It is common to have three contractors view a property before quoting for a renovation. The lowest price can be tempting, especially when you are making the decision from abroad. But the amount on the first quote is not always the amount you eventually pay.
Additional work may be needed once walls and floors are opened up. Items you assumed were included may turn out to be extras. If you agree to changes over the phone without an updated written price, the budget can rise quickly.
Home Watch Athens is not a renovation company and does not carry out construction work. We provide independent renovation oversight in Athens for owners abroad. We can help compare quotes, negotiate with contractors, visit the property during the works, document progress and review invoices against what was agreed.
The short answer: budget from €600 per m²
Based on Home Watch Athens’ experience, a full renovation of an 80 m² apartment in Athens in 2026 can cost from approximately €600 per m², or €48,000. For planning purposes, that figure needs to cover the work, Tax, any engineer and permit costs, and a contingency for unexpected issues.
| Level | What it means | Planning budget per m² | 80 m² flat |
|---|---|---|---|
| Basic or standard | A full renovation using standard materials and finishes | From €600 | From €48,000 |
| Mid-range | Better materials, more joinery and some layout changes | €700 to €800 | €56,000 to €64,000 |
| High-spec | Premium finishes, custom work and layout changes | €800 to €1,000+ | €64,000 to €80,000+ |
What will you actually get for the price? A basic renovation can make an apartment clean, functional and ready to use. At the lowest prices, however, you should expect basic finishes and a limited choice of materials. If the quote is especially low, look closely at the quality of the tiles, kitchen units, bathroom fittings, doors and workmanship it allows for. You may get a serviceable apartment without getting a home you love spending time in.
Look at completed projects from contractors quoting at your budget. Photographs of their actual work will tell you more about the likely finish than labels such as “full renovation” or “premium.” If you have a particular look in mind, show the contractor examples and ask for the exact materials and fittings to be listed in the quote.
These budgets are a starting point, not a price for every apartment. Published sources show how widely estimates vary:
- Nest Land puts an 80 m² Athens renovation at €500 to €650 per m² for economy finishes, €650 to €800 for mid-range finishes and €800 to €1,000+ for higher-end finishes. It gives a timescale of 6 to 16 weeks. The article does not state whether Tax is included.
- POMIDA, the property owners’ federation, has said costs reach €700 to €800 per m² in many cases because of higher material and labour costs.
- A renovated flat in Alimos had a documented total cost of €42,257, or about €528 per m². Adding a 10 to 15% contingency brings that to about €580 to €610 per m². The report does not state whether Tax was included.
You will find lower figures online and may receive lower quotes. Check the scope, materials, Tax and exclusions before treating them as the cost of the finished renovation.
“I have seen renovation quotes in Athens end up higher than the number on the paper. Contractors are competing for your business, and extras can appear once work starts. If you live abroad, ask for itemised quotes, compare them line by line and have every change priced in writing before you approve it.”
Yanis, Founder of Home Watch Athens
A real example: an 80 m² 1980s flat, line by line
A 2026 report by Noupou documents the full renovation of an 80 m² flat from the 1980s in Alimos. The total was €42,257, or about €528 per m².
| Item | Cost |
|---|---|
| Plumbing and bathroom | €6,760 |
| Kitchen | €4,344 |
| Electrics | €4,336 |
| Doors, windows and wardrobes | €7,401 |
| Painting | €3,656 |
| Heating and hot water | €6,200 |
| Construction, floors, walls and planning (the balance) | About €9,560 |
| Total | €42,257 |
The report does not state whether Tax is included. A 10 to 15% contingency adds approximately €4,200 to €6,300, bringing the planning figure to about €580 to €610 per m². If Tax was excluded from the reported cost, it would increase the total further.
This example is useful for understanding where the money goes. It does not show what another flat will cost or whether the same budget will achieve the finish you want.
Kitchen and bathroom costs
Kitchen and bathroom quotes often vary greatly between contractors. Ask for both to be itemised, including the materials, fittings and installation work.
Kitchen: Athens contractor GLK Constructions publishes three levels:
- Basic refresh: Repainting cabinets, fitting new handles and adding a backsplash, €500 to €1,500
- Mid-level: New cabinets and worktop, flooring and basic electrics for an area of up to 10 m², €2,900 to €6,500
- Premium: Custom work, layout changes and high-end appliances, €7,000 to €20,000+
Its article does not state whether Tax is included.
Bathroom: For a bathroom of about 5 m², Chroma Decor’s guide gives a basic renovation with tiles and fixtures from €2,500. A more comprehensive renovation with layout changes, new plumbing and electrics, waterproofing and upgraded materials is estimated at €10,000 to €20,000.
In the Alimos flat, plumbing and the bathroom cost €6,760, while the kitchen cost €4,344. Prices for a straightforward installation may rise if an older flat needs repairs or changes that were not visible when the quote was prepared.
Plumbing, electrics, heating, windows and floors
Published prices in Chroma Decor’s April 2026 guide give an idea of individual costs:
- Interior painting: €4 to €8 per m² of wall surface for basic work, or €8 to €15 with finishing
- Tiles: €25 to €40 per m² for basic quality, or €50 to €100+ for premium quality
- Full rewire: €3,000 to €8,000
- Full plumbing replacement: €4,000 to €10,000
Add heating and hot water (€6,200 in the Alimos flat) and doors, windows and wardrobes (€7,401 there), and the costs rise quickly. These are individual items, not a complete renovation price.
The costs people forget: Tax, engineer, permit and contingency
- VAT and payment: In our experience, many renovation contractors ask to be paid in cash, and quoted prices may not include Tax. Greece’s standard Tax rate is 24%. Ask every contractor to confirm in writing whether their quote includes Tax and what the total payable will be. Paying in cash does not itself remove Tax from a taxable job. www.aade.gr
- Engineer and permit: Cosmetic work usually does not need approval. Work such as moving walls, changing kitchens or bathrooms, external insulation, scaffolding or roof repair may need small-works approval (ΕΕΔΜΚ) arranged through an engineer. Ask for the engineer’s fee and permit costs in writing.
- Contingency: Allow a buffer of 10 to 15% for unexpected work.
- Tax credit: Qualifying renovation expenditure in 2025 and 2026 may be eligible for a Greek income-tax reduction of up to €16,000 spread over five years. Ask your accountant whether you qualify and what documentation you need.
Why prices are rising in 2026
Material costs have risen. ELSTAT’s construction materials price index was up 5.0% year on year in August 2026 and 0.4% from July. Labour costs also affect the price of a renovation.
That makes it especially important to check the date of any price guide and the materials it assumes. A figure quoted for a basic finish may tell you little about the cost of the apartment you want to create.
What pushes the cost up in older buildings
Many Athens flats date from the 1960s to the 1980s. Costs can rise when work reveals:
- Plumbing or wiring that needs replacing rather than repairing
- Damp, cracks or previous repairs hidden behind finishes
- Shared systems that affect neighbouring apartments
- Difficult access through stairs or narrow lifts, or restricted working hours
Ask contractors how they will price work that cannot be assessed until the flat has been opened up.
Keeping the budget under control when you live abroad
A renovation is harder to manage when you cannot visit the property and speak to the people doing the work.
Home Watch Athens does not carry out construction work. Through our renovation oversight service, we can act on your behalf and help you keep track of the scope, quality and cost. This can include:
- Finding suitable contractors and comparing their quotes item by item
- Negotiating prices and reviewing proposed contracts and payment stages
- Visiting the site and sending timestamped photos through WhatsApp
- Checking that delivered materials match what was agreed
- Documenting and pricing changes before extra work goes ahead
- Reviewing invoices and making approved payments on your behalf
For more detail, read what renovation oversight involves and how repairs can be coordinated while you are abroad. For smaller jobs, see our maintenance and technical oversight service and guide to property maintenance in Athens.
Last reviewed 26 September 2026. Prices are published estimates and examples, not quotes for your property. This page is scheduled for review every six months. This is general information, not financial or tax advice. Check tax-credit eligibility with your accountant and seek legal advice on contracts where needed.
Frequently asked questions
How much does renovation cost per m² in Athens?
For planning a standard full apartment renovation in 2026, start at around €600 per m², including Tax and contingency. The actual price depends on the apartment, the work required and the quality of finish you choose.
Will a low-cost renovation look good?
A low-cost renovation can leave an apartment clean and functional, but the cheapest quotes generally leave less room for better materials, custom details and careful finishing. Ask to see completed projects at a similar budget and get the proposed materials listed in the quote.
How much does it cost to renovate an 80 m² flat in Athens?
A planning budget for a standard full renovation starts at around €48,000, or €600 per m². The documented Alimos renovation cost €42,257, or about €528 per m², before adding a contingency. Check whether Tax is included when comparing figures.
Is Tax included in quotes?
Not always. Ask for the price before Tax, the Tax amount and the total payable to be shown clearly. The standard Tax rate is 24%. www.aade.gr
Do I need a permit?
Cosmetic work usually does not require approval. Layout changes, insulation or roof work may require small-works approval (ΕΕΔΜΚ) through an engineer.