Kifisia

Kifisia

Area Overview, Quality of Life & Real Estate Market 2025

Location & Historical Background

Kifisia is situated in the northern suburbs of Athens, approximately 15–18 kilometers northeast of the city center. It borders several municipalities, including Nea Erythraia (north), Penteli (east), Melissia (southeast), Marousi and Pefki (south), and Lykovrysi and Metamorfosi (southwest). It is an area with a long history. In antiquity, it was one of the twelve demes of ancient Athens, known for its healthy climate and beautiful surroundings, making it a privileged retreat for affluent Athenians even then. In modern times, particularly after its connection to Athens in 1882 via the steam-powered railway (known as "the Beast"), Kifisia developed into a popular garden city—serving as a summer resort for the Athenian elite. Squares, tree-lined streets, and parks were created, while the renowned flower exhibitions began being held at the Kifisia Grove as early as the beginning of the 20th century.

Nature and Green Spaces

Kifisia is celebrated as one of the greenest spots in Athens, with abundant vegetation and parks offering residents a refreshing environment. It lies in a tree-lined plain between Mount Parnitha and Mount Penteli, which contributes to its pleasant climate. Summers are noticeably cooler and more oxygen-rich compared to central Athens.

Daily Life & Leisure

Everyday life in Kifisia blends a relaxed, suburban rhythm with high-level entertainment options. Its commercial center is highly developed and renowned across Athens. The area around Platanos Square and the Kassaveti and Kyriazi Streets buzzes with life. Here, you'll find a wide array of cafes, pastry shops, restaurants of all kinds, and branded fashion and shoe stores, making Kifisia a favored destination for shopping and leisurely strolls. These spots draw in both residents and visitors from the northern suburbs, who enjoy their coffee or meals under the shade of the trees. At night, the area offers nightlife options including lounge bars and clubs, especially around Kefalari Square and nearby streets, attracting a cosmopolitan crowd. Despite its commercial expansion, Kifisia maintains a sense of safety and comfort in daily life, with residents enjoying a high quality of life in a suburb that balances urban convenience with natural serenity.

Transportation & Accessibility

  1. Fixed Rail – Electric Railway (ISAP, Line 1)

Kifisia is the terminal station of Line 1 of the Athens Electric Railway (ISAP)—the green line from Piraeus to Kifisia.

  • Located on Ag. Dimitriou Street, it serves the town’s commercial center directly.

  • Provides direct access to:

    • Monastiraki (~37 min)

    • Omonia – Syntagma (via transfer) (~40–45 min)

    • Piraeus (~50–55 min)

  • Benefits:

    • Low cost (unified fare ticket)

    • Predictable travel times

    • High frequency (every 7–10 min, depending on time of day)

  1. Bus Routes – Local & Intermunicipal Connection

Kifisia has an extensive bus network serving not only the internal neighborhoods but also connecting with nearby areas, the city center, Piraeus, commercial hubs, and metro stations.

  • Main Routes:

    • X14 (Express): Kifisia – Syntagma

      • Fastest route to the center via Kifisias Avenue

      • Daily service + night operation

      • Ideal for commuters and visitors

    • 550: Kifisia – Faliro

      • Passes through: Ambelokipi – Hilton – Panathenaic Stadium – Syngrou Ave. – SEF

      • Useful for reaching southern suburbs and the coast

    • A7: Kifisia – Kaningos (city center)

      • Covers the full length of Kifisias Avenue with many stops

      • Serves residents of Politia, Nea Kifisia, Marousi, etc.

    • Express E7: Kifisia – Katechaki Metro – University Campus

      • Fast route for students and academic staff

    • Ag. Stefanos / Markopoulo / Kifisia (rural routes):

      • Special buses serving remote areas of the municipality

  • Local Bus Lines:

    • Routes 522, 523, 541, 543, etc.

    • Serve areas like Nea Erythraia, Kefalari, Upper/Lower Kifisia, Ekali, Politia

    • Connect with ISAP Kifisia station and public facilities

  1. Road Access – Private Vehicle

Kifisia is easily accessible by road, both to downtown Athens and the national highway.

  • Main Routes:

    • Kifisias Avenue: Main artery to the city center (~25–40 min depending on traffic)

    • National Highway (A1): Kifisia/Kokkkinaras junction; quick access to Piraeus, Metamorfosi, Penteli, Thiva, and other northern suburbs

    • Tatoiou Avenue: Alternate route to Nea Erythraia – Ekali – Varibobi – Parnitha

  1. Cycling & Soft Mobility

Kifisia features the largest bicycle lane network in Attica, spanning 13.2 km within municipal boundaries.

  • Routes include: ISAP Station – Zirineio – Kifisia Grove – Nea Kifisia – Politia – Ekali

  • Designed for safe travel by bike or scooter

  • Municipality promotes sustainable mobility (e.g., traffic-calming zones near schools)

Travel Times (Approximate):

Destination Mode Estimated Time
Athens Center (Syntagma) ISAP + Metro 40–45 min
Ambelokipi – Hilton Bus X14 or 550 35–40 min
Piraeus ISAP 55–60 min
Athens Airport By car (via Attiki Odos) 35–40 min
Metamorfosi – National Highway Car 10–15 min

 

Education & Infrastructure

Kifisia features robust infrastructure that reflects its high socioeconomic profile. It is home to quality public schools of all levels and several well-known private institutions attracting students from across Athens. Numerous tutoring centers and language schools reflect the strong educational focus of local families. In terms of healthcare, Kifisia hosts the General Hospital of Attica KAT—one of the largest trauma hospitals in Greece—serving not only the local community but the entire Attica basin. Additionally, private clinics, diagnostic centers, and numerous pharmacies ensure comprehensive medical coverage. The municipality also maintains cultural and athletic infrastructure: public libraries, a cultural center, the Zirineio Municipal Stadium (with track and football fields), and indoor basketball/volleyball and tennis courts are available. The extensive 13.2-km cycling network—the largest in Attica—encourages sustainable commuting within the town.

Real Estate Market

The property market in Kifisia has seen a dynamic rise in prices in recent years, reflecting both the prestige of the area and high demand for residences. As one of Athens’ most expensive suburbs, Kifisia attracts interest for quality homes—often newly built or luxuriously renovated—set in green surroundings. However, the supply of modern properties remains limited, fueling buyer competition and driving prices higher. Infrastructure projects and transit improvements (e.g., network extensions or road upgrades) further enhance the area's appeal. Kifisia is considered a secure real estate investment: property values remain consistently high thanks to its natural environment, quality services, and social prestige. As a result, interest is strong among both Greek buyers (often high-income families) and foreign investors seeking luxury housing in Athens. Overall, trends suggest that the housing market in Kifisia will continue to grow, with moderate but steady annual increases in both sale and rental prices.

Average Property Sale Prices

Sale prices in Kifisia are high and show an upward trend. Below are indicative average asking prices (2025) by property type:

  • General average price: Approx. €4,300/m² for all property types. Specifically, the July 2025 average was ~€3,853/m², a +10.7% annual increase.

  • Newly built apartments (≤5 years old): Range from ~€4,200–5,000/m² depending on exact location, construction quality, and amenities. The most luxurious new builds in top areas (e.g., Kefalari) may reach or exceed €5,000/m².

  • Older apartments (35+ years): Generally priced between ~€2,800–3,500/m². Lower prices are found in less central or desirable areas or for properties needing renovation. Renovated apartments in good locations approach the top of this range.

 

Average Sale Prices by Subarea

Subarea Average Sale Price  (€/sq.m.)
Kefalari ~ 4,750 €/sq.m.
Politia ~ 4,500 €/sq.m.
Kato Kifisia ~ 4,000 €/sq.m.
Nea Kifisia ~ 4,000 €/sq.m.
Ekali ~ 4,300 €/sq.m.

 

Average Rental Prices by Subarea

Rental prices in Kifisia remain high, reflecting the quality of life and sustained demand in the area. In 2025, the average asking price is €13/m² per month, meaning a typical 100 m² apartment costs around €1,300/month. Prices show a mild upward trend due to the limited availability of modern residences.

Final rental rates depend on location, property condition, and amenities. Luxury homes in Kefalari and Ekali exceed the average, while older or smaller units in more peripheral areas are more affordable. Thus, Kifisia’s rental landscape is diverse and highly attractive.

Average Rental Prices by Subarea

Subarea Average Rent Price (€/sq.m./month)
Kefalari 16.5 €/sq.m./month
Politia 15.8 €/sq.m./month
Kato Kifisia 14.0 €/sq.m./month
Nea Kifisia 13.2 €/sq.m./month
Ekali 15.5 €/sq.m./month

 

Kefalari and Politia have the highest rental rates in Kifisia, associated with luxury homes and properties of high residential value. The town center (around Platanos Square and Kassaveti/Kyriazi Streets) is also in high demand due to its retail activity and easy transit access. In Kato and Nea Kifisia, prices are slightly lower, as these areas feature smaller units and quieter neighborhoods. Despite larger lot sizes, Ekali shows high €/m² rents due to premium detached homes. Ano Kifisia, with enhanced access to green spaces, sidewalks, and cycling paths, offers moderate prices per m² despite the high quality of housing.

⚠️ Disclaimer

The information on property sale and rental prices in this document is based on secondary data from the current market status as of August 2025. The prices reflect average asking prices per square meter, derived from publicly available sources (listings, trends, averages), and do not represent actual contracts, official state valuations, or binding appraisals. These figures are indicative and subject to change depending on location, property condition, and negotiations between private parties. They do not constitute financial advice, investment recommendations, or substitutes for certified appraisals. Use of the data is at the reader’s own responsibility.

 

Kifisia