Greece rental yields in 2026: the published figures, and what comes off them.
// Short answer
Global Property Guide puts Greece's average gross rental yield at 4.38% in Q2 2026, with Athens at 5.52% and Thessaloniki 4.19%. Those are gross figures from asking rents and asking prices, not what an owner keeps, and not a Brinkman Data calculation. Central Athens has frozen new short-let registrations since 2025.
Rules and rates as of September 2026. Several tax and letting changes were announced that month but are not yet law, so check the dated items again before you sign. Every figure links to its source.
On this page
What is the average rental yield in Greece?
Global Property Guide puts Greece's average gross rental yield at 4.38% for Q2 2026, from 4.40% in Q4 2025. The figures come from median asking prices and asking rents, and the source says net is usually 1.5 to 2 points lower. They are that source's figures, not a Brinkman Data calculation.
No named published yield source was found for the islands, such as Mykonos or Santorini. Global Property Guide covers only Heraklion on Crete.
What are rental yields in Athens, Thessaloniki and Crete?
Per Global Property Guide's Q2 2026 data, average gross yields are Athens 5.52%, Thessaloniki 4.19%, Patra 4.68%, Heraklion 4.25%, Volos 4.20% and Kavala 3.44%. All are gross, from asking data.
| Market (Global Property Guide, Q2 2026) | Average gross yield |
|---|---|
| Greece | 4.38% |
| Athens | 5.52% |
| Thessaloniki | 4.19% |
| Patra | 4.68% |
| Heraklion (Crete) | 4.25% |
| Volos | 4.20% |
| Kavala | 3.44% |
Why does a citywide yield average mislead in Greece?
Because the spread inside Athens is wide. In the same Global Property Guide data, a one-bedroom in Patision-Acharnon shows 6.95% gross and in Kipseli 6.11%, while a two-bedroom shows 3.92% in Pagkrati and 3.39% in Kolonaki-Lykavittos. In central Thessaloniki a one-bedroom shows 4.71% and a three-bedroom 3.35%.
| Sub-market (Global Property Guide, Q2 2026) | Gross yield |
|---|---|
| Athens, Patision-Acharnon, 1-bedroom | 6.95% |
| Athens, Kipseli, 1-bedroom | 6.11% |
| Athens, Pagkrati, 2-bedroom | 3.92% |
| Athens, Kolonaki-Lykavittos, 2-bedroom | 3.39% |
| Thessaloniki centre, 1-bedroom | 4.71% |
| Thessaloniki centre, 3-bedroom | 3.35% |
The question that matters is never the city. It is the building, the unit size and the rent it can actually get.
What comes off a gross rental yield in Greece?
ENFIA each year, building common charges, vacancy, and income tax on the rent on a scale from 15% to 45%, per PwC's bands from tax year 2026. From 2027 a municipal Local Development Fee is collected through electricity bills.
- Common charges: set by each building. No typical level was found.
- Local Development Fee: deducted from rent if the tenant pays it, unless the lease says otherwise.
- Tax on rent: detail in Greece property tax for foreigners.
Sources
Can a foreign owner let a Greek property to tourists?
Yes, with a registry number (AMA) from the tax authority's Short-Term Residence Property Registry, shown on listings, and the safety specifications applied since October 2025, as reported. In Athens' 1st, 2nd and 3rd Municipal Districts, no new AMA registrations have been issued since 1 January 2025.
Already-registered properties in those districts continue. An appeal against the freeze was filed at the Council of State in March 2026; its outcome was not found. In September 2026 the government announced the freeze would run through 2027 and extend to Thessaloniki's 1st Municipal District; that was not yet legislated. Golden-visa property may not be let short-term at all. The Tourism Ministry began inspections in July 2026.
Sources
- Kathimerini: over 115,000 short-stay assets recorded in 2025
- Kathimerini: managers of short-stay rentals appeal against Athens cap (March 2026)
- Kathimerini: short-term rental supply shift (13 September 2026)
- Ministry of Tourism: short-term rental specifications, Law 5170/2025 Art. 3 (September 2025)
- Kathimerini: short-term rental checks start (July 2026)
- Notaries' Association of Athens-Piraeus-Aegean-Dodecanese: Circular 13/2024, golden visa amendments
// Buying in Greece?
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See the $499 report, page by pageFrequently Asked Questions
What is a good rental yield in Greece?
Is Athens' yield higher than Thessaloniki's?
Has Athens banned Airbnb?
Can I let a golden-visa property short-term in Greece?
Header photo: Cayambe, CC BY-SA 4.0, via Wikimedia Commons. All credits: image credits.