TURKEY: Greek Real Estate Market: Turkish Investors Can Access Regional Rental Yields of Up to 11%

Image caption: From 2017 to 2025, the average price per square meter of residential real estate in Greece increased by 42.5%.

Caption: The Greek Golden Visa can be obtained by purchasing residential or commercial real estate.

ISTANBUL, TURKEY, September 24, 2026 / EINPresswire.com / -- The Greek real estate market is entering a period of more selective growth as investors seek lower entry prices, rental income, and long-term capital

appreciation by turning to regional locations outside of Athens. According to a new Passportivity report on regional real estate

in Greece , housing prices in the markets studied start at around €780/m², while gross rental yields in certain locations can reach 7-11% annually. The study covers the Peloponnese, Epirus, Western and Central Greece, Thessaly, and Halkidiki. For investors from Turkey, geographical proximity adds another dimension to the market. Greece offers access to an EU real estate market within a relatively short travel distance, and real estate investment can also be a way to obtain a 5-year renewable residence permit through the Greek Golden Visa program. The Greek Real Estate Market is Moving Towards More Sustainable Growth. Housing prices across Greece increased by 8.7% in 2024, compared to 13.9% in 2023. Growth slowed further in early 2025, with prices rising 6.8% year-on-year in the first quarter. Passportivity's analysis suggests this slowdown reflects a normalization process in the Greek real estate market rather than a recession. Real estate performance is increasingly dependent on key factors such as construction quality, year-round rental demand, local infrastructure, and the development of regional economic centers. At the same time, newly built properties continue to outperform older homes. In 2024, the value of apartments up to 5 years old increased by 10.2%, while properties older than 5 years saw an 8.1% increase. Limited new construction activity following Greece's financial crisis continues to constrain the supply of modern housing. Regional Markets Offer Different Investment Strategies. One of the report's key findings is the growing divide between income-focused locations and those offering capital appreciation potential. Regional inland centers can offer relatively high rental yields thanks to low purchase prices and rental demand being supported by local residents, students, and workers. Karditsa recorded a gross yield of 10.88%, Arta 10%, and Larissa 8.27%. Coastal markets, however, follow a different pattern. Locations such as Halkidiki, Preveza, and parts of the Peloponnese generally offer lower rental yields but may provide stronger potential for long-term capital appreciation. Limited land supply and continued demand for vacation properties support prices in these areas.



















For Turkish-based investors interested in real estate investment in Greece, this presents a choice between properties focused on regular rental income and assets with long-term price appreciation potential. Changes to

the Golden Visa Program are Reshaping Real Estate Demand

. Changes to the Greek Golden Visa program have also impacted investment trends.

The minimum investment amount is €400,000 in most regions, and €800,000 in the Athens region, Thessaloniki, Mykonos, Santorini, and certain major islands. At these thresholds, eligible properties generally need to have a minimum floor area of ​​120 m². A €250,000 option is still available for certain restoration and conversion projects.

Higher thresholds have drawn investors beyond Greece's traditionally prestigious markets. In regional locations, access to larger properties, newly built townhouses, detached houses, or seaside villas is possible with the same investment budget.

This is particularly important for international buyers who want to combine real estate investment with residential planning, rather than focusing solely on a property's location or tourism potential.

Potential buyers from non-EU countries should consider the proposed tax change announced by Greek Prime Minister Kyriakos Mitsotakis in September 2026. The government plans to increase the property transfer tax from 3% to 15% for third-country nationals purchasing residential real estate.

Infrastructure Creates New Growth Areas

Infrastructure investments stand out as one of the key factors shaping regional real estate values.

In Western Greece, the Patras–Pyrgos highway and the modernization of Araxos Airport are expected to improve transport and support longer tourism seasons. In Thessaly, the reconstruction of roads and rail connections following the 2023 floods is expected to improve access to regional centers. Epirus is benefiting from tourism development and EU-backed infrastructure investments.

Meanwhile, Halkidiki remains one of the most established holiday destinations in Northern Greece, with demand continuing to exceed supply in key coastal areas.

What Investors Should Consider in 2026

Passportivity's research shows that Greek real estate investment is becoming increasingly location-specific. Lower purchase prices alone do not necessarily make a market attractive; similarly, high tourism demand does not automatically translate to stronger annual returns.

Investors are increasingly needing to consider not only prominent property prices but also year-round rental demand, infrastructure development, construction quality, and future resale liquidity.

The legal due diligence process is also crucial. Before completing a purchase, buyers must verify title deeds, cadastral records, building permits, land use restrictions, and, where applicable, the property's eligibility for a residence permit.

For investors from Turkey, Greece therefore offers a variety of strategies: income-oriented properties in inland cities, coastal assets positioned for capital appreciation, and suitable properties that combine investment objectives with access to the Greek Golden Visa program.

About Passportivity:

Passportivity is an international law firm specializing in cross-border real estate transactions with investment solutions through residency and citizenship. The firm supports private investors, entrepreneurs, and families with international mobility in selecting properties, conducting legal due diligence, and applying for permits in Greece and other jurisdictions.

Passportivity works with licensed lawyers and qualified experts to assess property eligibility, transaction risks, and compliance with applicable immigration requirements through investment. Email