Athens Real Estate · High-End Apartments
Luxury Apartments for Sale in Athens
Browse curated luxury apartments across Athens — Kolonaki heritage flats, Glyfada and Voula seafront apartments, Kifisia garden residences. High-specification finishes, prime addresses, Golden Visa €800K tier eligible.
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Read the Athens luxury apartment brief
Athens has Greece's deepest luxury apartment inventory — Kolonaki heritage buildings, Athens Riviera new-builds, Kifisia garden residences. Post-2018 the segment repriced with the Athens Riviera boom and infrastructure upgrades (metro extension, Hellinikon regeneration).
Kolonaki — heritage luxury
Kolonaki and adjacent Kolonaki-Lycabettus offer classical Athenian luxury — restored 1930s buildings with high ceilings, marble entrances, Acropolis or Lycabettus views. 100–250 m² apartments €700K–€3M.
Athens Riviera apartments
Glyfada, Voula, Vouliagmeni, Alimos — modern seafront and near-sea luxury apartments €500K–€2M. Newest-build stock, best rental yield in the luxury tier.
Kifisia & northern suburbs
Kifisia and Psychiko — garden residences, family-focused luxury, €500K–€2M for 3-4 bedroom apartments in low-density buildings.
Golden Visa via Athens luxury apartments
Attica is €800K tier. Most Athens luxury apartments qualify directly. Popular strategy for buyers: one €800K+ primary residence, or two smaller apartments aggregating to threshold.
Kolonaki — historic luxury heart
Kolonaki — the Athens Marais equivalent — hosts the deepest classical-luxury apartment inventory. Restored buildings from 1900–1940 with grand entrances, marble staircases, 3.2–4m ceilings, and often preserved original detailing. €600K–€3M for 100–250 m² apartments. Preferred by Athens-based UHNW residents and international art/culture-focused buyers. Walking distance to Syntagma, National Gardens, Lycabettus.
Kifisia & northern-suburbs garden residences
Kifisia, Psychiko, Filothei — northern-suburbs low-density luxury apartments in garden-surrounded buildings. Often 3–5 bedrooms with terraces, communal pool, 24h security. €600K–€2M. Popular family-focused buyer profile: international-school families, corporate expats, Athens-based Greek diaspora.
Riviera luxury — modern-build
The Athens Riviera segment is the newest luxury apartment inventory in the city — modern architectural buildings post-2015 with contemporary specifications, panoramic Saronic-Gulf views. Glyfada, Voula, Vouliagmeni, Alimos apartments €500K–€2M. Prime seafront apartments in Vouliagmeni Kavouri €2M–€6M.
Neighbourhood-specific price benchmarks
Athens luxury apartment benchmarks 2026: Kolonaki €5,000–€9,000/m² (period buildings with elevator, some ultra-prime at €12,000+). Kifisia €3,500–€6,500/m² (garden-city character, family-focused). Plaka €4,500–€8,000/m² (historic core, restrictive on renovation). Palaio Faliro €3,000–€5,500/m² (coastal, near Riviera). Neos Kosmos €2,800–€4,500/m² (emerging, gallery district). Athens Riviera €5,000–€12,000/m² (Glyfada) to €8,000–€20,000/m² (Vouliagmeni prime).
Renovation opportunities
The Athens luxury apartment market rewards renovation strategies particularly well in Kolonaki, Plaka and Palaio Faliro. Typical renovation adds 20–35% to resale value on 1960s–70s stock; end-to-end cost €800–€1,500/m² for high-specification finishes. Historic building constraints (Plaka, parts of Kolonaki) require heritage-authority approvals; Ktimatoemporiki's architectural partners handle both permits and turnkey renovation for absentee buyers.
Frequently asked questions
What defines a luxury apartment in Athens?
Prime location (Kolonaki, Athens Riviera, Kifisia), high-specification build (marble/hardwood finishes, integrated appliances), price above €500K in Athens context. Ktimatoemporiki verifies against these criteria.
What are typical prices?
Entry luxury €500K–€800K. Mid €800K–€1.5M (matches Golden Visa threshold). Prime €1.5M–€3M. Ultra-prime €3M–€8M+ for Vouliagmeni or exceptional Kolonaki.
Which neighborhood is best for Golden Visa?
Depends on lifestyle. Kolonaki for urban centrality, Glyfada for beach + amenities, Kifisia for family + green. All meet the €800K threshold with quality inventory.
What rental yields can I expect?
Short-let (Airbnb) yields 5–7% gross on well-positioned Kolonaki or Riviera apartments. Long-let yields 3–4%.
Kolonaki vs Riviera for luxury living?
Kolonaki: urban culture, walkable, historic architecture, closer to central business + museums. Riviera: coastline, modern build, marina lifestyle, better rental yield. Both hit €800K Golden Visa easily. Choice reflects lifestyle preference — city vs coast.
What are typical maintenance fees for Athens luxury apartments?
Kolonaki restored buildings: €150–€400/month depending on services. Kifisia garden compounds: €200–€600/month (concierge, pool, gardens). Modern Riviera buildings: €250–€700/month (pool, gym, garage, doorman). Considered when yield-analysing.
How does Airbnb regulation affect luxury apartment yields?
Greek short-let regulation requires EOT/STR registration (straightforward), 15% flat tax on first €12K annual rental income then progressive. Kolonaki + Riviera short-let market is fully permitted; some Athens buildings have HOA restrictions worth checking pre-purchase. Ktimatoemporiki verifies HOA rules per listing.
How do Athens apartment prices compare to 2019 pre-COVID levels?
Prime Athens apartments (Kolonaki, Kifisia, Palaio Faliro) have appreciated 55–85% since Q4 2019. Riviera stock has appreciated 70–120%. Central non-prime areas (Ambelokipoi, Kypseli) 25–40%. The Athens luxury cycle is still trending up in 2026 driven by Hellinikon and continued Golden Visa demand.
What building amenities are typical in Athens luxury apartments?
Post-2015 luxury developments typically include: elevator, garage parking, storage rooms, video-entry security, some with concierge (Kolonaki, Riviera). Roof pools becoming standard in Riviera new-build. Central heating (petrol or gas) universal; heat pumps increasingly common in new stock. Older prestige buildings (Kolonaki 1960s–70s) offer character but often lack modern conveniences.