Its most extensive and detailed analysis to date on the relationship between supply and demand in the Greek housing market was presented by Spitogatos, with the aim of highlighting exactly where the real gap in the market is located, that is, in which areas, in which neighborhoods and in which price ranges demand far exceeds the available stock.
The survey, which uses data from the first eight months of 2026, was presented at an event for the company’s 20 years by Dimitris Melachrinos, CEO and Co-founder of Spitogatos, Dimitris Tsatiris, COO of Spitogatos and Kyriakos Kampouris, CEO of IMS-FC. The event also presented data on housing finance, international interest in real estate in Greece and the applications of Artificial Intelligence in real estate.
How the pressure was measured
Leveraging the large volume of searches and the platform’s more than 650,000 properties, the analysis compares the unique available properties in each area with the demand they attract. Demand was measured at two levels: unique searches, which reflect broader interest, and unique leads, which show more immediate intent. Thus, for the first time, it becomes possible to approach the gap between supply and demand in different areas and price ranges.
The picture across Greece
For each available property for rent across the country, there are on average 2.41 unique leads and 23.38 unique searches, compared with 0.79 leads and 11.68 searches in sales. At a nationwide level, pressure in the housing market does not appear as intense as in rentals. However, when the data are analyzed by area and price range, the mismatch becomes clearly more visible in both markets, with the greatest pressure concentrated in the more affordable and smaller properties.
Renting: pressure by area
In Attica, the Northern Suburbs stand out with 21.1 leads and 281.7 searches per available property for rents below €600, while for rents above €1,500 the pressure declines by as much as 42 times. In the Athens - Center area, for rents up to €600 there are 3.9 leads and 20.8 searches per available property, compared with 0.6 leads and 4.3 searches for rents above €1,500. At neighborhood level, Elefsina, Marousi, Irakleio, Pallini and Chalandri are among the areas with the most intense pressure on cheap rents.
Similar trends are also recorded in the rest of the country. In Thessaloniki, the greatest pressure is recorded outside the center, with the Rest of the Prefecture gathering 5.9 leads and 123.2 searches per property for rents below €600 and neighborhoods such as Echedoros, Agios Athanasios and Oreokastro standing out.
In the rest of Greece, where pressure on cheap rents is up to 7 times greater than on expensive ones, the Dodecanese record 22.4 leads and 196.4 searches per property, while among the areas with the highest pressure there coexist island destinations, such as Zakynthos, Rhodes and Paros, with provincial centers, such as Thebes, Alexandria and Agrinio.
Housing market: strong interest, difficulty in implementation
A similar but milder pattern also appears in sales, where demand is concentrated in properties up to €250,000, while at higher prices above €550,000 lower demand intensity is recorded relative to the available stock. Of particular interest is the large divergence between searches and leads, which may indicate strong interest but difficulty for interested parties to proceed also because of the level of prices.
In the category up to €250,000, the Northern Suburbs of Athens record 1.7 leads but 22.6 searches per available property, in the Rest of Thessaloniki Prefecture searches reach 27.9 per property, while in the rest of Greece the Dodecanese stand out in leads (3.6) and the Sporades in searches (91.4) per property. At neighborhood level, Nea Peramos, Elefsina, Palaio Psychiko, Lykovrysi and Chalandri stand out in Attica, and Parga, Ikaria, Kos and Limnos in the region.
Commenting on the findings, Dimitris Tsatiris, COO of Spitogatos, stated: “For the first time we can see in such detail, at the level of area, neighborhood and price range, where the greatest mismatch between supply and demand is located: mainly where interest in more affordable housing meets limited available stock. Two main axes that can contribute to improving this balance are better utilization of the existing housing stock and greater access to financing. A more accurate understanding of where the pressure lies is an important first step toward more targeted interventions.”
From the problem to the solutions: stock and financing
As noted during the event, the available stock does not always coincide with the home users are looking for. Better utilization of it through upgrades of smaller and older properties, the promotion of properties that today remain “closed,” and more flexible solutions, can cover more needs. At the same time, access to financing can make more homes affordable to more buyers. According to IMS-FC data, in which Spitogatos has invested, housing loan disbursements in the first eight months of 2026 reached €1.835 billion, up 34.9% compared with the corresponding period of 2025, with the “My Home” programs recording an increase of 54.6%. However, in Greece only 23% of real estate transactions are carried out with a housing loan, compared with 45% in Europe.
Referring to the cooperation of the two companies, Kyriakos Kampouris, CEO of IMS-FC, stated: “For many people, the ability to buy a home is directly linked to access to housing finance, yet the search for the right loan remains a complex and often time-consuming process. IMS was created to simplify this journey, gathering and analyzing the available options in the banking market. Our cooperation with Spitogatos gave us the opportunity to integrate this support more organically into the overall process of searching for and acquiring a property.”
Greece on the map of international demand
According to Spitogatos data, international demand has strengthened by 60.3% compared with 2020 and now accounts for 20.3% of total demand, the highest level of the 2020–2026 period. The USA, Germany and the United Kingdom remain steadily the top countries of origin, while 5 of the 10 most popular areas for users from abroad are located outside Athens and Thessaloniki: Halkidiki, the Cyclades, Kavala, Messinia and the Dodecanese.
20 years of data and the next day with Artificial Intelligence
The survey draws on Spitogatos’s 20-year journey, which began in 2006 as a project of four friends, at a time when property searching was based on print classifieds, and today it is the No.1 real estate listings platform in Greece, with its network exceeding 1 billion minutes of annual usage in 2026. The same volume of data that today allows the detailed mapping of the market also forms the basis for Artificial Intelligence applications, from personalized suggestions and better matching between users and properties to content optimization and task automation for real estate professionals.
Commenting on the changes that Artificial Intelligence is expected to bring to real estate, Dimitris Melachrinos, CEO and Co-founder of Spitogatos, stated: “As Artificial Intelligence changes established practices across the entire market, at Spitogatos we are gradually introducing more and more AI tools to make property searching even easier and simpler. We use Artificial Intelligence as yet another tool in our mission to help users find their next home, with their experience always remaining at the center.”
Today, more than 200 people work at Spitogatos companies and at IMS-FC, with Spitogatos continuing to invest in technology and data, aiming for a more transparent and comprehensive picture of the real estate market for users and professionals.