Quick answer: A full apartment renovation in Athens typically costs €500–€800 per square metre for a good mid-range specification, rising to €900–€1,500+ for high-end finishes; a cosmetic refresh can be done for €250–€450 per m². On an 80 m² apartment that means roughly €40,000–€64,000 for a full mid-range renovation. Allow three to five months from design to handover. The upgrades that reliably return the most are kitchens, bathrooms, electrics and energy efficiency.

Athens has a large stock of well-built but dated apartments in excellent locations — which is exactly why buy-and-renovate has become one of the most reliable strategies in the market. The maths only works, though, if you go in with accurate numbers. Here is what a renovation actually costs, how long it takes, and where the return comes from.

• Scope — cosmetic refresh, full renovation, or structural reconfiguration. This is the single biggest variable.
• Building age and condition — pre-1980s blocks often need new electrics and plumbing regardless of how the apartment looks.
• Specification — the same layout can double in cost depending on materials, joinery and appliances.
• Access and floor — narrow streets, no lift and upper floors all add labour and logistics cost.
• Permits — anything structural, or changes to façades and services, requires engineering input and approvals.

Renovation Costs in Athens by Scope

Indicative 2026 ranges for quality work by a licensed contractor. Figures are directional guidance, not a quotation — every property differs.

Worked Example: An 80 m² Athens Apartment

Always budget a contingency of around 10%. In older Athens buildings, opening up walls reveals surprises more often than not.

How Long Does It Take?

Permits: What You Need to Know

Cosmetic work generally requires no permit. Anything affecting the structure, the façade, or the building's services typically requires engineering approval — usually via a small-scale works permit or a full building permit for larger interventions. An engineer must also confirm that the apartment matches its legal plans; older properties frequently contain unauthorised modifications from previous owners that need regularising. This check should happen during due diligence, before you buy, not after.

Where the Return Actually Comes From

Not all renovation spending is recovered equally. In the Athens market, the reliable value drivers are:

1. Kitchen and bathrooms. The two rooms buyers and tenants judge a property by, and the highest-return spend by a wide margin.
2. Electrics and plumbing. Invisible, but their absence caps the price a property can achieve and frightens off buyers.
3. Energy efficiency. Insulation, frames and heat pumps cut running costs and lift the energy certificate — increasingly what tenants ask about first.
4. Light and layout. Opening a cramped plan or improving natural light changes how a property is perceived more than any finish.
5. Storage and air conditioning. Low-cost, high-impact for rentals in particular.

Over-specifying beyond the building's bracket is the most common way to lose money. The objective is the best apartment in its price band — not an apartment priced out of its own building.

• For long-term rental — prioritise durability and low maintenance. Neutral, hard-wearing finishes pay for themselves over multiple tenancies.
• For short-term rental — presentation drives nightly rates, but everything must survive heavy turnover. Check the area's short-term rental rules before committing.
• For resale — focus spending on the kitchen, bathrooms and first impressions; buyers price on perception.
• For personal use — build for how you will actually live; resale logic matters less.

Common Mistakes

• No fixed specification before work starts, so costs drift upward
• Skipping the engineer's legality check and discovering unauthorised works later
• No contingency budget in an old building
• Managing a renovation remotely without a single accountable partner
• Spending on visible luxury while leaving old wiring and pipework in place

How Nest Land Handles Renovation

Nest Land's design and construction teams work in-house and together, which means one fixed specification, one budget, one timeline and one point of accountability. We renovate our own portfolio and our clients' properties to the same standard — including full project management for overseas owners, with progress reporting so you can follow the work without being in Athens. Where the property is an investment, we can take it through to furnishing, letting and ongoing management.

How much does it cost to renovate an apartment in Athens?

Roughly €500–€800 per m² for a mid-range full renovation, €250–€450 per m² for a cosmetic refresh, and €900–€1,500+ per m² for high-end work. An 80 m² apartment typically costs €40,000–€64,000 for a full mid-range renovation.

How long does an apartment renovation take in Athens?

Three to five months for a typical full renovation, including design, permits, construction and handover. Cosmetic refreshes can be completed in a few weeks.

Do I need a permit to renovate an apartment in Greece?

Cosmetic work usually needs no permit. Structural changes, façade alterations or works affecting building services require engineering approval — typically a small-scale works permit or a full building permit.

Which renovations add the most value?

Kitchens and bathrooms first, then electrics and plumbing, energy efficiency upgrades, and improvements to light and layout. Avoid over-specifying beyond the building's price bracket.

Can I manage a renovation in Athens from abroad?

Yes, provided you appoint a single accountable partner handling design, construction and reporting. Coordinating separate trades remotely is where budgets and timelines typically fail.