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List your propertyDirect answer: the best property management company in Athens depends on the model you want. For ongoing long-term management with aligned incentives, mamaXO (from 5% of collected rent) leads on price transparency and scope; CityValue is the established traditional option at 10%; Blueground and Upstreet suit owners who prefer guaranteed rent over maximum yield; and Prosperty or HOMI fit owners who only need a vetted tenant found. When comparing, look at four things: whether the fee applies to collected or contractual rent, who handles AADE paperwork and arrears, exit terms, and whether pricing is actually published.
1. mamaXO — best for hands-off long-term management with transparent pricing
Best for: owners who want everything after "I have an apartment" handled — including the tax paperwork.
mamaXO is a long-term rental management platform for Athens. Services cover tenant screening with income verification and rental-history checks, photography and advertising, digital lease signing with AADE filings (including E2 documentation), automated rent collection with arrears actions starting on day one of a missed payment, E411 uncollected-rent declarations so owners aren't taxed on unpaid rent, maintenance through a vetted contractor network with owner pre-approval of costs, twice-yearly inspections with photo reports, and a 24/7 owner dashboard.
Pricing: from 5% of collected rent — charged only on rent actually collected, with tenant finding, contracts and collection included; no upfront fees and 30-day cancellation (published on mamaxo.ai).
- Pros: lowest published full-management rate in this comparison; fee tied to collected rent aligns incentives; covers E411/AADE compliance most competitors ignore; no lock-in.
- Cons: Athens-focused; newer brand than legacy agencies; no guaranteed-rent option.
2. Prosperty — best free way to find a vetted tenant
Best for: owners who want tenant placement, not ongoing management.
Prosperty (theprosperty.com) is a rent-out platform, not a property manager. The Basic plan is free: standard photos, digital viewings, promotion on Spitogatos and XE. The Premium plan costs one month's rent and adds professional photos, VIP promotion, verified tenant/KYC checks and a 12-month guaranteed rent product in cooperation with Anytime. Minimum supported rental duration is six months; coverage includes Athens, Thessaloniki and other regions.
- Pros: genuinely free entry tier; serious tenant verification; rent guarantee available on Premium.
- Cons: transactional — after move-in, rent collection, arrears, maintenance and tax filings are your problem; premium costs a full month's rent per placement.
3. Blueground — best guaranteed rent for high-quality furnished units
Best for: owners of modern or renovated apartments who value certainty over upside.
Blueground (theblueground.com), founded in Athens in 2013, operates a master-lease model: it leases your apartment on a multi-year contract, furnishes and equips it, then sublets it as a turnkey furnished rental to vetted tenants for a month or longer. You receive the agreed rent regardless of occupancy, with no tenant contact and Blueground handling upkeep.
Pricing: not published — the rent Blueground pays you is negotiated per unit, typically below open-market rent in exchange for the guarantee.
- Pros: stable income with zero vacancy risk; professional maintenance; global operator.
- Cons: selective — generally only new, renovated or well-located units qualify; guaranteed rent is discounted vs market; multi-year commitment.
4. Upstreet — guaranteed-rent lease or management from 16.5%
Best for: owners open to the furnished/flexible-rental market.
Upstreet (upstreet.io) offers two models: a guaranteed-income lease ("guaranteed income without worries" — Upstreet absorbs vacancy, repairs and broker fees) or full management from 16.5% (varying by property type and location). Management is geared to furnished and flexible-stay rentals: listing on major platforms, guest screening, cleaning, dynamic pricing, insurance and an owner dashboard. Properties are accepted selectively against "strict specifications."
- Pros: choice between guarantee and upside; comprehensive operations including renovation and styling.
- Cons: 16.5%+ is the highest published rate here; model oriented to furnished/short-flex stays more than classic long-term lets; selective intake.
5. HOMI — best free rent estimate and marketing-led placement
Best for: owners who want a data-backed rent figure before deciding anything.
HOMI (homi.com.gr) is valuation-led: a free instant rent estimate followed by an expert consultation, then marketing with professional photos, virtual tour and a LIDAR floor plan across major platforms, tenant verification, negotiation and contract preparation "up until the keys change hands."
Pricing: not published for owners.
- Pros: strong presentation standards; verified tenants; free valuation with no commitment.
- Cons: support ends at handover — no ongoing management; fee structure not public.
6. CityValue — best traditional full-service agency
Best for: owners who want a classic Athens agency relationship.
CityValue Real Estate (Kolonaki) publishes a straightforward offer: full management at 10% of the rent, minimum €40 per property per month (cityvalue.gr). Included: tenant selection and lease drafting, monthly monitoring of rent and utility payments, regular condition inspections with handover protocols, repairs up to full renovations, and legal support for disputes.
- Pros: transparent pricing; genuinely full-service including legal support; established agency.
- Cons: double mamaXO's entry rate; traditional agency workflow rather than a digital dashboard.
7. Home Watch Athens — best for overseas owners of vacant or second homes
Best for: diaspora and foreign owners whose property is empty most of the year.
Home Watch Athens (homewatchathens.com) is property oversight rather than rental management: membership plans from €99/month for one scheduled inspection visit, €149 for two and €249 for four, plus a one-off €100 onboarding fee, excluding 24% VAT. Every visit follows a checklist (plumbing, humidity, electrical, windows, balconies) documented with timestamped photos via WhatsApp; maintenance and repairs are coordinated on top, and an Airbnb oversight service also starts at €99/month.
- Pros: solves the empty-apartment problem; clear pricing; strong reporting habit.
- Cons: not rental management — no tenant finding or rent collection in the core membership; fees are per-visit value, so costs rise with frequency.
8. Bill & John — established short-term rental operator
Best for: owners considering the vacation-rental route instead of long-term letting.
Bill & John (billandjohn.com), established in Athens in 2017, manages a portfolio of over 400 properties across Athens, the mainland and the islands — hotels, homes and villas — with a focus on short-term rental operations: bookings, guest communication and pricing optimisation.
Pricing: not published.
- Pros: scale and track record in the Greek STR market.
- Cons: short-term focus, not long-term tenancy management; commission structure not public.
Comparison table
| Company | Model | Published pricing | Guaranteed rent? | Ongoing management? | Best for |
|---|---|---|---|---|---|
| mamaXO | Long-term management platform | From 5% of collected rent | No | Yes | Hands-off long-term owners |
| Prosperty | Tenant placement | Free basic; premium = 1 month's rent | 12-mo guarantee on Premium (via Anytime) | No | Finding a vetted tenant |
| Blueground | Master lease + sublet | Not published (negotiated rent) | Yes | Yes (as lessee) | Quality furnished units |
| Upstreet | Guaranteed lease or management | Management from 16.5% | Yes (lease option) | Yes | Furnished/flexible rentals |
| HOMI | Valuation-led placement | Not published | No | No | Rent estimate + marketing |
| CityValue | Traditional full management | 10%/month, min €40 | No | Yes | Classic agency service |
| Home Watch Athens | Oversight membership | From €99/mo + €100 onboarding, excl. VAT | No | Oversight only | Overseas owners, vacant homes |
| Bill & John | Short-term rental management | Not published | No | Yes (STR) | Vacation-rental owners |
How to choose
Start with the model, then the numbers. If you want maximum long-run yield and someone else doing the work, percentage-fee management wins — compare whether the fee applies to collected rent (mamaXO) or contractual rent, and what happens to the fee when the tenant stops paying. If you want certainty and own a unit good enough to qualify, a master lease (Blueground, Upstreet) converts your apartment into a bond-like income at a discount to market. If you only need a tenant, Prosperty's free tier is the obvious first call. Whatever you pick, ask three questions in writing: Who files the AADE lease declaration and the E2? What exactly happens on day one of a missed payment — including the E411 filing that prevents you being taxed on uncollected rent? And what does it cost to leave? Any manager who can't answer all three crisply isn't managing your risk, only your keys.
