Real Estate 2026: Market X-ray – What's Changing in Prices and Demand

A recent survey on the real estate market reveals significant changes. From buyer psychology to the impact of government programs, these are the four key factors shaping the landscape today:

1. The "sweet spot" of price: Old vs. New

The market seems to have set a clear limit on the value of old.

If an old property is just 20% cheaper than a similar new one, buyers vote "new".

The scale only tips in favor of old when the price difference reaches or exceeds 30%.

2. More Sellers, Fewer (Active) Buyers

Despite the general feeling of high demand, the numbers tell a different story. While 19% say they are buyers, only 4.37% are ready to take action within the next year. This means that actual sellers now outnumber determined buyers by almost twice as much, with the exception of lower-priced properties (up to €200,000) where the battle remains fierce.

3. Housing Crisis & Foreclosed Properties

89% of Greeks recognize housing as the major problem of the time. The solution for the thousands of foreclosed homes seems to be through the protection of owners and tax relief, a request that does not necessarily cost the state, but unlocks the housing stock.

4. The Two-Speed ​​Trap

The “My House 2” program, instead of facilitating, seems to have “inflated” prices. This leads the market for old properties to two parallel realities:

• The “Official” Price: The one we see in the ads and indexes, but where few transactions take place.

• The “Direct Sale” Price: The realistic price offered by buyers and which only those sellers who are really in a hurry to liquidate end up with.

Conclusion: New construction maintains its momentum due to limited supply, but in old properties the market has already begun to "correct" the excesses.