Asking prices by Athens neighbourhood, and how to read them

What the figure measures

The figure at the centre of Greca House's Athens report is easy to state and, nevertheless, easy to misread. For every apartment of 20 m² or more that the agency had for sale in the Athens area on 1 October 2026 (central Athens, its suburbs and Piraeus), the asking price is divided by the stated floor area, and the middle value in each neighbourhood is reported as its median, with the middle half (the range between the 25th and 75th percentile, inside which half of the listings fall) beside it.

It is an asking price, and the method page says plainly that this is not what a buyer pays and does not include negotiation. Nor is it the whole market, as the sample is one agency's stock (197 apartments in the Athens area, out of 676 public listings across Greece that day), and the same page adds that the figures are not transaction prices, a forecast, a yield estimate or a valuation.

The report sets one outside figure beside its table, the Spitogatos Price Index, which Greca House describes as an average asking price over all the ads on that portal and never divides by its own. The Bank of Greece builds its indices of residential property prices from banks' valuations, reported by all credit institutions operating in Greece, so the three answer different questions, and none of them is a record of what buyers paid.

Six listings, four, or none

The rule that shapes the table is a threshold: a neighbourhood is reported with six or more listings, mentioned as indicative with four or five, and left out below four. On 1 October 2026 twelve neighbourhoods passed, Nea Ionia (4103 euro per m²) and Gyzi - Pedion Areos (3071) had four listings each and count only as indicative, and 31 more neighbourhoods, with 48 apartments between them, had too few listings to describe.

The count deserves as much attention as the price beside it. Ilisia and Agia Paraskevi make the table with exactly six listings each, whereas Marousi has 31, and a median resting on six flats may move noticeably when one is sold or a new one listed. Medians are used, the method page explains, so that one unusual listing does not move a figure; in a group of six, notwithstanding, two unusual listings already make up a third of it.

The table on 1 October 2026

Across all 197 apartments the median asking price was 3667 euro per m², with a middle half of 2944 to 5319, and the twelve neighbourhoods reported ranked as follows (median in euro per m², listings, middle half).

• Kolonaki - Lycabettus, 7391, 21 listings (middle half 5776 to 8000)
• Koukaki - Makrygianni, 5968, 8 listings (middle half 5065 to 6519)
• Athens centre (listings with no named quarter), 5926, 7 listings (middle half 3531 to 7250)
• Mets - Kallimarmaro, 4310, 9 listings (middle half 3300 to 5833)
• Ilisia, 3609, 6 listings (middle half 3277 to 4380)
• Pangrati, 3565, 12 listings (middle half 2984 to 4393)
• Kifisia, 3416, 7 listings (middle half 2887 to 3971)
• Exarchia - Neapoli, 3241, 12 listings (middle half 2955 to 3554)
• Marousi, 3163, 31 listings (middle half 2904 to 3856)
• Agia Paraskevi, 3141, 6 listings (middle half 2962 to 3747)
• Kypseli, 2704, 10 listings (middle half 2344 to 2995)
• Ampelokipoi - Pentagono, 2690, 12 listings (middle half 2386 to 4142)

The highest median in the table is 2.7 times the lowest, as the report notes. The Exarchia and Neapoli group has the tightest range relative to its median, so its listings are the most alike, whereas in Ampelokipoi and Pentagono, the group with the lowest median of the twelve, the middle half reaches 4142, and the report reads a wide range as a sign of very different buildings side by side.

For a particular flat, the middle half is possibly the better yardstick: a flat asking a price per square metre inside it asks roughly what half of that agency's listings there ask, while one well above it needs a reason (a view, a lift, a recent renovation, a higher floor) worth raising at the viewing.

Working with the CSV

The table can be downloaded as a CSV file with one row per neighbourhood, carrying its name in English and Greek, its region, the number of listings, the median, the 25th and 75th percentiles and its status (reported or indicative). The report allows the CSV and Greca House's own tables and charts to be reused under the Creative Commons Attribution licence (CC BY 4.0), with a credit to Greca House and a link to the report, whereas third-party material shown beside them, such as the Spitogatos index, belongs to its publishers.

Four habits keep the figures honest once they leave the page. Quote each median with its date and number of listings, keep the indicative rows apart from the reported ones, leave the region column in place so that Kifisia and Marousi are not read as central Athens, and avoid dividing one source's figure by another's. A single snapshot, what is more, says nothing about the direction of prices.

Why an agency's own numbers are worth having

Asking prices are set on listings, one seller and one agent at a time, so an agency publishing the asking prices on its own books, with the arithmetic shown, gives buyers something they can check rather than take on trust. Greca House, the Athens brokerage that continues the business Iryna Rondyak began in 2008, does so on its research pages with the sample size beside every figure, a floor of four listings below which it prints nothing, dated snapshots that are not rewritten, a method page that lists what the figures are not, and an outside index set beside its own, never blended into it.

The same habits seem to run through the way the agency works. The report is published in six languages (English, Greek, Russian, Hebrew, Chinese and Arabic), the agency lists homes, commercial buildings, hotels and land across Greece, and it offers owners a written brokerage appraisal while stating that this is not a certified valuation for a bank, a court or a tax authority. Its About page says buyers are told plainly when the right property is not on its books, which is perhaps the threshold of six applied to a single search.

Before weighing a flat in one of these neighbourhoods, read how Greca House calculates the figures, then the neighbourhood table itself, which links on to the agency's listings.