Best Places for Expats to Live and Buy Property in Greece (2025)

1. Athens – Urban Living with History at Your Doorstep

Athens continues to be the beating heart of Greece. It’s where tradition meets modern lifestyle and in 2025, the property market here is booming.

• City Center: Prices in February 2025 is up 5% from the previous year. Apartments in Kolonaki or Koukaki attract young professionals and investors.
• Southern Suburbs (Glyfada, Vouliagmeni): Known as the “Athenian Riviera,” these areas are hubs of luxury offering beachside apartments, marinas and high-end dining.
• Northern Suburbs (Kifisia, Marousi): Leafy family-friendly neighborhoods with international schools and spacious homes.

Who it’s for: Professionals, families and investors seeking both lifestyle and rental yield.

2. Crete – Affordable Island Life with a Strong Expat Community

Crete is Greece’s largest island and one of the most popular with foreign residents. In 2025 it continues to draw retirees, families and digital nomads.

• Chania: Historic charm, Venetian harbor and growing expat neighborhoods.
• Heraklion: Affordable apartments and a lively urban feel.
• Rethymno: A blend of beach life and culture.

Who it’s for: Retirees, digital nomads and families wanting community and affordability.

3. Cycladic Islands – Luxury, Lifestyle and Growing Regulation

The Cyclades — including Paros, Naxos, Milos, Mykonos, Santorini and Koufonisia — are iconic. They offer postcard-perfect whitewashed villages and luxury living.

• Paros & Naxos: Emerging as “next best” alternatives to Santorini and Mykonos, with more affordable properties and a less saturated market.
• Milos: Gained international headlines in 2025 after a luxury hotel project at its famous “moon beach” was halted due to environmental concerns. This highlights growing regulatory scrutiny in fragile ecosystems.
• Mykonos & Santorini: Still prime locations for high-end villas and holiday rentals, but properties here fall into the €800,000+ Golden Visa bracket.
• Koufonisia: Small yet increasingly popular for its untouched charm and boutique tourism potential. Properties are limited but attract lifestyle buyers seeking exclusivity.

Who it’s for: High-net-worth buyers, holiday home seekers and lifestyle investors.

4. Thessaloniki – Culture, Affordability and Growth Potential

As Greece’s second city, Thessaloniki offers a vibrant mix of history, food culture and nightlife. Prices are significantly lower than Athens but the city is modernizing quickly.

• University presence keeps demand steady for rentals.
• Waterfront redevelopment is enhancing property values.
• More affordable: Many apartments are priced between €150,000–€300,000.

Who it’s for: Younger expats, students and investors looking for growth potential.

5. Peloponnese – Historic Charm and Lifestyle Living

The Peloponnese region is gaining recognition among expats who want lifestyle without the price tag of the islands.

• Nafplio: A beautiful Venetian town perfect for those seeking culture and history.
• Kalamata: Known for olives and long sandy beaches, it’s becoming a lifestyle hub with good infrastructure.

Real estate here is cheaper than in Athens or the Cyclades, often offering spacious stone houses under €300,000.

Who it’s for: Retirees, second-home buyers and families seeking space and authenticity.

6. Dodecanese Islands – Innovation and Sustainability

The Dodecanese archipelago combines history with emerging opportunities for sustainable living.

• Astypalaia: Known as “the butterfly of the Aegean,” it is pioneering green initiatives in 2025 with electric transport and renewable energy projects. This makes it a showcase for sustainable island living and an attractive option for eco-conscious expats.
• Other islands like Rhodes and Kos continue to attract tourism-driven investments but Astypalaia stands out for its innovative sustainability approach.

Who it’s for: Eco-minded expats, lifestyle buyers and investors looking for long-term value in sustainable destinations.

7. Northern Greece & Mountain Regions – Off-the-Beaten Path

For expats who want something different, Northern Greece and the mountainous mainland regions are a hidden gem.

• Cooler climate than the islands.
• Opportunities for eco-tourism investments and traditional homes at very low entry prices.
• Less touristy, offering a slower lifestyle and integration into local culture.

Who it’s for: Nature lovers, eco-entrepreneurs and expats wanting affordability and authenticity.

Investment Considerations for Expats in 2025

If you’re planning to buy property in Greece this year, keep these points in mind:

• Golden Visa Rules: €800,000 in prime areas, €400,000 in others and €250,000 for select cases. Minimum property size requirements (120m² in many zones) apply.
• Short-Term Rental Regulation: New laws in 2025 ban the conversion of windowless basements into Airbnb rentals and freeze new licenses in parts of central Athens.
• Environmental Compliance: Projects without proper permits can be stopped, as seen in the Milos case. This makes due diligence essential.
• ROI Opportunities: Long-term rentals in Athens suburbs and lifestyle villas on Crete or Peloponnese provide good returns while remaining compliant with stricter short-term rental rules.

Practical Tips for Moving to Greece in 2025

• Residency: Research whether the Golden Visa, digital nomad visa or retirement residency suits your situation.
• Healthcare: Greece offers both public and private systems; private health insurance is common among expats.
• Education: International schools are concentrated in Athens and Thessaloniki while smaller islands have fewer options.
• Community: Expats thrive in Crete, Athens and Corfu while more remote areas may require stronger integration into local life.

In 2025, Greece remains one of the most exciting and rewarding countries for expats to live and invest in property. Rising prices show strong demand but compared to other European destinations, Greece still offers excellent value.

• Athens appeals to those who want culture and city living.
• Crete and Peloponnese offer affordability and community.
• Cycladic islands like Paros, Naxos, Milos and Santorini remain luxury hotspots, though regulation is tightening.
• Thessaloniki provides a balance of affordability and vibrancy.
• Astypalaia shines as a sustainability pioneer in the Dodecanese, offering a glimpse of Greece’s green future.

Whether you’re seeking a luxury villa on the Aegean, a city apartment in Athens or a lifestyle property in Crete, Greece in 2025 offers something for every expat profile.