Athens as a place to live in 2026: neighborhoods, schools, the family budget

Living in Athens costs less than in most European Union capitals. A family of four lives here on €2,800–3,500 a month, not counting school. There are about 300 sunny days a year. We break down the neighborhoods, schools, budget and taxes.

Athens neighborhoods to live in

Families with children usually choose between two directions: the coast of the Athens Riviera in the south and the green northern suburbs.

The general principle of the market. The further south and the closer to the sea, the more expensive. The south is also where the new-builds are, including premium ones, which are almost absent from the center with its predominantly older building stock. Construction of premium housing began in Athens only a few years ago, so demand noticeably exceeds supply and there is simply no average price for the segment: in buildings put up to meet the requirements of foreign buyers — the quality of construction, finishing and service here is above the traditional Athenian level — the price per square meter reaches €12,000.

Palaio Faliro. The southern neighborhood closest to the center, right by the sea and the Flisvos Marina. Smart, expensive, with plenty of restaurants and cafés, and property sells fast. A new-build with a sea view starts at €7,000 per m², and an unfurnished three-room apartment rents for €2,200 a month on average.

Alimos. Borders Palaio Faliro and Ellinikon, but a new-build is harder to find here.

Ellinikon. A district-project on the site of the old airport and the most ambitious urban development project in Athens, built around the "15-minute city" concept: beach, shop, office, school, park, theater — all within a quarter of an hour. Lamda Development's plans include around 10,000 houses and apartments with a beach view, a Mandarin Oriental hotel, one of the largest shopping centers in Southeastern Europe, a mega-yacht marina, a Hard Rock casino, a sports complex, a private school, cultural and entertainment centers, and a green zone of 2 million m², the largest coastal park in Europe. In the 200-meter Marina Tower, the country's future tallest building, almost all the apartments have already been sold. The opening of Ellinikon is expected to push up prices in the neighboring districts too.

Glyfada. A seaside suburb south of the center, next to Ellinikon: green, quiet, safe — the choice of families with children. At the same time there is a choice of cafés, restaurants and gyms. There is no metro, and the center is about 25 minutes away by car. There is a choice both among new-builds and among houses built in the 1990s and 2000s.

Voula. A southern suburb on the coast of the Saronic Gulf, part of the Athens Riviera: 16 km to the center, 20 km to Eleftherios Venizelos Airport. Pristine beaches, promenades, expensive hotels, fashionable restaurants and bars. The population is still around 29,000, but demand suggests the figure will grow. The choice of properties to live in and to invest in is wide: apartments, townhouses, houses, villas and land plots.

Kifisia. The only northern district on this list: instead of a beach there is greenery, villas and a pedestrian center — the benchmark family suburb of Athens.

Schools: what education costs

International schools are concentrated in the north and along the Riviera. On the money, the picture is this: €9,000–16,000 a year is what schools with British, American and IB programs cost — these are ACS Athens, St. Catherine's British School, Campion School, Byron College, International School of Athens and St. Lawrence College. Together with the school bus and one-off entry fees, the full budget for a premium school comes to €17,000–28,000 a year per child.

Strong schools sometimes have waiting lists, so it is worth filing the documents in advance.

The budget for a family of four

The €2,800–3,500 total breaks down like this: rent takes €1,200–2,500 depending on the neighborhood, groceries come to €550–800, utilities together with communications — €200–350, private health insurance for the family — €150–350. The spread is explained above all by rent. A line item of its own is electricity: air conditioners run all summer, and older buildings without central heating are heated by electricity in winter, so in peak months the bill for a large apartment reaches €150–250.

Taxes: three regimes for new residents

You become a tax resident if you live in the country for at least 183 days a year. Greece offers new residents three regimes:

1. A flat tax of €100,000 a year on all foreign income regardless of its size, for up to 15 years. An investment that meets the requirements of the "golden visa" program (buying property for the required amount, for example) usually covers the €500,000 minimum investment requirement for the non-dom regime. Each family member is added at €20,000 a year.
2. 7% for foreign pensioners — a flat rate on all foreign income for 15 years.
3. A 50% discount for those in work: people who move to Greece to work pay tax on only half of their Greek employment income for seven years.

The regimes are mutually exclusive; which one works out better depends on the structure of the family's income.

The "golden visa" and the path to citizenship

The new immigration code has set three levels of investment in real estate:

Important: renting the investment property out on a short-term basis is prohibited; own use and long-term letting are allowed. On top of the investment come mandatory payments for processing the application and issuing the documents; they depend on who is in the family and how old they are.

Citizenship comes through naturalization after 7 years of actual residence plus an exam in the Greek language and culture. Only the years actually lived in the country count, not the years the "golden visa" was valid.

Downsides and risks

1. Heat. Athens is the hottest capital in Europe: in July and August there are heat waves above +40 °C, and air conditioning is essential. In summer there are wildfires in the surroundings of Attica. In the north and on the Riviera the summer is easier to bear.
2. Language. In business you can get by in English, but in everyday life — especially in government offices and if you need to use public healthcare — basic Greek comes in handy.
3. Healthcare. Public hospitals are underfunded; the expat standard is private insurance, and for "golden visa" holders it is mandatory under the terms of the program.
4. Not for those counting on working in the local market. Average incomes are low.

Who Athens suits

Families with foreign income: the tax regimes are built exactly for them. People who want to live in the EU for less than Lisbon or Barcelona costs. People who love the sea and 300 days of sun a year. Retirees: the 7% rate is one of the lowest in Europe.

It suits less well those who find heat hard to bear, those for whom fast and predictable bureaucracy is critical, and those who are not prepared to learn at least basic Greek.

What's next

Book a free Migronis consultation: migronis.com/consultation. We will go through your case and tell you whether moving to Athens suits you, or suggest alternatives.