Glyfada: the town
Glyfada has the shopping street, the marina, the golf course and the widest range of stock, from 1970s apartments to boutique new-builds. Lower Glyfada near the sea is the premium; the upper streets on the hill are larger and cheaper.
It suits families who want a walkable centre and buyers who want liquidity. It is also the busiest of the three.
Voula: the quiet middle
Voula is more residential: wider streets, more detached houses, a calmer beach and the tram terminus. Prices run 15 to 20 percent above Glyfada per square metre because of that calm.
It suits buyers who want to be near Vouliagmeni without paying Vouliagmeni prices.
Vouliagmeni: the top
Vouliagmeni is the peninsula with the lake, the Astir resort and the best beaches. Stock is scarce, mostly villas and a few low-rise blocks, and prices reflect it.
It suits buyers for whom the address matters and who plan to hold. Rental yields are the lowest of the three.
Golden visa note
All three sit in Attica, so the €800,000 threshold applies to standard residential property. A three-bedroom in Glyfada or Voula clears it comfortably; in Vouliagmeni almost everything does.
Conversions of commercial buildings qualify at €250,000 anywhere, and a few are appearing in upper Glyfada.
