Updated 7 October 2026 · 2026 rules and live market numbers
Real estate protects savings from inflation, pays a rent and can be passed on to the family. That is true everywhere. What makes northern Greece interesting in 2026 is the combination of low entry prices, a long tourist season, a one-hour airport transfer and tax rules that still favour private owners. Here is the case for Halkidiki, with the numbers.
Why real estate at all
- Two sources of return. The value of a well-located property rises over time, and in the meantime it earns rent. Savings accounts rarely beat inflation.
- Priced in euro. A property in Greece keeps its value in a strong currency, whatever happens to your home currency.
- Tangible and inheritable. A house is an asset your children can use, let or sell.
- Retirement in the sun. Many of our buyers let the house for ten summers and move in when they retire.
Why Halkidiki rather than the islands
| Halkidiki | Popular islands | |
|---|---|---|
| Access | Thessaloniki airport, 1 hour by car, all year | Seasonal flights or ferries |
| Season | May to October, plus weekends from Thessaloniki and the Balkans all year | June to September |
| Entry price | Apartments from €95,000, houses from about €200,000 | Often two to three times more for comparable homes |
| Golden Visa threshold | €400,000 | €800,000 on Mykonos, Santorini and large islands |
| Buyers | Greeks, Bulgarians, Serbians, Germans, Romanians: a wide resale market | Mostly international luxury |
The Halkidiki market today
Three peninsulas, three markets. Kassandra (277 listings) has the sandy beaches, the resorts and the strongest rental demand. Sithonia (183) is greener and quieter, with villas and plots with sea views. Aristotelis (65) on the Athos side has the lowest prices per square metre and large plots. Nea Propontida (56) is the year-round belt of Thessaloniki, where a home lets twelve months a year.
Returns: what to expect, honestly
Seasonal letting of a well-located house near the beach typically brings a gross return of about 4–6 % of the purchase price per year, with the owner using the house in May and October. Year-round letting near Nea Moudania or Polygyros brings a lower rate but no empty months. On top of that, prices in coastal Halkidiki have risen steadily since 2017 as Thessaloniki’s airport added direct flights from Germany, the UK and the Balkans. We do not promise appreciation; we show the sales history of the area before you buy.
Taxes for investors in 2026
- Buying: transfer tax 3.09 % (new builds under the VAT suspension until 31 December 2026 pay the same), notary and lawyer about 1 % each plus VAT, land registry about 0.5 %.
- Holding: ΕΝΦΙΑ, usually €2.5–10 per m² in Halkidiki, 20 % less if the home is insured; a small municipal fee.
- Letting: rental income taxed at 15 % up to €12,000, 25 % to €24,000, 35 % to €35,000, 45 % above, after a 5 % deduction. Short-term lets need a registration number.
- Selling: no capital gains tax for private individuals until 31 December 2026.
- Non-EU investors: a 15 % transfer tax was announced for residential purchases from 1 July 2027. It is not law yet; completing before that date avoids the question.
Calculate the full cost of a specific purchase →
Golden Visa
A single property of at least 120 m² bought for €400,000 or more in Halkidiki gives the buyer and family a five-year renewable residence permit, with no minimum stay. Conversions of commercial buildings and listed buildings qualify from €250,000. Around a fifth of our listings are above the threshold; see them here.
How we work with investors
- Brief: budget, purpose (own use, letting, both), horizon.
- Shortlist with photos, exact locations and, where available, rental history of comparable homes.
- Viewings grouped by peninsula, or by video.
- Independent lawyer, pre-contract, deed: the 8-step guide.
- After the sale: property management and letting through partners, if you want it.
Frequently asked questions
Is Greek real estate a good investment in 2026?
For a holiday home that also earns in summer, Halkidiki offers lower entry prices than the islands, a one-hour transfer from an international airport and a long season. Capital gains for private sellers are tax-free until 31 December 2026; rental income is taxed at 15 % on the first €12,000.
What return can I expect from renting out a house in Halkidiki?
Seasonal lets (May–October) in well-located houses near the beach typically bring a gross return of about 4–6 % of the purchase price; year-round lets near Nea Moudania or Polygyros bring less but with no empty months. Ask us for the figures of a specific property.
How much do I need to invest?
Right now the entry point is an apartment at €95,000 in Kassandra; houses with a garden near the sea start from about €200,000, and plots from about €100,000. Luxury villas go up to several million.
Does a property in Halkidiki qualify for the Golden Visa?
Yes, from €400,000 for a single property of at least 120 m² (Halkidiki is outside the €800,000 zones of Attica, Thessaloniki, Mykonos and Santorini). The permit covers the family and is renewable every five years.
What taxes does an investor pay?
When buying: 3.09 % transfer tax plus about 3 % fees. Every year: ΕΝΦΙΑ (usually €2.5–10 per m²) and income tax on rent. When selling: no capital gains tax for private individuals until the end of 2026.
Can a company buy, or should I buy personally?
Both are possible. Private ownership is simpler and currently has no capital gains tax; a company makes sense for several properties or professional letting. Decide with your accountant before the pre-contract.
Want the numbers for a specific property?
Send us a listing number; we return the cost of acquisition, the annual taxes and an honest rental estimate within two working days.
Ask for the numbers Property for sale in GreeceHalkidiki Properties, local agency since 2007. Market numbers update automatically from our database. Last updated 7 October 2026.
