Greek Residential Gross Yields 2026: Rental Returns Zone by Zone

This analysis maps residential gross rental yields across seven areas of Greece for 2026 (January to May, year to date), covering six peripheral units in and around Athens plus a set of major provincial cities. Gross yield is calculated as annualised median rent divided by median sale price. Across the zones, yields range from about 3% to 7%, and the spread within each zone varies sharply, from tightly clustered to widely dispersed.

Central Athens

Four of the six municipalities cluster near 5%, with Galatsi and Ilioupoli lower, a 2.1-point spread across the zone

Athens leads the zone with a gross yield of 5.4%, followed by Kaisariani (5.0%), Zografou (4.9%) and Vyronas (4.8%). Galatsi sits lower at 4.1% and Ilioupoli lowest at 3.3%. The full spread from top to bottom is 2.1 points. Four of the six municipalities fall within roughly half a point of each other near 5%, with the two lowest pulling the range wider.

North Athens

Every municipality falls within a single percentage point, the tightest yield band in the capital

Every municipality in North Athens falls within a single percentage point. Chalandri is highest at 4.7%, followed by Kifisia and Nea Ionia (both 4.3%) and Agia Paraskevi (4.1%). Papagou-Cholargos (4.0%) and Marousi (3.8%) close the zone. The full spread is just 0.9 points, the narrowest of any zone here.

South Athens

Kallithea leads the zone at 4.8%, about 1.7 points above Glyfada, which posts the lowest yield in South Athens

Kallithea has the highest gross yield in South Athens at 4.8%, ahead of Nea Smyrni at 4.0%. Agios Dimitrios and Palaio Faliro follow at 3.6% each, then Alimos and Elliniko-Argyroupoli at 3.2%. Glyfada records the lowest yield in the zone at 3.1%. The gap between Kallithea and Glyfada is 1.7 points.

West Athens

The widest intra-zone spread in the study, 3.4 points, with Agia Varvara the highest-yielding municipality in Attica

West Athens shows the widest spread in the study, 3.4 points. Agia Varvara leads at 7.1%, the highest gross yield of any municipality in Attica, followed by Egaleo at 5.7%. Haidari (4.8%), Ilion (4.5%) and Peristeri (4.4%) sit in the middle. Petroupoli is lowest at 3.7%.

Piraeus

A uniform zone: three of the five municipalities sit at 5.1%, and even the lowest, at 4.7%, is level with the top of North Athens

Piraeus is the most uniform zone in the study. Keratsini-Drapetsona, Nikaia-Agios Ioannis Rentis and Perama all sit at 5.1%, with Korydallos at 4.9%. The municipality of Piraeus is lowest at 4.7%, which is level with the highest yield recorded in North Athens. The full spread across the zone is 0.4 points.

East Attica

Most municipalities sit between 4.5% and 5.5%, while Pallini and Vari-Voula-Vouliagmeni fall below 4%, a 2.3-point spread

Most East Attica municipalities sit between 4.5% and 5.5%. Spata-Artemida leads at 5.5%, followed by Marathon (4.9%), Koropi (4.8%) and Paiania (4.5%). Pallini (3.7%) and Vari-Voula-Vouliagmeni (3.2%) fall below 4%, pulling the spread to 2.3 points.

Rest of Greece

Five of the six provincial cities reach 5.5% or above, while Thessaloniki is lowest at 4.3%, well below the group

Among the provincial cities, Larissa has the highest gross yield at 7.0%, followed by Volos (6.0%) and Patra (5.9%). Heraklion (Crete) and Ioannina both reach 5.5%. Thessaloniki is the lowest at 4.3%, more than a point below the next city.

Conclusion

Across the seven areas, gross yields range from about 3% to 7%, and the pattern within each zone differs as much as the levels themselves. Some zones, such as North Athens and Piraeus, are tightly clustered, while others, such as West Athens and Central Athens, are widely spread. The highest single yields appear in West Athens and among the provincial cities rather than at the most expensive addresses.

Filters: New Sale Listings, Price/m² : 400€–10,000€ (sale) and 4€–25€ (rent), Construction Year : 1950–2026, Surface : 20–300 m², including apartments, maisonettes and houses, excluding published auctions

Gross yield is calculated as annualised median rent divided by median sale price. It does not account for vacancy, taxes or transaction costs.

Source: Market Listings

Time period: January – May (YTD) 2026