with extensions still moving. The same 3.09% transfer tax and the same notarial machine as Athens apply; the market around them does not.

FAQ

Cheaper than Athens?: Substantially per square metre, with thinner foreign-buyer liquidity on exit.
Does the metro change the model?: Really along the opened line, speculatively on the extensions. Buy the station that exists.

All markets: sivrce.com · Georgia marketplace: sivrce.ge · Prices and availability are published only when a verified listing exists. Market currency: EUR.