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Kaisariani is a historic neighborhood in southeastern Athens, bordering Zografou and Ilisia, at the foothills of Mount Hymettus. The area has a rich past, having served as a settlement for Greek refugees from Asia Minor in the 1920s. Today, it is a neighborhood with a strong local character, active political and cultural life, and a mix of modest residential buildings, green spaces, and proximity to universities. Kaisariani is primarily suited for regular residential living rather than tourist rentals, but it represents an interesting option for solid, long-term real estate investment.

The population

  • A close-knit community of long-standing Greek residents, alongside students and a younger generation.
  • A moderate proportion of renters, mainly near the university and major transportation routes.
  • Immigrants in limited numbers — the population is predominantly local.
  • A moderate presence of investors, mostly local, who recognize the area’s potential for stability and quiet living.

Transportation

  • There is no metro station within the neighborhood itself, but there is access to nearby stations in Ilisia and Zografou.
  • Numerous bus lines operate along Ethnikis Antistasis and Fleming streets.
  • Access by private car is generally convenient — streets are less congested compared to central Athens.
  • Close proximity to the University of Athens and nearby universities and sports facilities.

Key Locations and Main Street

  • Kaisariani Park and Mount Hymettus Forest — rare natural spaces within Athens, including a historic monastery.
  • Community centers, cultural institutions, and public schools — a complete local urban infrastructure.
  • An active local market — neighborhood shops, greengrocers, bakeries, and authentic tavernas.
  • Proximity to Zografou and Ilisia — a significant advantage for investors targeting the student population.

Real Estate in the Kaisariani Neighborhood

The real estate market in Kaisariani is characterized by stability and a strong “old neighborhood” feel:

  • Apartment prices range between €1,200–€1,800 per square meter, depending on proximity to the university and the condition of the property.

  • Monthly rent for small to mid-sized apartments ranges from €400–€650.

  • Steady rental demand from students, families, and long-term tenants.

  • Good potential for renovating apartments in modest buildings with solid construction quality.

Key Advantages for Investors

  • A quiet, community-oriented neighborhood with a stable and loyal population.

  • Proximity to the university and extensive green spaces — a rare combination in Athens.

  • Affordable entry prices — enabling investment with relatively low equity.

  • A calm rental market — less competition, yet high occupancy rates.

Critical Considerations for Investors

  • No direct metro station — reliance on buses or walking.

  • Not suitable for tourist rentals — a more residential location lacking tourist attractions.

  • Mixed maintenance standards — some properties are outdated and require upgrades.

  • Relatively moderate returns — stable, but not highly volatile or high-yielding.

A little about the author of the article

Elazar Kaykov

Partner and Founder

A native of Kibbutz Tel Katzir in northern Israel, he currently lives in Tel Aviv with his wife, a real estate investor, entrepreneur, with 7 years of experience in marketing and sales, a former officer and in the reserves. Elazar brings with him 4 years of experience in real estate, during which he worked at Natam, a company specializing in commercial real estate. Elazar managed the Tel Aviv team at the company.