Why Greece Still Beats Spain & Portugal for Property Investors (2026)

Southern Europe has long been a favorite destination for property investors. Spain, Portugal, and Greece attract international buyers looking for lifestyle, rental income, and long-term appreciation.

But as we move into 2026, one country still offers a better overall investment profile.

That country is Greece.

Here’s why Greece continues to outperform Spain and Portugal for property investors.

1. Entry Prices Are Still Lower in Greece

Despite strong growth over the past years, Greek property prices remain significantly lower than in comparable markets.

Average price per square meter (2026):

• Greece: €2,600–€3,800

• Portugal: €4,500–€6,500

• Spain: €4,000–€6,000

This lower entry point means:

• less capital risk

• higher upside potential

• easier diversification across multiple properties

Greece is no longer “cheap,” but it is still undervalued.

2. Better Rental Yields in Key Greek Markets

Rental yields are where Greece clearly pulls ahead.

In many Spanish and Portuguese cities, yields have compressed due to high prices and heavy regulation. Greece, on the other hand, still offers healthy net returns.

Typical gross yields (2026):

• Greece: 5.5%–9%

• Portugal: 3.5%–5.5%

• Spain: 4%–6%

Cities like Athens, Thessaloniki, and Chania, along with islands such as Paros and Lefkada, continue to outperform.

3. Less Market Saturation

Portugal and Spain are mature, highly saturated markets.
Many prime areas are already fully priced, leaving little room for growth.

Greece entered the recovery cycle later, which means:

• more room for appreciation

• less speculative pressure

• more organic, demand-driven growth

This makes Greece a growth market, not just a preservation market.

4. Strong Lifestyle Migration Is Still Growing

Lifestyle migration is no longer a trend — it’s structural.

Greece benefits from:

• climate

• safety

• healthcare improvements

• remote work flexibility

• island + city living options

Unlike Spain and Portugal, Greece still has many untapped secondary locations that foreigners are only now discovering.

5. More Flexible Investment Options

In Spain and Portugal, heavy regulation has:

• restricted short-term rentals

• increased taxation

• reduced investor flexibility

Greece is moving toward regulation, but still allows:

• mixed short-term and long-term strategies

• seasonal optimization

• easier portfolio adjustments

This flexibility matters in an uncertain global environment.

6. Long-Term Growth Drivers Are Stronger in Greece

Looking ahead to 2030, Greece benefits from:

• infrastructure upgrades

• tourism expansion beyond peak seasons

• limited coastal supply

• increasing international visibility

Spain and Portugal will remain stable — but Greece offers better growth dynamics.

Final Verdict

For investors in 2026, the comparison is clear:

• Spain and Portugal are safe but saturated

• Greece is stable, flexible, and still growing

If you are looking for:

• higher yields

• lower entry prices

• better long-term upside