Why Foreign Buyers Chose Modest Homes in Greece in 2025 — The €100k–€200k Shift

The supply problem: where buyers hit roadblocks

The survey also asked buyers about hurdles. The most common complaints were practical, not exotic:

• 48% said they re-evaluated plans if they could not quickly find the right property.
• 15% were affected by limited supply in their chosen area.
• 13% flagged rising prices.
• 12% cited personal circumstances as a reason to change plans.
• 8% were influenced by bureaucratic procedures.

These answers underline a mismatch that matters for sellers and developers. Buyers want mid-range resale homes in specific areas; when those homes are scarce, they slow down or walk away. That creates three immediate effects:

1. Local sellers in hotspots can hold out for better offers, supporting prices.
2. Developers have an opening to fill the gap with competitively priced, practical units—if they can match location and delivery timelines.
3. Agents and property search services have leverage: solving the search problem quickly is a value-add that buyers will pay for.

From an investor viewpoint, the most attractive strategy is to move quickly when good resale stock appears rather than waiting for trophy listings to surface.

What this means for pricing, yields and short-term renting

The concentration of purchases in the €100k–€200k band changes how we think about yield calculations and buyer expectations.

Rental yield considerations:

• Holiday and short-term rental markets support higher nightly rates, but occupancy varies by location and season.
• Smaller, well-located apartments are cheaper to buy and easier to rent to families and couples, who make up a large share of seasonal visitors.
• Operating costs for resale properties—maintenance, local taxes, agency fees—must be factored in; they shrink gross yield quickly if you aim for aggressive pricing.

Capital appreciation:

• Established hotspots with constrained supply are more likely to provide steady price growth, especially for resale properties where buyers prioritise location over newness.
• New builds can appreciate too, but only if they meet local demand patterns: modest size, reasonable price, and low running costs.

Risk points to consider:

• Rising prices (flagged by 13% of buyers) are already a concern and can reduce yield if purchase prices run ahead of rental growth.
• Bureaucracy—reported by 8%—remains a friction point, particularly for non-EU buyers navigating purchase formalities, tax registration and rental licensing.
• Limited supply in specific towns or islands means competition for the right resale can push buyers into less attractive locations with lower yield prospects.

We advise investors to run conservative yield models using occupancy rates below prime-season levels and to factor in reserve funds for unexpected renovation of older stock.

What types of properties and locations to target now

Given the data, certain property profiles stand out for buyers and investors:

• Resale apartments of 60–100 m² in tourist towns or well-connected mainland cities.
• Detached houses in secondary coastal towns where prices remain in the lower half of the €100k–€200k band.
• Maisonettes and townhouses that function as flexible holiday rentals for families.

When selecting a location, prioritise:

• Access to airports, reliable transport links and year-round services.
• Proven rental demand rather than one-season popularity.
• Areas with limited new supply, where resale stock commands a premium.

For developers or agents, the message is clear: deliver affordable, practical homes and offer strong property management options if you want to capture foreign buyers.

The Golden Visa’s diminishing role and policy clarity

The data show that the Golden Visa is no longer a primary driver for foreign property purchases in Greece: only 8% cited it as their main motive. That’s a significant shift from earlier years when residency-by-investment strongly influenced market dynamics.

Consequences for buyers and policymakers:

• Buyers are less exposed to changes in visa policy since most purchases are lifestyle- or yield-driven.
• Policy shifts to the Golden Visa will still affect high-end and large investments but will not derail the primary foreign-buyer segment, which is focused on mid-priced resale homes.

For non-EU buyers still hoping to use property purchase for residency, the market offers options—but the majority of peers now buy for lifestyle or rental return, not residency.

Practical steps for foreign buyers and investors

From our reporting and conversations with agents, here’s a pragmatic checklist:

• Expect to find the bulk of opportunities among resale apartments and small houses; budget for the €100k–€200k range if you want frequent listings to choose from.
• Use local agents with a proven track record in your target area; speed matters because 48% of buyers change plans when they can’t find appropriate stock quickly.
• Budget for renovation and ongoing maintenance when buying older properties; 78% of foreign buyers bought resale homes.
• Run conservative rental projections with seasonal occupancy and realistic operating costs.
• Factor in transaction costs, taxes and possible language or administrative barriers—bureaucracy affected 8% of buyers’ decisions.

Balanced view: opportunities and risks

There is clear opportunity in the Greek market for buyers who want a practical second home or an investment with reasonable rental prospects. The target segment—mid-sized resale homes priced within reach of the European middle class—is predictable and large.

At the same time, the market is not risk-free. Limited supply in desirable areas means competition and rising prices; bureaucratic hurdles can delay possession or rental readiness; and seasonal demand can create income volatility if you rely purely on short-term lets.

Our assessment: the trend toward modest, practical homes is stable, but returns are contingent on location, management and realistic pricing.

Frequently Asked Questions

Q: What type of property did most foreign buyers choose in 2025?

A: Apartments were the most common choice at 38%, followed by detached houses at 27% and maisonettes at 20%. The majority were resale properties—78% of purchases.

Q: What was the typical price range for foreign buyers?

A: Nearly half of transactions fell in the €100,001–€200,000 band, with 27% between €200,001–€300,000 and 17% between €50,001–€100,000.

Q: How important is the Golden Visa now for foreign buyers?

A: It is far less important than before: only 8% of foreign buyers named the Golden Visa as their main motive in 2025.

Q: How long does it take foreign buyers to decide?

A: Decision times varied: about one-third took 4–6 months, nearly a quarter decided in 2–3 months, and roughly 20% either moved very quickly or after more than seven months of searching.

Final practical takeaway

If you are buying or investing in Greece today, focus on resale apartments and small houses of 60–100 m² priced around €100k–€200k in areas with steady seasonal demand. Move fast when the right property appears, use local expertise to overcome search and bureaucratic hurdles, and model returns conservatively. Remember: 78% of foreign buyers chose resale homes in 2025, and almost 50% of transactions clustered in the €100,001–€200,000 range—facts that should shape any realistic buying or investment plan.