You told us something very specific, and we have built this dossier around it: 40 – 60 m², a good deal — value for money, the Golden Visa as the primary purpose, a budget band of €350,000 – €400,000, a one-bedroom layout, and mixed use — you staying in the apartment for part of the year and letting it for the remainder. You also told us that you have already seen projects and did not find them value for money. That sentence is the reason this page is arranged the way it is.
Here is what we did with it. Rather than send you the most expensive thing your budget allows, we went the other way: we went through the most recent unit list each developer sent us and kept only the projects where a one-bedroom apartment in your size band is still available below your ceiling. Every project on this page has an entry price under €350,000 — most of them well under. Nine of the twelve open at or below €285,000. The gap between that entry price and your ceiling is not money you have to spend; it is the room you have to buy a better floor, a better aspect or a larger balcony inside the same project, or simply to keep in reserve.
How we measure "value for money" here. A headline price on its own says nothing. Throughout this dossier we give, for every project, the net floor area and the price of the actual unit, so that the cost per square metre is visible rather than implied. The summary table at the foot of the page lines all twelve up side by side on exactly that basis. What you will see is that the spread is wide — roughly €6,000 to €8,300 per net square metre across the selection — and that the difference is almost entirely a location premium. Whether that premium is worth paying is a judgement, not a fact, and it is yours to make; our job is to put the number in front of you rather than hide it inside a brochure.
On mixed use. Because you intend to occupy the apartment for part of the year, two things matter more than they would for a pure investor: the apartment has to be pleasant to live in, not merely lettable, and the building has to be somewhere you would actually want to spend time. That is why the selection leans towards projects with generous balconies, gardens or terraces, and towards districts that live all year round rather than emptying out of season. Where a project is a better yield play than a place to stay, we say so in its report.
The order below is geographic, not a ranking: it runs from the Riviera at Elliniko down through the Piraeus harbour, back up through Kallithea and Faliro, out to Glyfada, then north to Kifisia and in to the central districts. Under each project you will find two expandable sections — the area report (location, transport, tenant profile, yield, risks) and the project report (building, unit layout, handover, payment, Avla's assessment). We have written the weaknesses as plainly as the strengths; where we have no verified data on a heading, we say so openly rather than filling the gap.
On your visit. You mentioned you plan to come once your work in Dubai is finished. That suits this selection well: the twelve projects sit in five clusters, and three or four can comfortably be seen in a single day. Tell us which ones interest you and we will build the programme around them, obtain written price and availability confirmation before you land, and accompany you throughout.
Almost everything about these twelve projects is already open in this dossier — prices, floor areas, floor plans, commercial terms and our own reservations. Only the exact locations and street details are not published; the map shows each project as a circle at neighbourhood level. For the exact location, call us — your expert consultant, Alicia, will give the full briefing, share the location and present the properties personally. Or fill in the short form at the end of the page (GDPR scope) and we will call you. Our terms and model →
Because there is no single figure. The legislation defines three tiers, and which tier a property falls into is determined by its location and its legal status. For this reason Avla provides written threshold confirmation for every project in the portfolio at the offer stage.
On the €250,000 route there is no floor-area requirement; in return, more than one independent residential unit may not be created on the same title, and the property may not be let on a short-term basis (daily/weekly) for 5 years. This last point matters for your mixed-use plan and we will walk through it with you unit by unit: staying in the apartment yourself and letting it on a long-term basis are both permitted, and it is only daily and weekly letting that is restricted on that route.
Locations are shown as circles at neighbourhood level. The twelve fall into five clusters — the Elliniko–Glyfada Riviera corridor, the Piraeus harbour, the Kallithea–Faliro band, the northern suburbs and the central districts — which is what makes it realistic to see three or four in a single day. We share the full addresses together with the viewing programme once we have clarified which projects interest you.
This project has sold down almost completely. Our records carry two readings that do not agree: our own portfolio record still shows a small remaining block in the €301,000 – €420,000 band, while the most recent developer list we hold, dated 11 August 2026, shows a single remaining apartment — GF3, at €337,000. We have written both rather than pick the flattering one. Live availability will be confirmed in writing before anything else happens, and if this apartment is still open it will need to be moved on quickly.
Elliniko Court Residences is a quietly scaled residence in the Elliniko band of the Athens Riviera, three storeys high with 58 apartments and a pool and landscaped garden in its inner courtyard. The architecture is understated and warm: generous balconies, façades woven with greenery, private gardens and enclosed playroom volumes on the ground floor. Grohe fittings, a European kitchen, B+ energy class, storage allocated to every apartment.
Location is the project's greatest strength: 300 m to one of the largest urban regeneration areas in Europe, 300 m to the metro station, 100 m to the shopping street, 800 m to a university campus, 1 km to the hospital. The coast is 2 km away — it is not within walking distance, and we state that plainly rather than lean on the word "Riviera" in the project's name.
The remaining unit is GF3: 39.7 m² of interior space, a 19 m² enclosed playroom and 11 m² of outdoor area — 69.7 m² in total. The playroom is an enclosed additional volume granted only to the ground-floor apartments and found in very few projects in this price band; it can serve as a study, a guest room or storage. According to the developer a window can be added to it later, which would turn it into a fully usable room — planning permission and management approval would be confirmed in writing.
Read against your brief: 39.7 m² of principal living space plus the 19 m² playroom gives you 58.7 m² of enclosed area — inside your 40 – 60 m² band, and at €337,000 comfortably below your €400,000 ceiling. For mixed use it works: the enclosed extra room is exactly what makes an apartment of this size liveable for part of the year and still lettable for the rest. Against that, it is a ground-floor apartment looking onto the inner garden, and if a higher floor and an outward view matter to you, this is not your project.
| Unit | Floor | Type | Interior m² | Playroom m² | Outdoor m² | Total m² | Price | € / m² total | Floor Plan |
|---|---|---|---|---|---|---|---|---|---|
| ★ GF3 | Ground (Level 0) | 1-bed layout + playroom · 1 bathroom | 39.7 | 19.0 | 11.0 | 69.7 | €337,000 | €4,835 |
Elliniko Court Residences sits in the Elliniko section of the Athens Riviera. The dominant element defining the area is the urban regeneration scheme rising on the site of the old Athens airport; the boundary of that scheme — which includes a coastal park, a marina, hotels and an office-and-retail programme — is 300 metres from the building. The neighbourhood, lying between Glyfada's boutique-restaurant ecosystem and the Faliro Bay cultural axis, has an established fabric that lives all year round; there is a shopping axis at 100 metres, a university campus at 800 metres and a hospital at 1 km. Let us be clear on one point from the outset: although the project carries the name "Riviera", it is not on the seafront — the coast is 2 km away.
The metro station is 300 metres away, a 3–4 minute walk — an advantage not often found in projects in this price band along the Riviera corridor, and one that matters for both halves of your plan: it makes the apartment easy to live in without a car and easy to let to a tenant who does not own one. By car, Glyfada Marina is 10 minutes and the Stavros Niarchos Cultural Centre 15; for the airport the realistic band is 15–30 minutes depending on traffic. The beach and the coastal promenade are not within walking distance.
In our records the expected gross rental yield is 4–5% per year; 3.5–4% in a cautious scenario and 5–6% in an optimistic one. According to the most recent information from the developer a 4% rental guarantee is offered on this unit; its rate, its term and the legal entity giving the undertaking will be confirmed in writing. In our listing record the service charge appears at roughly €35 a month — in a development of 58 apartments with communal areas this figure is likely to rise after handover, and a management budget should be requested before contract.
A single block of ground floor plus three storeys; 58 apartments in total, 4 on the ground floor and 18 on each upper floor. The building is not new construction; it is obtained by converting an existing building into housing, and in our record the building type appears as a conversion project. The specification states a B+ energy class, Grohe bathroom fittings and kitchens of European manufacture. Storage has been allocated to all apartments.
Of the 58 units, 42 are one-bedroom, 13 are studios and 3 are two-bedroom; all apartments have a single bathroom. Interior areas are 31.4 – 50.3 m², and with balconies and exclusive-use areas added the total ranges from 35.4 to 82.3 m². The four ground-floor units have a different layout: a playroom of 19 – 20.5 m² is added to an apartment of 39.7 – 42 m², reaching 69.2 – 73 m² in total, and these are the units with the lowest cost per square metre — roughly €4,835 – €4,890 per m², against €6,440 – €8,220 on the upper floors. This advantage stems partly from the ground-floor position and partly from the fact that a significant share of the area is a playroom rather than principal living space; in the interest of honesty, we write that too.
Handover is given as the third quarter of 2028, and the source list also contains a provision for a 3-month extension; with that provision, actual handover could reach the end of 2028. The payment plan — the deposit rate and the interim payment schedule — has not been shared with us by the developer.
Elliniko Court Residences' real thesis is not the building but the location: a position 300 metres from one of the largest urban regeneration projects in Europe, within walking distance of the metro, in a mid-budget price band. It suits a buyer prepared to tie up capital until the end of 2028 and who gives priority to long-term capital growth.
On the question you actually asked — is this value for money — GF3 is the strongest single answer in this dossier. The enclosed playroom offers a flexibility of use that is rare in this price band and pulls the cost per square metre well below anything else here, while the metro at 300 m protects the letting side of your mixed-use plan. The two honest counterweights are the ground-floor position and the near-three-year wait. We put it first because of the number, not because we assume it is your answer.
Want the full file on this project? The complete specification, the developer's own material and the unit-level detail behind this section are held by us. Ask Alicia and she will send them over or walk you through them — message Alicia on WhatsApp →
A boutique-scale project on the front line of Mikrolimano bay, Piraeus' yacht harbour, at the foot of the Kastella hill. The entire stock is one-bedroom, in net areas of 33 – 57 m², priced from €320,000 to €400,000.
Mikrolimano is the natural cove at the heart of Athens' yachting and dining culture: fish restaurants, yacht clubs and the seafront promenade share a single waterfront. New residential supply in coves like this is structurally limited — the bay itself cannot grow. Our records note an expected gross rental band of 4–5% per year for this micro-location.
Read against your brief: this is the address in the selection where you pay most obviously for location, and you should know that before you look at it. The value case is not the entry price but a specific unit — M-6, at 57 m² net for €340,000, which works out at roughly €5,965 per square metre. That is the largest apartment in the project at close to the lowest price per metre, it sits squarely in your 40 – 60 m² band, and it is the reason Mikrolimano is on this page at all. The compact units at the same €340,000 give you 33 – 37 m² for the same money; on a pure value reading, they do not compete.
For mixed use the argument is strong in a different way: a waterfront cove with year-round restaurant and marina traffic is somewhere you would genuinely want to spend part of the year, and the same characteristics carry off-season letting demand above the Athens average.
| Unit | Floor | Type | Net m² | Price | € / m² | Note | Floor plan |
|---|---|---|---|---|---|---|---|
| ★ M-6 | Ground & 1 | 1-bed | 57.0 | €340,000 | €5,965 | the largest internal area in the project · 5.5 m² private garden use | |
| M-K2 | Ground & 1 | 1-bed | 47.0 | €360,000 | €7,660 | 4.5 m² balcony | |
| M-1 | Ground & 1 | 1-bed | 46.0 | €340,000 | €7,391 | 8 m² private garden use + 4 m² balcony | |
| M-K1 | Ground & 1 | 1-bed | 46.0 | €350,000 | €7,609 | 4.5 m² balcony | |
| M-4 | Ground & 1 | 1-bed | 43.5 | €340,000 | €7,816 | 7 m² private garden use + 3 m² balcony | |
| M-5 | Ground & 1 | 1-bed | 43.0 | €330,000 | €7,674 | 9 m² private garden use — the ground-floor unit with the largest garden | |
| M-2 | Ground & 1 | 1-bed | 42.5 | €330,000 | €7,765 | 5 m² private garden use + 3 m² balcony | |
| M-8 | 2 & 3 | 1-bed | 41.5 | €380,000 | €9,157 | sea view + 9 m² balcony | |
| M-10 | 2 & 3 | 1-bed | 41.0 | €350,000 | €8,537 | duplex, no balcony | |
| M-3 | Ground & 1 | 1-bed | 40.5 | €320,000 | €7,901 | the project's lowest entry price · 5.5 m² private garden use + 3 m² balcony |
| Unit | Floor | Type | Net m² | Price | € / m² | Note | Floor plan |
|---|---|---|---|---|---|---|---|
| M-11 | 2 & 3 | 1-bed | 37.0 | €335,000 | €9,054 | compact duplex, no balcony | |
| M-12 | 2 & 3 | 1-bed | 37.5 | €340,000 | €9,067 | compact duplex, no balcony | |
| M-13 | 2 & 3 | 1-bed | 37.0 | €340,000 | €9,189 | compact duplex, no balcony | |
| APT. 4 | 4 | 1-bed | 34.0 | €340,000 | €10,000 | 5.5 m² balcony | |
| APT. 5 | 4 | 1-bed | 33.0 | €340,000 | €10,303 | 6 m² balcony | |
| APT. 3 | 4 | 1-bed | 36.0 | €400,000 | €11,111 | sea view + 3 m² balcony · the project's highest-priced unit |
We have included these for transparency rather than as recommendations. At €9,000 – €11,000 per square metre they are the clearest illustration in this dossier of what a waterfront address costs when the floor area is small.
Mikrolimano is the historic yacht cove on the eastern side of Piraeus, below the Kastella hill. It is one of the first names in Athens for waterfront dining; the bay front forms an unbroken line of restaurants, yacht clubs and promenade. Because the cove's geography allows no new construction, housing supply here is structurally constrained — the main force keeping the price floor firm and resale liquidity high.
Piraeus' metro and tram lines give strong connections to central Athens; the bay is a short drive from the main port and Zea Marina. We have not yet verified door-to-door travel times for this project — we will measure them together on the viewing tour.
In short lets Mikrolimano commands Piraeus' highest nightly band, and off-season occupancy is carried by restaurant and marina traffic above the Athens average. Long-term demand comes from professionals and expatriates seeking a waterfront address. Our records use an annual gross band of 4–5%; this is an expectation, not a verified per-unit lease figure. For your mixed-use plan the seasonality works in your favour: the months you are least likely to be in Athens are the months the cove lets best.
A boutique-scale building on the bay front, designed with a limited number of units and a roof-terrace scheme. Delivery appears as 2027 in the developer presentation; the month is subject to written confirmation.
Stock consists entirely of one-bedroom apartments of 33 – 57 m² net, priced €320,000 – €400,000. The lower units are duplexes across the ground and first floors with private garden use of 5 – 9 m²; the mid-level units are duplexes across the second and third floors, mostly without balconies; the fourth floor holds the smallest and, per square metre, the most expensive apartments. Views toward the bay and the Piraeus skyline are expected on upper floors, but the presentation carries no per-unit view marking — on-site confirmation is required.
Handover is given as 2027 without a month. The payment plan has not been shared with us and will be requested in writing at the offer stage.
This is the strongest location-premium story in the selection: a cove front where supply cannot grow, a strong short-let band and high resale liquidity. It is also, on most units, the weakest value story — which is exactly the tension you described when you told us the projects you had seen did not feel like value for money.
Our position is narrow and specific: we would look at M-6 and, if it is gone, we would look elsewhere. At 57 m² for €340,000 it is the one apartment here that delivers a waterfront address at a price per square metre comparable to inland projects, and it is the only unit in the building that comfortably meets your size brief with room to spare. The rest of the stock is a fine product at a price we would not defend as value.
Want the full file on this project? The complete specification, the developer's own material and the unit-level detail behind this section are held by us. Ask Alicia and she will send them over or walk you through them — message Alicia on WhatsApp →
A new project on the Piraeus harbour front. Our portfolio record gives the band as 1-bed and 2-bed apartments of 50 – 80 m² at €280,000 – €340,000; the developer's live unit list, which is the more granular source and the one used in the table below, gives net interior areas of 25 – 35 m² with balconies of 5 – 15 m² and prices from €255,000. The two are not in conflict — the first is total area, the second is net internal area — but the distinction matters a great deal for your brief and we would rather flag it than let it pass.
The amenity package is among the richest in this selection: a rooftop pool and roof garden, gym, wellness suite, co-working space and 24-hour reception. The building is energy class A and antiseismic, with high-speed lifts, autonomous heating and cooling, and CCTV. Metro, tram and suburban rail are all within walking distance — one of very few points in greater Athens where all three rail systems are reachable on foot.
What singles it out commercially is a contractable 4% gross rental guarantee for three years, detailed in the box below.
Read against your brief — honestly. On net internal area this project does not meet your 40 – 60 m² requirement: the largest available unit is 35 m². If you count the balcony, several units reach 40 – 47 m² of total area, and the amenity package genuinely enlarges how the apartment lives. But we are not going to present a 33 m² apartment as a 50 m² apartment. It is on this page for the amenity, the transport and the guarantee — and because at €255,000 – €300,000 it leaves the largest gap under your ceiling of anything here. If floor area is the thing you will not compromise, skip to projects 4, 5, 9 or 10.
The developer offers owners a 3-year, 4% gross rental guarantee, conditional on purchase of the furniture package. For a mixed-use buyer this needs thinking about rather than simply welcoming: a guarantee period normally assumes the property is available to let throughout, so the months you intend to occupy the apartment yourself have to be written into the arrangement, or the guarantee deferred until after your own use. We will put exactly that question to the developer in writing at offer stage.
| Unit | Floor | Type | Net m² | Balcony / garden | Price | € / m² net | Floor plan |
|---|---|---|---|---|---|---|---|
| ★ GF10 | Ground | 1-bed · 1 bath | 35 | — | €295,000 | €8,429 | |
| ★ GF2 | Ground | 1-bed · 1 bath | 34 | 10 m² private garden | €259,000 | €7,618 | |
| GF7 | Ground | 1-bed · 1 bath | 33 | — | €262,000 | €7,939 | |
| A8 | 1 | 1-bed · 1 bath | 33 | 5 m² balcony | €277,000 | €8,394 | |
| B8 | 2 | 1-bed · 1 bath | 33 | 5 m² balcony | €284,000 | €8,606 | |
| C4 | 3 | 1-bed · 1 bath | 33 | 5 m² balcony | €293,000 | €8,879 | |
| C8 | 3 | 1-bed · 1 bath | 33 | 5 m² balcony | €294,000 | €8,909 | |
| GF8 | Ground | 1-bed · 1 bath | 32 | — | €255,000 | €7,969 | |
| GF9 | Ground | 1-bed · 1 bath | 32 | — | €272,000 | €8,500 | |
| C7 | 3 | 1-bed · 1 bath | 32 | 5 m² balcony | €285,000 | €8,906 | |
| D5 | 4 | 1-bed · 1 bath | 32 | 5 m² balcony | €300,000 | €9,375 | |
| D10 | 4 | 1-bed · 1 bath | 31 | 7 m² balcony | €291,000 | €9,387 |
Piraeus is Athens' port and a city centre in its own right; the harbour front is an axis where activity never stops. Office, hotel and residential renewal around the port has accelerated in recent years, placing the district firmly on investors' radar.
Metro, tram and suburban rail are all walkable — few points in greater Athens offer all three rail systems on foot. The ferry terminal and island connections sit on the same axis, which for a part-year resident means the Saronic and Cycladic islands are reachable without first crossing the city.
This is one of Athens' most stable letting axes: port traffic, cruise calls and business travel carry the off-season too. Long-term demand comes from port and service-sector employees and young professionals. The core thesis of this address is a low vacancy risk on the open market once the guarantee period ends.
A new energy-class-A, antiseismic building; rooftop pool, roof garden, gym, wellness suite, co-working space and 24-hour reception are defined in the common areas, with high-speed lifts, autonomous heating and cooling and CCTV.
The available stock is one-bedroom throughout, in net interior areas of 25 – 35 m² with balconies of 5 – 15 m² or, on the ground floor, private gardens of about 10 m². Total areas including outdoor space reach 40 – 47 m² on the better units. Prices run €255,000 – €300,000 on the list we hold, which is limited to the 25 lowest-priced apartments.
Handover is Q4 2028. The payment plan has not been shared with us and will be requested in writing at offer stage.
Judged on amenity, transport and commercial terms, this is one of the strongest products in the selection — a rooftop pool, a gym, a wellness suite and a concierge are not usually available at €255,000 anywhere in Athens, and three rail systems on foot is a genuinely rare piece of geography. Judged on the criterion you set us, it is a mixed answer: the price per net square metre, at €7,600 – €9,400, is not cheap, and the apartments are smaller than you asked for.
We would put it in front of you as the amenity-and-transport option, not the floor-area option — worth seeing on the same day as the two other Piraeus projects so that you can judge the trade-off in person. If it turns out that the amenity package changes how the apartment feels to live in, the smaller floor area may cease to matter; that is a judgement best made standing in the building rather than reading a table.
Want the full file on this project? The complete specification, the developer's own material and the unit-level detail behind this section are held by us. Ask Alicia and she will send them over or walk you through them — message Alicia on WhatsApp →
Of the twelve projects on this page, this is the closest match to the brief you gave us — and it is worth saying so at the top rather than making you find it. Every apartment is a two-room (1-bed plus separate living room) layout, every apartment falls between 47.33 and 60.83 m², and the price band of €285,000 – €362,000 sits inside your €350,000 – €400,000 budget from below. There is no unit here that is too small and none that is too expensive.
The address is genuinely walkable central Piraeus, and the walkability is the argument: Piraeus metro and railway station is 500 m — a six-minute walk — with the metro running direct to central Athens and on to the airport without a change. The port is 600 m and the commercial centre 600 m; the Municipal Theatre is 700 m and the University of Piraeus 1.2 km. Marina Zeas and Pasalimani lie 1.7 km away, Mikrolimano 2.5 km, the general hospital 1.5 km, and the Stavros Niarchos Foundation Cultural Centre 5.5 km. Central Athens is roughly 20 minutes by metro; the airport 55 – 60 minutes on a single line.
The building is a new-build of five storeys. What the seller is offering is not the building but one complete floor: five residences occupying the entire second floor. There is no mixed inventory here and no studio or three-bedroom variant. Each unit contains a living area, a kitchen with a dining zone, two bedrooms and one bathroom, with built-in wardrobe storage, a fitted kitchen and contemporary finishes with timber-slat detailing.
Where the value is. At a blended €6,005 per interior square metre the pricing is firm rather than cheap for central Piraeus — but the internal pattern is unusually clean and it works in your favour: the larger the apartment, the lower the price per metre. B4, the largest at 60.83 m², buys metres at €5,951; B2, the smallest at 47.33 m², pays €6,022. Buying more space here costs you proportionally less, which is the opposite of what happens at most of the other addresses in this dossier. If you want one apartment that simply fits the brief without argument, B4 at €362,000 or B3 at €334,000 are where we would start.
| Unit | Floor | Type | Interior m² | Price | € / m² | Status | Floor plan |
|---|---|---|---|---|---|---|---|
| ★ B4 | 2nd | 1-bed + living room · 1 bath | 60.83 | €362,000 | €5,951 | Available | |
| B3 | 2nd | 1-bed + living room · 1 bath | 55.97 | €334,000 | €5,968 | Available | |
| B5 | 2nd | 1-bed + living room · 1 bath | 54.66 | €327,000 | €5,982 | Available | |
| B1 | 2nd | 1-bed + living room · 1 bath | 51.30 | €314,000 | €6,122 | Available | |
| ★ B2 | 2nd | 1-bed + living room · 1 bath | 47.33 | €285,000 | €6,022 | Available | |
| Whole floor · 270.09 m² · €1,622,000 · blended €6,005 per m² | |||||||
Piraeus is the maritime gateway of metropolitan Athens and Greece's largest port — Europe's busiest passenger port and one of the Mediterranean's leading container terminals. Over the past decade it has become one of Athens' fastest-transforming districts, driven by port investment, the metro connection and waterfront regeneration. This address sits in the central micro-district surrounding the port: accessible pricing, high rental turnover, an everyday working city rather than a resort.
For a part-year resident arriving from abroad, the single-line airport connection is worth more than it looks on paper: it removes the one journey that most often forces a car.
Year-round demand comes from four independent pools: professionals, University of Piraeus students, port and shipping employees, and international visitors. A two-room apartment six minutes from the metro sits at the centre of that demand. Because the demand is occupational rather than seasonal, rental income here is not tied to the tourist calendar — which matters for mixed use, since you can occupy the apartment in the months that suit you without surrendering the best letting season. Our Piraeus region report puts the district's typical long-term gross yield at 4–5%; this is a district-level indicator, not a project projection, and no unit-level rental figure has been evidenced for this project.
New-build, five storeys, in central Piraeus. Freehold title. Only the second floor is offered — five units, with no other inventory in this transaction.
Exclusively two-room layouts, 47.33 – 60.83 m² interior. Each unit: living area, fitted kitchen with dining zone, two bedrooms, one bathroom, built-in wardrobe storage. Contemporary finishes with timber-slat detailing. The planning is practical rather than decorative — well-proportioned living space, generous natural light.
Scheduled for the end of January 2027 — the shortest wait of any project in this dossier. No payment schedule has been supplied; we will request it in writing together with the reservation terms, the maintenance charge and any parking allocation.
On the two numbers you care about — floor area and price — this project answers your brief more directly than anything else here. It is also the fastest: handover in January 2027, against 2028 for most of the alternatives, which means the apartment is available for your own use roughly eighteen months sooner and starts producing rent that much earlier. Add the six-minute metro walk and a single-line airport connection and you have a property that works for a part-year owner without a car.
There is a second, less obvious point worth putting to you. The entire floor is available and every unit on it is the same product. That is a rare configuration, and it creates negotiating leverage that a single-unit purchase does not — whether you take one apartment or discuss the floor as a block. Set against that, this is the thinnest documentary file in the dossier: no dimensioned plan, no payment schedule, no confirmed area basis. Our recommendation is to approach it as a negotiation with documentary conditions attached — permit file, dimensioned plans, written area basis, written payment schedule and delivery warranty — rather than as a purchase at list price.
Want the full file on this project? The complete specification, the developer's own material and the unit-level detail behind this section are held by us. Ask Alicia and she will send them over or walk you through them — message Alicia on WhatsApp →
A new building rising on Kallithea's main axis, with 7 levels and 22 residences. The stock is one-bedroom throughout: net interiors of 39.8 – 51.3 m², prices in the €257,000 – €358,000 band. Roughly 500 metres from the sea, at the appreciating southern edge of the district.
Kallithea is the transition corridor between central Athens and the Riviera: the Stavros Niarchos Cultural Centre and the coastal strip are close, and metro and tram links are strong. This corridor holds one of Athens' deepest one-bedroom rental pools — students, young professionals and short-stay tenants generate demand simultaneously, all year round.
The scheme comprises two blocks: one facing the avenue, the other facing the park. The park-facing block is not released to the open market; through Avla's privileged access you can buy on that side too.
Read against your brief: this is one of the closest fits on the page. Every apartment is a one-bedroom, every apartment is inside your 39.8 – 51.3 m² size band, and the entry price of €257,000 sits €93,000 below your floor and €143,000 below your ceiling. The three duplex maisonettes at the top — 50.3 – 51.3 m² over the sixth and seventh floors, €351,000 – €358,000, one with a partial sea view — are the units that use your full budget, and they are the ones we would show you first if you want the apartment to feel like somewhere you live rather than somewhere you own. On price per square metre the ground and second floors are the value end at €6,458 – €6,667 per m², which is among the lowest in the whole dossier.
| Unit | Floor | Type | Net m² | Balcony | Price | € / m² net | Floor plan |
|---|---|---|---|---|---|---|---|
| ★ M.1top floor | 6–7 (duplex) | Maisonette 1-bed · 1 bath | 51.30 (35.80 + 15.50) | 13 m² | €358,000 | €6,979 | — |
| M.4top floor | 6–7 (duplex) | Maisonette 1-bed · 1 bath | 50.80 (34.30 + 16.50) | 16 m² | €356,000 | €7,008 | — |
| M.3top floor | 6–7 (duplex) | Maisonette 1-bed · 1 bath | 50.30 (34.30 + 16.00) | 12 m² | €351,000 | €6,978 | — |
| GF1 | Ground | 1-bed · 1 bath | 41.80 | 12 m² | €270,000 | €6,459 | |
| GF3 | Ground | 1-bed · 1 bath | 41.80 | 17 m² | €272,000 | €6,507 | |
| 2.3 | 2 | 1-bed · 1 bath | 41.80 | 17 m² | €284,000 | €6,794 | — |
| 3.3 | 3 | 1-bed · 1 bath | 41.80 | 17 m² | €288,000 | €6,890 | — |
| 2.2 | 2 | 1-bed · 1 bath | 40.80 | 7 m² | €272,000 | €6,667 | — |
| 2.1 | 2 | 1-bed · 1 bath | 40.80 | 18 m² — the largest balcony in the project | €276,000 | €6,765 | — |
| 3.2 | 3 | 1-bed · 1 bath | 40.80 | 7 m² | €276,000 | €6,765 | — |
| 4.2 | 4 | 1-bed · 1 bath | 40.80 | 7 m² | €280,000 | €6,863 | — |
| 5.2upper floor | 5 | 1-bed · 1 bath | 40.80 | 7 m² | €284,000 | €6,961 | — |
| ★ GF2 | Ground | 1-bed · 1 bath | 39.80 | 10 m² | €257,000 | €6,458 |
Kallithea is one of Athens' most densely populated municipalities, forming the band between the centre and the coast. What redefined the district over the past decade is the Stavros Niarchos Cultural Centre and its park axis at the seaward end, turning the southern flank into a cultural and recreational magnet. This project sits at that southern, appreciating edge.
Metro and tram lines tie the district to both the centre and the coast; the main avenues give fast access to Piraeus and the Syngrou axis. For a part-year resident the practical result is that a car is optional rather than necessary.
The one-bedroom rental pool is among the deepest in Athens: university campuses, service-sector employment and proximity to the centre generate year-round demand with low dependence on the tourist season. That matters for mixed use — a district that lets on the strength of resident demand rather than tourism is far easier to re-let after you have occupied the apartment yourself for a season. We hold no verified per-unit lease figure for the district; the low entry price shrinks the denominator, which helps the yield arithmetic.
A relatively boutique new build of 22 residences over 7 levels, in two blocks. Balconied apartments and a green-planted façade are the design's defining elements.
Stock is one-bedroom throughout, in net interiors of 39.8 – 51.3 m² with balconies of 7 – 18 m². Three of the thirteen available units are duplex maisonettes over the sixth and seventh floors. The price band is €257,000 – €358,000, rising with level and floor area.
The project is at an early stage; the handover schedule and the payment plan await written confirmation and will be requested at offer stage.
Sub-budget entry, a deep tenant pool, boutique scale and — decisively for your brief — a size band that matches what you asked for on every single unit. On cost per square metre this is the strongest conventional answer in the dossier: €6,458 – €7,008 across the whole available stock, against €7,400 – €8,300 for the Riviera projects and €7,600 – €9,400 at the Piraeus harbour. The same budget buys you a higher level, a bigger balcony or a duplex here rather than a compromise elsewhere.
The honest counterweight is that Kallithea is not a prestige address and will not feel like one. If part of what you want from the apartment is the pleasure of the location during the months you are in Athens, weigh this against Mikrolimano or Elliniko before deciding. If what you want is the best apartment your money will buy, in a district that lets itself, this is our pick of the twelve.
Want the full file on this project? The complete specification, the developer's own material and the unit-level detail behind this section are held by us. Ask Alicia and she will send them over or walk you through them — message Alicia on WhatsApp →
A large-scale coastal project of three blocks (A, B and C) in Faliro Bay, positioned next to the coastal park regeneration area. Apartments occupy the 1st–7th floors; at ground level there is a lobby and communal lounge, and on the roof a pool and bar with sea views. Thirty-six units are currently available across the three blocks — 14 in Block A, 7 in Block B, 15 in Block C.
The distinguishing element is that the listed mansion on the plot is being restored with its frescoes preserved and turned into a members' club open only to owners: bar-restaurant, spa with jacuzzi, sauna and massage, gym, meeting and work areas, lounges and a children's playroom. 24/7 security and concierge are provided all year round.
Handover is furnished and with white goods; a minimum A+ energy class, double-glazed aluminium frames, a bioclimatic façade, independent cooling and heating and a video intercom are undertaken. The optional furniture package is €10,000 for a one-bedroom and €12,500 for a two-bedroom unit. Parts of the road network in the area are planned to be routed underground, which would stitch the shoreline back to the neighbourhood.
Read against your brief: this is the project where mixed use is designed in rather than tolerated. A members' club, a concierge, a rooftop pool and furnished handover mean the apartment is genuinely usable the week you land and genuinely lettable the week you leave, without you managing anything. On size, the one-bedroom units are 36 – 40 m² net (40 – 44 m² gross) — at or just under your band; the two-bedroom units at 44 – 46 m² net and 53 – 55 m² gross are the ones that meet it properly, and at €320,000 – €350,000 they remain inside your budget. A18 in Block C, at 44 m² net / 57 m² total for €320,000, is our value pick here — €7,273 per net m² for a two-bedroom with the full club package.
The developer offers the owner a rental guarantee with a term of 10 years and an option to extend for a further 10; payments are made every six months. An owner who wishes can leave the letting process to the project management company. As with any guarantee, the months you intend to occupy the apartment yourself must be written into the arrangement — we will put that question in writing at offer stage.
| Unit | Block · Floor | Type | Net m² | Gross m² | Balcony | Total m² | Price | € / m² net |
|---|---|---|---|---|---|---|---|---|
| Two-bedroom units — the layouts that meet your size brief | ||||||||
| ★ A18 | C · 1st floor | 2-bed · 1 bath | 44 | 53 | 4 | 57 | €320,000 | €7,273 |
| B18 | C · 2nd floor | 2-bed · 1 bath | 44 | 53 | 4 | 57 | €330,000 | €7,500 |
| C18 | C · 3rd floor | 2-bed · 1 bath | 44 | 53 | 4 | 57 | €340,000 | €7,727 |
| ★ A12 | B · 1st floor | 2-bed | 40 | 48 | 14 | 62 | €345,000 | €8,625 |
| D18 | C · 4th floor | 2-bed · 1 bath | 44 | 53 | 4 | 57 | €350,000 | €7,955 |
| B12 | B · 2nd floor | 2-bed | 44 | 53 | 14 | 67 | €380,000 | €8,636 |
| C12 | B · 3rd floor | 2-bed | 44 | 53 | 14 | 67 | €385,000 | €8,750 |
| A13 | B · 1st floor | 2-bed | 46 | 55 | 5 | 60 | €395,000 | €8,587 |
| B13 | B · 2nd floor | 2-bed | 46 | 55 | 5 | 60 | €400,000 | €8,696 |
| C13 | B · 3rd floor | 2-bed | 46 | 55 | 5 | 60 | €405,000 | €8,804 |
| One-bedroom units — at or just below your size band | ||||||||
| ★ A16 | C · 1st floor | 1-bed · 1 bath | 36 | 44 | 4 | 48 | €265,000 | €7,361 |
| B15 · B16 | C · 2nd floor | 1-bed · 1 bath | 36 | 44 | 4 | 48 | €275,000 | €7,639 |
| A7 · A8 | A · 1st floor | 1-bed | 36 | 40 | 6 | 46 | €290,000 | €8,056 |
| E15 · E16 | C · 5th floor | 1-bed · 1 bath | 36 | 44 | 4 | 48 | €290,000 | €8,056 |
| B7 · B8 | A · 2nd floor | 1-bed | 36 | 40 | 6 | 46 | €295,000 | €8,194 |
| ST15 · ST16 · ST17 | C · 6th floor | 1-bed · 1 bath | 36 | 44 | 4 | 48 | €295,000 | €8,194 |
| B10 | B · 2nd floor | 1-bed | 35 | 42 | 5.5 | 47.5 | €300,000 | €8,571 |
| C7 · C8 | A · 3rd floor | 1-bed | 36 | 40 | 6 | 46 | €300,000 | €8,333 |
| Z15 · Z16 · Z17top floor | C · 7th floor | 1-bed · 1 bath | 36 | 44 | 4 | 48 | €300,000 | €8,333 |
| A6 · A9 | A · 1st floor | 1-bed | 38 | 42 | 6 | 48 | €305,000 | €8,026 |
| D7 · D8 | A · 4th floor | 1-bed | 36 | 40 | 6 | 46 | €306,000 | €8,500 |
| B6 · B9 | A · 2nd floor | 1-bed | 38 | 42 | 6 | 48 | €310,000 | €8,158 |
| B1 | A · 2nd floor | 1-bed | 40 | 44 | 7.5 | 51.5 | €365,000 | €9,125 |
| C1 | A · 3rd floor | 1-bed | 40 | 44 | 7.5 | 51.5 | €370,000 | €9,250 |
Neo Faliro is the coastal neighbourhood lying between Piraeus and Palaio Faliro and facing the Saronic Gulf; this band is known as Faliro Bay and is regarded as the northern gateway to the Athens Riviera. The project sits beside the open Mediterranean park regeneration area with which it shares its name; while the brochure describes the project as adjoining the park, the distance table in the same brochure shows the park 6 minutes away — the expression "park-facing" must therefore be confirmed unit by unit. Nearby are the Peace and Friendship Stadium (~10 minutes on foot), the Stavros Niarchos Foundation Cultural Centre (9–10 minutes by car) and, according to the brochure, six marinas within 10 minutes by car.
In character this is not the Glyfada–Voula premium axis; it is a transitional area still under regeneration, where port, stadium and coastal-road traffic are intertwined. The investment thesis rests on the assumption that the park regeneration together with the large-scale coastal redevelopment to the south will pull values upwards in the coming years.
According to the brochure's own distance table, the metro station is 500 metres from the project — 7 minutes on foot, 2 minutes by car. The phrase "2 minutes' walk to the metro" that circulates about this project is in fact the driving time; the point reached in 2 minutes on foot (180 m) is the tram stop, while bus stops are 30–70 metres away. On the metro, Piraeus station takes 3 minutes, Monastiraki 13 and Syntagma 19 with a change. The airport is about 30 minutes by car and there is no direct rail link.
The one- and two-bedroom layouts target single professionals, couples and short-term letting. The cultural centre, the coastal promenade, the marinas and proximity to the port feed guest demand in summer and, throughout the year, demand from professionals working on the central axis. The developer's contractual undertaking is 3% net / 4% gross; the expected band for the area in our records is 4–5% per year. All of these rates are undertakings and projections; a realised market rent for Neo Faliro is not present in our verified sources. The depth of demand looks reasonable; however, this is not a family-oriented residential area.
Three buildings designated A, B and C; in each, apartments sit on the 1st–7th floors, with a lobby and communal lounge at ground level and a pool and bar with sea views on the roof. The apartments are new build. The protected historic mansion on the plot, whose frescoes are stated to be preserved, will be restored and serve as a members' club exclusive to owners. The specification undertakes a minimum A+ energy class, double-glazed aluminium frames, a bioclimatic façade, independent cooling and heating, 24/7 security and CCTV, and a video intercom. The sales list contains 126 units; the figure of 129 that appears in public marketing has not been confirmed.
The typology is narrow and clear: of the 126 units, 98 are one-bedroom apartments of 33 – 40 m² net and 28 are two-bedroom apartments of 40 – 51 m² net; the total area including balcony varies between 45 and 67 m². Every unit has a balcony, but the size varies greatly — 4 m² in Block C, 6 – 7.5 m² in Block A and up to 14 m² in some two-bedroom units in Block B. Handover is fully furnished and with white goods; in our records the service charge appears at roughly €40 a month including the club.
According to the developer's written note, the apartments will be handed over in December 2027 and the communal areas at the end of March 2028; this timetable is given subject to weather conditions and force majeure, and since it also appears in places in our records as the third or fourth quarter of 2027, the binding date must be taken from the contract. On the payment side only the pre-sale condition was shared: a 10% deposit and a reservation agreement; the interim instalment schedule and the balance payable at title transfer were not communicated to us.
Of everything in this dossier, Neo Faliro Park Residences is the project that best fits the way you intend to use the apartment. Furnished handover, a managed members' club, a concierge and a ten-year rental guarantee together produce a property that needs nothing from you between visits — which is precisely the problem a part-year owner has to solve. The two-bedroom units in Block C, at 44 m² net and 57 m² total for €320,000 – €350,000, are inside your size band, inside your budget, and among the better cost-per-metre readings in the selection.
The counterweights are real and we will not soften them: this is a district in transition rather than an arrived address, handover is over two years away, and the price list we hold is more than two months old with an undated phase-step mechanism sitting behind it. For a Golden Visa purchase we recommend that you assess this project only together with written legal confirmation that the threshold exception applies to these apartments.
Want the full file on this project? The complete specification, the developer's own material and the unit-level detail behind this section are held by us. Ask Alicia and she will send them over or walk you through them — message Alicia on WhatsApp →
A relatively small-scale new building of six levels including the ground floor and 33 residences, on the upper, inland axis of Glyfada — not a conversion but built from scratch. It comprises 30 standard apartments and 3 duplex (mezzanine) units combining two floors; the entire stock, without exception, has a one-bedroom, one-bathroom layout.
The specification defines a European-brand fitted kitchen, Grohe sanitaryware and fittings, wooden parquet, track spotlighting and large glazed façades; the communal areas are landscaped and the entrance to the development is secured. The energy class is given as A in the developer's file, with heating via air conditioning.
The most striking aspect of the project is the generosity of the outdoor areas: balconies and exclusive-use areas range from 4 m² to 74 m². The ground floor has apartments with private gardens; one of these, with its 74 m² garden, has the largest total area in the project at 109 m².
Read against your brief: Glyfada is the most recognised address in this dossier, and this is the only project in it that sits inside the district. On interior area the apartments are 34.8 – 40.8 m², which is at or just below your band; on total area, with the balconies and gardens counted, several units land squarely at 47 – 59 m². That distinction is the whole argument here. M3 — a top-floor duplex of 40.8 m² interior plus a 12 m² balcony, with a marked sea view, at €312,000 — is the unit we would put in front of you: the largest interior in the project, a sea view, and €88,000 of headroom under your ceiling. It is also the unit where the value case for a Glyfada address is easiest to defend.
District character: established, predominantly residential in fabric, walkable. School 300 m, shops and restaurants 500 m, the coast and the major regeneration project 2 km, hospital 2 km. There is no metro station — the nearest metro is 2.3 km away.
| Unit | Floor | Type | Interior m² | Balcony / garden m² | Total m² | View | Price | € / m² total | Floor Plan |
|---|---|---|---|---|---|---|---|---|---|
| ★ M3top floor | 4th+5th floor | Duplex · 1-bed | 40.80 | 12.00 | 52.80 | Sea view | €312,000 | €5,909 | |
| M1 | Ground+1st floor | Duplex · 1-bed | 40.80 | 19.00 | 59.80 | — | €310,000 | €5,184 | |
| M2 | 2nd+3rd floor | Duplex · 1-bed | 40.80 | 12.00 | 52.80 | — | €307,000 | €5,814 | |
| 5.5top floor | 5th floor | Apartment · 1-bed | 35.30 | 18.00 | 53.30 | Sea view | €288,000 | €5,404 | |
| ★ 4.5 | 4th floor | Apartment · 1-bed | 35.30 | 18.00 | 53.30 | Sea view | €285,000 | €5,347 | |
| 5.4top floor | 5th floor | Apartment · 1-bed | 34.80 | 6.50 | 41.30 | Sea view | €277,000 | €6,707 | |
| GF5 | Ground | Apartment · 1-bed, with garden | 35.00 | 74.00 | 109.00 | — | €290,000 | €2,661 | |
| GF3 | Ground | Apartment · 1-bed, with garden | 37.30 | 20.00 | 57.30 | — | €282,000 | €4,921 | |
| GF2 | Ground | Apartment · 1-bed, with garden | 37.80 | 9.50 | 47.30 | — | €280,000 | €5,920 |
Ano Glyfada is the upper, inland axis of Glyfada, the established upper-tier district of the Athens Riviera; one step away from the density of the high street and the coastal line, it is a settled, predominantly residential neighbourhood. The restaurants of Glyfada Square, the shopping streets, the beaches and the golf club appear in our records as a few minutes away. The factor that shapes the area's medium-term story is the urban regeneration project on the old airport site; our area report describes this as the single most important reason why values in Elliniko and Glyfada continue to rise. That Athens' leading international schools are located in Glyfada and neighbouring Voula is a separate attraction feeding the district's settled foreign population.
There is no metro station in Ano Glyfada; this is the area's most conspicuous transport shortcoming and should honestly be recorded as such. The rail link is limited to the tram line along the coastal strip, and Ano Glyfada is on the upper axis; day-to-day travel in practice relies on the bus and a private car. In our records the distance to central Athens is 14 km / about 25 minutes and the airport about 20 minutes; these times are estimates and have not been independently measured. For a part-year resident this is a real consideration: you would probably want a car here, and the project has no parking.
There are two distinct streams of demand: in the long term, white-collar professionals, diaspora returning to Greece and families; in the short term, tourist demand fed by the beaches and the marinas. Our area guide records the gross rental yield for Glyfada in the 4–5% band, and 6–9% for short-term lets in the summer period; the same study states that annual capital growth of 5–7% was observed over 2018–2024. On the €261,000 entry price, the 4–5% band corresponds roughly to a gross rent of €870 – €1,090 a month — this is a derived calculation, not a verified tenancy figure, and because the project's net square-metre price sits in the upper band for the area, the realised yield should be expected near the lower end.
A relatively small-scale new building of six levels including the ground floor and 33 residences; not a conversion but built from scratch. A European-brand fitted kitchen, Grohe sanitaryware and fittings, wooden parquet, track spotlighting and large glazed façades are specified; communal areas are landscaped and the entrance is secured. There is no parking and no storage in the project — in a district with no metro and dependent on cars, this is a shortcoming that should not be disregarded.
All 33 units have one bedroom and one bathroom; 30 standard apartments and 3 duplexes combining two floors. Interior areas range from 34.80 to 40.80 m², balconies and exclusive-use areas from 4.00 to 74.00 m², and total areas from 40.30 to 109.00 m². Prices are between €261,000 and €312,000. A sea view is marked on only four units (4.5, 5.4, 5.5 and M3); for the other upper-floor units the view status is not stated — that does not mean "none", simply that it has not been marked. Confirmation on site is required.
The handover date has not yet been committed in writing. It appeared as "to be announced" both in the developer's material and in our record; according to the most recent information from the developer, handover is expected in 2028 — an estimate, not a commitment. A three-month tolerance is defined, but part of our records notes these three months as a handover allowance and part as a payment-free period; which of the two it is must be confirmed in writing. The instalment structure has not been communicated to us and the service charge is left as to be determined. We recommend that no binding decision be taken until these headings are clarified.
This is the only project in the dossier inside Glyfada itself, and the address does real work: it is the name most easily recognised by a future buyer or tenant, and it is the district where an owner who spends part of the year in Athens is most likely to enjoy doing so. Because sales have not opened yet, it also comes with negotiating room, a deduction and a rental guarantee together — a combination not available anywhere else on this page.
On value, our reading is specific. The interior areas are small and the interior price per metre is at the top of the district's band, so a straight €/m² comparison flatters other projects. What redeems it is the outdoor space: on total area, several units read at €5,300 – €5,900 per m², and M1 with its 19 m² balcony reads at €5,184. If a large balcony or a garden is something you will use, the value here is genuine; if you would measure only the enclosed rooms, it is not. The weaknesses are unambiguous — no parking, no storage, no metro, an uncommitted handover date and a price list with no availability column.
Want the full file on this project? The complete specification, the developer's own material and the unit-level detail behind this section are held by us. Ask Alicia and she will send them over or walk you through them — message Alicia on WhatsApp →
A boutique residential community of 37 homes in Nea Erythraia, the quieter, greener extension of Kifisia — Athens' most established affluent northern suburb. It is not a new-build tower but an adaptive reuse project: existing structures on a 1,380 m² privately landscaped site are being converted and extended, retaining the mature trees and the original built fabric rather than clearing it. Homes are arranged across a ground and a first floor; 22 of the 37 have their own front door at ground level with a small private garden acting as a privacy filter.
The defining architectural feature is height. The lofts exploit existing structural volumes to deliver ceilings of 4.5 to 6 metres, creating mezzanine-style living space and a sense of scale rarely available in a compact Athenian apartment. Homes are delivered fully furnished and fully fitted — bed and mattress, wardrobes, sofa, dining set, curtains, bathroom furniture and vanity, plus air conditioning, fridge, oven, hob, extractor hood, dishwasher, washing machine, television, LED-lit mirrors, shower cabin, water heater, kitchen cupboards and Italian and Spanish tiling. The listing additionally specifies an open-plan kitchen with branded appliances, Grohe and Geberit fixtures, and heat-pump heating.
Shared amenity is unusually generous for this unit-size bracket and is the project's clearest differentiator: a swimming pool, an open-air gym, a BBQ lounge, landscaped green space across the grounds, and 17 secure parking spaces. The site is described as a "double address" spanning a calm street on one side and a public park on the other, giving dual orientation, and as a heat-island escape benefiting from mountain airflow at roughly 310 m elevation.
Read against your brief. This is the one address in the dossier where you are buying a neighbourhood rather than a yield, and where the mixed-use half of your plan is best served: a pool, a gym, gardens and secure parking, in a leafy villa suburb, delivered furnished so that it is habitable the day you arrive. On value the numbers are strong — available stock prices between €4,735 and €5,404 per m² of total area at pre-sale, against a stated new-build market floor of about €6,400/m² for the district. On size, the lofts run 32.7 – 43.1 m² indoors with 5 – 17 m² of garden; only Unit 15, a two-bedroom of 63.4 m², exceeds your band outright. Units 19, 20 and 22 — the three with 16 – 17 m² of private garden — are where we would look.
| Unit | Type | Indoor m² | Garden / terrace m² | Total m² | Pre-sale price | Standard price | € / m² total (pre-sale) | Status |
|---|---|---|---|---|---|---|---|---|
| ★ Unit 22 | Loft | 36.6 | 16.2 | 52.8 | €250,000 | €270,000 | €4,735 | Available |
| ★ Unit 19 | Loft | 43.1 | 17.2 | 60.3 | €292,000 | €320,000 | €4,842 | Available |
| ★ Unit 20 | Loft | 42.1 | 16.2 | 58.3 | €285,000 | €310,000 | €4,889 | Available |
| Unit 17 | Loft | 37.9 | 6.6 | 44.5 | €235,000 | €260,000 | €5,281 | Available |
| Unit 18 | Loft | 39.1 | 5.7 | 44.8 | €235,000 | €260,000 | €5,246 | Available |
| Unit 16 | Loft | 38.5 | 5.2 | 43.7 | €222,000 | €250,000 | €5,080 | Available |
| Unit 14 | Loft | 33.5 | 8.8 | 42.3 | €210,000 | €230,000 | €4,965 | Available |
| Unit 12 | Loft | 32.7 | 8.7 | 41.4 | €205,000 | €230,000 | €4,952 | Available |
| Unit 13 | Loft | 32.7 | 8.7 | 41.4 | €205,000 | €230,000 | €4,952 | Available |
| Unit 15 | 2-bedroom | 63.4 | 7.1 | 70.5 | €381,000 | €420,000 | €5,404 | Available |
| Reserved — shown to indicate absorption | ||||||||
| Unit 9 | Studio | 30.4 | 21.0 | 51.4 | €206,000 | €230,000 | €4,008 | Reserved |
| Unit 21 | Loft | 36.6 | 16.2 | 52.8 | €250,000 | €270,000 | €4,735 | Reserved |
| Unit 10 | Studio | 26.4 | 5.0 | 31.4 | €159,000 | €180,000 | €5,064 | Reserved |
| Unit 11 | Studio | 25.7 | 8.5 | 34.2 | €161,000 | €180,000 | €4,708 | Reserved |
Kifisia is the unofficial capital of Athens' affluent northern suburbs; Nea Erythraia is its quieter, greener neighbour, and the two read as one continuous community. The townscape is leafy, low-density and villa-dominated — the legacy of a late-nineteenth-century railway-era summer resort where Athenian society built mansions among pine and plane trees. Nea Erythraia covers 4.83 km² with 18,604 residents at the 2021 census, at roughly 310 m elevation, about 14 km north-east of the centre. Its population has grown without interruption for four decades — 10,100 in 1981 to 18,604 in 2021 — the signature of a continuously desirable, owner-occupied community. Tax data mapped by the Athens Social Atlas names Nea Erythraia explicitly among the metropolitan area's highest declared-income areas. To the north the district opens onto a major green edge: the forested former royal estate at Tatoi and the Parnitha foothill belt.
Kifisia is the northern terminus of Metro Line 1, a genuine differentiator against other prestige northern addresses with no rail at all. There is no direct rail link to the airport from Line 1 — the airport sits on a different line and requires an interchange. This is not a metro-walkable address: rail access is a short drive, not a walk.
High-income multi-generational families in garden homes; corporate professionals working in the northern business corridor, which hosts a cluster of multinational headquarters; and internationally mobile households drawn by the elite private-school catchment. Compact furnished lofts with pool and gym access target a distinct sub-segment: relocating executives, medium-term corporate lets and single professionals who want the address without villa upkeep. Our region report gives about 3.5 – 4.5% gross for long-term residential in Kifisia — a capital-preservation, prestige profile rather than a yield play. The project's own 3% net guarantee sits logically inside that band.
Adaptive reuse of existing structures on a 1,380 m² private landscaped plot; 37 homes over ground and first floor; grounds with pool, open-air gym, BBQ lounge and mature planting; 17 secure parking spaces. Dual orientation between a quiet street and a public park.
25 – 63 m² indoors across studios, lofts and one two-bedroom home. The lofts use 4.5 – 6 m ceiling heights for mezzanine volume. Twenty-two of the thirty-seven homes have a ground-level private front door and a small private garden. Delivered fully furnished and fully appliance-fitted; open-plan kitchen; heat-pump heating; Italian and Spanish tiling; branded sanitaryware.
Permit issued July 2026; construction start scheduled September 2026; completion stated variously as October 2027, Q4 2027 and January 2028 — unresolved. 10% deposit to reserve; contract executed on permit approval; flexible payment; mortgage-eligible.
This is the dossier's clearest example of buying an address rather than a yield. Nea Erythraia has appreciated on continuity of prestige for a century and a half, with strict zoning and almost no developable land — the barriers to entry are the investment case. The usual way into this postcode is a villa well above €500,000. This project offers the same lifestyle infrastructure — pool, gym, gardens, secure parking, a genuinely designed environment — at a fraction of that ticket, in a home you can furnish, let and hold without maintenance exposure. Available stock prices at €4,735 – €5,404 per m² of total area at pre-sale, against a stated market floor of about €6,400/m². That gap is the whole thesis, and on your criterion it is the widest one on this page.
The counterweight should be stated plainly: this is a pre-construction purchase in a market with no comparable small-unit resale history, on a completion date our own sources cannot agree on, and at an address where a car is realistically necessary. For your mixed-use plan it is the most pleasant place on this page to spend part of the year; for pure letting depth, Kallithea or Piraeus are the stronger answers. We would treat it as a long-hold asset in one of Greece's safest addresses.
Want the full file on this project? The complete specification, the developer's own material and the unit-level detail behind this section are held by us. Ask Alicia and she will send them over or walk you through them — message Alicia on WhatsApp →
In Akademia Platonos, one of Athens' central districts, a 5-level, 56-apartment project with a pool. It is the only address in this selection offering one-, two- and three-bedroom layouts at once: net areas of 37 – 93 m², prices in the €250,000 – €375,000 band.
Delivery is fully furnished with appliances; en-suite bathrooms, parquet floors and lifts are specified. Balconies run 4 – 30 m², reaching 42 – 53 m² on penthouse terraces. Metro access is direct and the city centre is close. The district sits in the Akademia Platonos area, and a modern underground museum is planned for the Plato's Academy park — a development that would strengthen the area's cultural draw and its medium-term value outlook.
The developer's rental projection is €7,500 – €11,250 per year; set against the entry price band, that corresponds to roughly a 3% gross return. It is a projection, not a commitment.
Read against your brief: this is the widest choice of layout on the page inside a single building, which matters when you are buying one apartment that has to do two jobs. Twelve of the twenty-five available units are one-bedrooms of 40 – 55 m² net priced €250,000 – €295,000 — all inside your size band and all well below your ceiling. If you would rather have a genuine second bedroom for the months you are in residence, G4 at 53.40 m² for €300,000 or A3 at 58.38 m² with two bathrooms for €310,000 put a two-bedroom inside your budget with €90,000 to spare. Furnished handover means no fit-out spend on either side of the decision.
| Unit | Floor | Type | Net m² | Gross m² | Price | € / m² net |
|---|---|---|---|---|---|---|
| One-bedroom — 40 – 55 m² net, inside your size band | ||||||
| ★ G7 | Ground | 1-bed · 1 bath | 55.40 | 55.40 | €265,000 | €4,783 |
| G3 | Ground | 1-bed · 1 bath | 47.50 | 53.37 | €260,000 | €5,474 |
| A6 | 1 | 1-bed · 1 bath | 47.13 | 50.93 | €260,000 | €5,516 |
| B6 | 2 | 1-bed · 1 bath | 47.13 | 50.93 | €270,000 | €5,729 |
| A5 | 1 | 1-bed · 1 bath | 42.34 | 51.74 | €250,000 | €5,905 |
| B5 | 2 | 1-bed · 1 bath | 42.34 | 51.74 | €260,000 | €6,141 |
| A4 | 1 | 1-bed · 1 bath | 41.22 | 46.02 | €250,000 | €6,065 |
| B4 | 2 | 1-bed · 1 bath | 41.22 | 46.02 | €260,000 | €6,308 |
| G8 | Ground | 1-bed · 1 bath | 40.78 | 59.10 | €275,000 | €6,743 |
| G11 | Ground | 1-bed · 1 bath | 40.00 | 57.85 | €275,000 | €6,875 |
| C11 | 3 | 1-bed · 1 bath | 40.00 | 47.85 | €270,000 | €6,750 |
| G12 | Ground | 1-bed · 1 bath | 44.20 | 66.14 | €295,000 | €6,674 |
| C5 | 3 | 1-bed · 1 bath | 42.34 | 51.74 | €270,000 | €6,377 |
| C4 | 3 | 1-bed · 1 bath | 41.22 | 46.02 | €270,000 | €6,550 |
| C6 | 3 | 1-bed · 1 bath | 47.13 | 50.93 | €290,000 | €6,153 |
| G5 | Ground | 1-bed · 1 bath | 37.34 | 43.26 | €250,000 | €6,695 |
| Two-bedroom — a genuine second room, still inside budget | ||||||
| ★ G4 | Ground | 2-bed · 1 bath | 53.40 | 60.20 | €300,000 | €5,618 |
| A3 | 1 | 2-bed · 2 bath | 58.38 | 65.98 | €310,000 | €5,310 |
| G6 | Ground | 2-bed · 1 bath | 60.40 | 68.11 | €315,000 | €5,215 |
| G9 | Ground | 2-bed · 1 bath | 52.30 | 71.10 | €320,000 | €6,119 |
| G10 | Ground | 2-bed · 1 bath | 53.97 | 70.54 | €320,000 | €5,929 |
| G2 | Ground | 2-bed · 2 bath | 61.03 | 66.08 | €320,000 | €5,243 |
| A10 | 1 | 2-bed · 2 bath | 57.96 | 69.76 | €320,000 | €5,521 |
| B3 | 2 | 2-bed · 2 bath | 58.38 | 65.98 | €320,000 | €5,310 |
| A2 | 1 | 2-bed · 2 bath | 61.14 | 67.84 | €325,000 | €5,315 |
Akademia Platonos sits in Athens' inner north-western ring, adjoining the centre; it is part of the area known in antiquity as Plato's district. Its character is local rather than touristic: a year-round residential fabric with visible urban-renewal momentum. The planned underground museum in the Plato's Academy archaeological park is the district's most concrete cultural project.
The metro connection is direct and is the district's main advantage; central stations are a few stops away. For a part-year resident this is a district you can live in without a car.
Demand is resident and year-round: professionals working in the centre, students and families. The developer's projection of €7,500 – €11,250 a year corresponds to roughly a 3% gross band against the price range; we hold no verified per-unit lease figure. The strength here is consistency rather than height — a district that lets on local employment does not empty out of season.
56 apartments over 5 levels; a shared pool, lifts and rooftop solar panels are specified. Delivery is fully furnished with appliances.
One-, two- and three-bedroom types together: 37 – 93 m² net interiors, balconies of 4 – 30 m² and penthouse terraces of 42 – 53 m². En-suite bathrooms, parquet floors, lifts. Price band €250,000 – €375,000.
The project is at an early stage; the handover schedule and payment plan await written confirmation and will be requested at offer stage.
This is the best floor area per euro in the dossier. On gross area the available stock reads at €4,500 – €5,900 per m², and G7 — 55.4 m² for €265,000 — is the single cheapest square metre on this page. If your question is strictly "what does each euro buy", Akademia Platonos answers it more emphatically than anywhere else here, and furnished handover removes the fit-out cost that usually eats the difference.
The honest counterweight is location. Akademia Platonos is a working central district, not an address that will impress anyone, and if part of the pleasure of owning in Athens is where you own, this is not it. Our reading is that Platon Court Residences makes most sense if you decide the apartment's job is to be spacious, comfortable and easy to let, and that the neighbourhood you enjoy is somewhere you travel to rather than live in. It is also the one project here where a two-bedroom of 58 – 61 m² fits your budget with room to spare — worth weighing if the months you spend in Athens are ever shared.
Want the full file on this project? The complete specification, the developer's own material and the unit-level detail behind this section are held by us. Ask Alicia and she will send them over or walk you through them — message Alicia on WhatsApp →
Of 54 apartments, 32 are sold, 12 reserved, 2 on hold and 8 remain available. The €250,000 – €270,000 band absorbed fastest and the third floor is now almost entirely gone. What remains splits cleanly into two groups: four compact units at €250,000 – €265,000, and four larger 49.1 m² units at €320,000 – €348,000. Availability moves on this project and is confirmed in writing before any step.
Kallithea Central Suites is a five-storey, 54-apartment conversion in Kallithea, on the district's principal commercial and residential avenue. Every apartment is a one-bedroom layout, plus a mezzanine level — a single-product building aimed squarely at the district's dominant tenant type. The building is delivered as a complete conversion: new interiors, new services, new façade treatment on an existing structure. All apartments have a balcony, most compact at 3.0 – 3.9 m².
The specification is documented in the developer's finishes schedule and is unusually detailed. Living areas and bedrooms are laid with 60×60 or 120×60 cm porcelain tiles with matching skirting; bathrooms are tiled floor to ceiling in the same material. Laminated internal doors in off-white, cream and beige with satin stainless ironmongery; laminated security entrance doors. Kitchens are fully fitted with integrated hob and extractor, soft-close hinges and runners, high-pressure-laminate worktops with matching waterfall splashbacks. Bedrooms have floor-to-ceiling fitted wardrobes. Bathrooms include anti-slip or tiled shower trays with clear glass screens and integrated-sink vanity units with concealed plumbing. Lift, double glazing, PVC frames, sound insulation and a water tank are specified.
Kallithea occupies the longest continuous strip of land in Attica and functions as the connective corridor between the historic centre and the Athens Riviera — the fastest-appreciating centre-to-coast axis of the last five years. Two anchors drive it: the Stavros Niarchos Foundation Cultural Centre, home of the Greek National Opera and the National Library, and the 600-decare Metropolitan Park targeted for completion in 2028, with a 22 km waterfront promenade alongside.
Read against your brief: the four remaining 49.1 m² units are inside your size band and inside your budget with €50,000 – €80,000 to spare, and they are identical in layout — which produces the single clearest piece of arithmetic in this dossier. A01 at €320,000 and B01 at €348,000 are the same apartment. The €28,000 difference is a floor-level premium and nothing else. If value for money is the test, A01 passes it and B01 does not. At the compact end, B04 at €265,000 for 40.96 m² net is the best price per square metre in the building on both net and total measures.
| Unit | Floor | Type | Net m² | Balcony m² | Total m² | Price | € / m² net | € / m² total |
|---|---|---|---|---|---|---|---|---|
| The larger tier — 49.1 m², four identical apartments on four different floors | ||||||||
| ★ A01 | 1 | 1-bed · 1 bath | 49.10 | 3.59 | 52.69 | €320,000 | €6,517 | €6,073 |
| C01 | 3 | 1-bed · 1 bath | 49.10 | 3.59 | 52.69 | €323,000 | €6,578 | €6,130 |
| D01 | 4 | 1-bed · 1 bath | 49.10 | 3.59 | 52.69 | €325,000 | €6,619 | €6,168 |
| B01 | 2 | 1-bed · 1 bath | 49.10 | 3.59 | 52.69 | €348,000 | €7,088 | €6,605 |
| The compact tier | ||||||||
| ★ B04 | 2 | 1-bed · 1 bath | 40.96 | 3.28 | 44.24 | €265,000 | €6,470 | €5,990 |
| M01 | Mezzanine | 1-bed · 1 bath | 38.82 | 3.00 | 41.82 | €263,000 | €6,775 | €6,289 |
| M03 | Mezzanine | 1-bed · 1 bath | 38.00 | 3.09 | 41.09 | €260,000 | €6,842 | €6,328 |
| M05 | Mezzanine | 1-bed · 1 bath | 35.37 | 3.88 | 39.25 | €250,000 | €7,068 | €6,369 |
Kallithea is densely populated, highly active, and in the middle of a large-scale regeneration programme. The Stavros Niarchos Foundation Cultural Centre is built and operating; the Metropolitan Park is under construction for 2028; a 22 km waterfront promenade for walking and cycling runs alongside. The Greek state has signalled its intention to modernise the district's main avenue and connect it directly to the large coastal redevelopment to the south.
Layered and defensive: urban professionals seeking a centre-plus-coast position; students, served by an international school nearby and by the district's established student-housing supply; and cultural and institutional employment around the SNFCC. The building's single-product one-bedroom format maps directly onto both the professional and the student segments. Our records give a 4 – 5% annual gross rental yield for the district — the most consistently evidenced yield figure of any project on this page.
Five storeys plus mezzanine; 54 one-bedroom apartments; complete conversion of an existing structure on Kallithea's principal avenue. Lift, sound insulation, water tank, double glazing and PVC frames per the listing.
A single product: one bedroom, one bathroom, semi-open kitchen. Net areas 35.4 – 49.1 m². All units have balconies, mostly 3.0 – 3.9 m². Three distinct size tiers — mezzanine units at 35 – 39 m², a second-floor unit at 41 m², and a premium 49.1 m² tier repeated on floors 1 to 4.
Construction start October 2026; completion given as May 2028 with a six-month grace period in one source and Q1 2028 in another. Unfurnished delivery with a free appliance package and an optional paid furniture package. No payment schedule evidenced.
Of the twelve projects here, Kallithea Central Suites has the best-evidenced income case. Kallithea's 4 – 5% yield band is the most reliably documented figure in our portfolio, the tenant base is genuinely layered rather than dependent on one source, and the four-year 3% guarantee is the longest term available anywhere in this selection. The regeneration story is not speculative — the cultural centre is built and operating, the park is under construction for 2028, and the metro expansion is planned. A one-bedroom ten minutes from central Athens by rail, in the corridor linking the centre to the Riviera, is about as structurally defensible as this market gets.
For your purposes the sharpest point is the €28,000 gap between two identical apartments. A01 and B01 have the same layout, the same net area and the same balcony; the only difference is the floor. Paying the premium for a second-floor position over a first-floor one is a preference, not a value decision, and we would rather you made it knowingly. Beyond that, the same discipline applies here as everywhere: floor plans and per-unit elevation before committing to a mezzanine unit, and a written answer on parking, which is simply absent from the developer's schedule.
Want the full file on this project? The complete specification, the developer's own material and the unit-level detail behind this section are held by us. Ask Alicia and she will send them over or walk you through them — message Alicia on WhatsApp →
Two apartments are sold and nine are reserved; six are available, spanning €250,000 to €500,000. Availability on a seventeen-unit building moves quickly and is confirmed in writing before any step. (An older internal note put "17 available" — that figure was the building's total unit count and is corrected here.)
Ampelokipi Park Suites is the full conversion of a 1979 building into 17 contemporary apartments in Ampelokipi, one of central Athens' most established residential districts. Sixteen of the seventeen are one-bedroom; a single roof-level apartment is a two-bedroom with a large terrace. The building runs from ground level to a sixth-floor roof unit. Because it is a conversion rather than a new build, the structure is being taken back and rebuilt internally rather than replaced.
The specification is contemporary and consistent across the building: LED lighting throughout, an autonomous heat-and-cool pump per apartment — independent and efficient rather than a shared central boiler — open-plan fitted kitchens, and renovated interiors throughout. The finishes standard specifies large-format porcelain tiling with matched skirting, laminated internal doors with satin stainless ironmongery, laminated security entrance doors, floor-to-ceiling fitted wardrobes, integrated hob and extractor, high-pressure-laminate worktops with matching splashbacks, and fully tiled bathrooms with glass shower screens.
Every apartment has a balcony, from 3.18 to 5.20 m² across the one-bedroom stock — compact, at roughly 4 m² on average. Two exceptions matter: the two ground-floor units carry 12.60 m² and 4.57 m² of outdoor space, and the roof apartment carries 61.69 m² of terrace against 51.49 m² of interior.
Read against your brief: the tenant story here is the strongest and most specific on the page — Ampelokipi's medical, legal and academic cluster produces long tenancies and low turnover. The payment structure is also the most accommodating of anything in this dossier: 10% deposit plus four monthly instalments, with a six-month grace period on the completion date. On value, however, this is the most expensive project per net square metre on the page at €7,457 – €7,995. The one unit that breaks that pattern is GF01 — 40.19 m² net plus 12.60 m² of outdoor space, 52.79 m² total, at €300,000 and €5,683 per total m². It is €50,000 above the entry unit and delivers 8.9 m² more interior and three times the outdoor area. If Ampelokipi Park Suites is on your list, it is because of GF01.
| Unit | Floor | Type | Net m² | Outdoor m² | Total m² | Price | € / m² net | € / m² total |
|---|---|---|---|---|---|---|---|---|
| ★ GF01 | Ground | 1-bed | 40.19 | 12.60 | 52.79 | €300,000 | €7,465 | €5,683 |
| GF02 | Ground | 1-bed | 40.90 | 4.57 | 45.47 | €305,000 | €7,457 | €6,708 |
| A02 | 1 | 1-bed | 39.81 | 4.32 | 44.13 | €300,000 | €7,536 | €6,798 |
| E01 | 5 | 1-bed | 33.32 | 3.18 | 36.50 | €264,000 | €7,923 | €7,233 |
| B03 | 2 | 1-bed | 31.27 | 4.22 | 35.49 | €250,000 | €7,995 | €7,044 |
| Roof apartment — the only two-bedroom in the building | ||||||||
| F01roof | 6 | 2-bed · terrace | 51.49 | 61.69 | 113.18 | €500,000 | €9,711 | €4,418 |
Ampelokipi is a well-established, densely built residential district of central Athens, valued for convenience, quiet streets and accessibility rather than for tourism or landmark proximity. Schools, supermarkets, healthcare facilities, shops, restaurants and major road connections are all close at hand. It sits on the Lycabettus axis, adjacent to Athens' medical and academic institutional cluster. Unlike the historic core, it is a residential district first — which is precisely its investment characteristic.
Metro stations are within walking distance, and the network from here runs direct to the airport on one line (about 40 minutes, no change) and to the port of Piraeus on another. Walking distance to schools, healthcare and the medical faculty. The Riviera coast is roughly 25 – 40 minutes by tram or car.
The strongest and most specific tenant profile in this dossier. Proximity to the medical faculty, the hospitals and the legal-professional cluster produces a long-term base of medical and legal professionals and academics — occupations with stable incomes, long tenancies and low turnover. This has been consistent for years. On yield, central Athens shows gross figures of 6 – 9% for well-located renovated apartments, with realistic net yields of 3 – 4% after management, property tax, building charges and income tax. These are city-centre averages, not district-specific figures — we hold no Ampelokipi-specific benchmark and present the range as context rather than as a projection for this building.
Full conversion of a 1979 building into 17 apartments; ground floor to sixth-floor roof level; LED lighting throughout; an autonomous heat-and-cool pump per unit; contemporary interiors throughout.
Sixteen one-bedroom apartments of 31.3 – 40.9 m² net plus one two-bedroom roof apartment of 51.49 m² interior with a 61.69 m² terrace. Three repeating one-bedroom types per floor at roughly 31.3, 32.6 and 33.3 m² net. Balconies 3.18 – 5.20 m². The ground-floor units are the larger ones, at 40.19 and 40.90 m² net.
Construction starts December 2026; completion 30 June 2028 with a six-month grace period. 10% deposit plus four monthly instalments. Freehold title.
Ampelokipi Park Suites' strength is the tenant, and it is a real one. A building of seventeen well-specified one-bedroom apartments is the exact product a medical, legal and academic base absorbs, and that base does not empty out of season. The payment structure reinforces the case — 10% down and four monthly instalments is materially more accommodating than anything else in the current portfolio — and the six-month grace period on completion is a protection worth naming. The autonomous per-unit heat pump is the right technical choice for a property that will sometimes be let and sometimes occupied: no shared boiler, no cost-allocation disputes, each occupant pays their own consumption.
The pricing is the problem, and we will not dress it down. At €7,457 – €7,995 per net square metre this is the most expensive floor area on the page, and the two apartments at the entry price are also the two smallest in the building — a 31 m² apartment with a 4 m² balcony, completing in mid-2028. Against your brief that is a poor fit. GF01 is the exception and the reason the project earns its place: 40.19 m² net with 12.60 m² of outdoor space at €300,000 reads at €5,683 per total m², roughly 21% better than the next unit in the building. We would look at GF01 and, if it goes, we would look elsewhere.
Want the full file on this project? The complete specification, the developer's own material and the unit-level detail behind this section are held by us. Ask Alicia and she will send them over or walk you through them — message Alicia on WhatsApp →
A full reconstruction of an existing building in the established residential fabric of Piraeus — not a renovation and not a new build on empty ground: new installations, new finishes throughout, a renewed envelope and entirely new interiors. The result is a boutique building of 18 apartments over a ground floor plus four upper levels, with a studio at roof level. A timber-slat façade with recessed balconies on every level and a roof terrace; every apartment has a balcony.
The neighbourhood is a lived-in residential quarter surrounded by a market, restaurants, green space and a cultural centre — not a tourist district, and that is the point: rental demand here is independent of the season. Central Piraeus and the port are a short distance away, with metro connections into central Athens and, on one line, direct to the airport. Day access to the islands from the port supports the area's underlying appeal.
The mix is the unusual part. The ground floor carries duplex and loft layouts of 27 – 97 m² — the duplexes running 69 to 97 m² — while the upper floors carry standard one-bedroom apartments of 47 to 54 m². Ground-floor balconies are strikingly generous at 19 – 23 m²; upper-floor balconies run 4 – 7 m². Having duplex, loft and standard apartment types in one small building is uncommon, and it means the same address serves an owner-occupier and a landlord equally well.
Read against your brief. Two things here are directly relevant to the question you asked. First, the ground-floor duplexes are the best value per square metre in this entire dossier — I3 at 97 m² net for €420,000 works out at €4,330 per net m² and €3,500 per gross m². Second, and more useful given your budget, floor level is barely priced in on the upper floors: a 47 m² apartment costs €265,000 on the third floor and €265,000 on the fourth; a 54 m² apartment costs €285,000 on either. You can take the higher floor at the lower floor's money, which almost never happens. B2 and C2 at 54 m² net for €285,000 — €5,278 per net m², inside your size band, €115,000 under your ceiling — are the units we would put forward.
| Unit | Floor | Type | Net m² | Balcony m² | Gross m² | Price | € / m² net | € / m² gross |
|---|---|---|---|---|---|---|---|---|
| Upper floors — standard one-bedroom apartments, inside your size band | ||||||||
| ★ B2 | 3rd | 1-bed | 54 | 5.5 | 59.5 | €285,000 | €5,278 | €4,790 |
| ★ C2 | 4th | 1-bed | 54 | 5.5 | 59.5 | €285,000 | €5,278 | €4,790 |
| A3 | 2nd | 1-bed | 49 | 4 | 53 | €265,000 | €5,408 | €5,000 |
| B3 | 3rd | 1-bed | 49 | 4 | 53 | €275,000 | €5,612 | €5,189 |
| C3 | 4th | 1-bed | 49 | 4 | 53 | €275,000 | €5,612 | €5,189 |
| B1 | 3rd | 1-bed | 47 | 7 | 54 | €265,000 | €5,638 | €4,907 |
| C1 | 4th | 1-bed | 47 | 7 | 54 | €265,000 | €5,638 | €4,907 |
| B4 | 3rd | 1-bed | 47 | 5 | 52 | €270,000 | €5,745 | €5,192 |
| C4 | 4th | 1-bed | 47 | 5 | 52 | €270,000 | €5,745 | €5,192 |
| Ground floor — duplex and loft layouts, the best value per square metre on this page | ||||||||
| ★ I3 | Ground | Duplex · 2-bed | 97 | 23 | 120 | €420,000 | €4,330 | €3,500 |
| I1 | Ground | Duplex · 2-bed | 74 | 23 | 97 | €330,000 | €4,459 | €3,402 |
| I5 | Ground | Duplex · 1-bed | 69 | 19 | 88 | €320,000 | €4,638 | €3,636 |
| I4 | Ground | Loft · 1-bed | 44 | 19 | 63 | €270,000 | €6,136 | €4,286 |
| I2 | Ground | Studio | 27 | 23 | 50 | €250,000 | €9,259 | €5,000 |
| All 14 available · 754 m² net · €4,045,000 · blended €5,365 per net m² · €4,455 per gross m² | ||||||||
An established, lived-in residential quarter of Piraeus rather than a waterfront or tourist zone: a market, restaurants, green space and a cultural centre in the immediate surroundings. The everyday-city character is the investment logic — occupational demand, not seasonal demand.
Inside the established residential fabric of Piraeus; central Piraeus and the port are a short distance away. Two metro lines connect to central Athens, one of them running direct to the airport. Day trips to the islands are possible from the port. The premium waterfront micro-districts — Pasalimani and Zea Marina, Mikrolimano, Kastella — lie nearby without carrying their price.
Port and shipping-sector employees, public-sector workers, and the university catchment. This is a long-term letting profile with low seasonal variance — stable rather than spectacular. Prices concentrate in the €250,000 – €285,000 band, materially below an equivalent apartment on the Athens Riviera; combined with year-round local tenant demand, the gross yield ranks at the top of this selection. The district benchmark in our region report is 4 – 5% long-term gross; no unit-level rental figure is evidenced for this building and none should be assumed.
Full reconstruction of an existing building — new envelope, new installations, new finishes throughout. Boutique scale: 18 apartments over ground plus four upper levels, with a roof-level studio. Balconies on every floor, timber-slat façade treatment, roof terrace. Freehold.
Ground floor: duplex and loft configurations of 27 – 97 m² net with balconies of 19 – 23 m². Upper floors: standard one-bedroom apartments of 47 – 54 m² net with balconies of 4 – 7 m². Every apartment has a balcony. Fourteen of eighteen are available; four are sold — three second-floor apartments and the rooftop studio. The prices of the sold units were left blank on the seller's list and cannot be used as comparables.
Planned for May 2026; that date has passed and the status must be confirmed in writing. No payment schedule has been supplied. The maintenance charge is set at delivery.
This is the file for a buyer who wants to stay in the €250,000 – €300,000 band, declines to pay the Riviera premium, and is buying for rental stability rather than for a view. Two things make it work. First, duplex, loft and standard apartments sit in the same building, so it serves an owner-occupier and a landlord from one address — which is exactly your position. Second, the price-to-area relationship is genuinely favourable: the ground-floor duplexes are the lowest per-metre figures anywhere in this dossier, and the upper floors barely price in floor level, so a fourth-floor apartment can be bought at third-floor money.
The honest summary is a balanced reconstruction project in an established Piraeus neighbourhood, with a season-independent tenant base and floor areas that meet your brief at a price well under your ceiling. Conditional on written confirmation of construction status and handover, it is one of the most balanced files here. Without that confirmation, it is not ready to recommend, and we will obtain it before we take you to see it.
Want the full file on this project? The complete specification, the developer's own material and the unit-level detail behind this section are held by us. Ask Alicia and she will send them over or walk you through them — message Alicia on WhatsApp →
This is the table the rest of the dossier exists to support. For each project we show the best available unit on two different measures, because "value for money" changes meaning depending on whether outdoor space counts. The left figure is the price per square metre of enclosed floor area; the right adds the balcony, garden or terrace. Neither is the "true" number — read both.
| Project | Neighbourhood | Building type | Handover | Available | Size band | Price band | Best € / m² enclosed | Best € / m² incl. outdoor |
|---|---|---|---|---|---|---|---|---|
| 1 · Elliniko Court Residences | Elliniko | Conversion · 58 units | 2028 Q3 | Very limited | 58.7 m² enclosed | €337,000 | €5,741 | €4,835 |
| 2 · Mikrolimano Bay Residences | Mikrolimano, Piraeus | New build · boutique | 2027 | 16 | 33 – 57 m² net | €320,000 – €400,000 | €5,965 | €5,440 |
| 3 · Piraeus Harbour Residences | Piraeus harbour front | New build · class A | 2028 Q4 | 22 | 25 – 35 m² net | €255,000 – €300,000 | €7,618 | €5,886 |
| 4 · Piraeus Central Residences | Central Piraeus | New build · whole floor | Jan 2027 | 5 of 5 | 47.3 – 60.8 m² | €285,000 – €362,000 | €5,951 | n/a* |
| 5 · Kallithea South Residences | Kallithea | New build · 22 units | Project stage | 13 of 22 | 39.8 – 51.3 m² net | €257,000 – €358,000 | €6,458 | €5,161 |
| 6 · Neo Faliro Park Residences | Neo Faliro | New build · 126 units | Dec 2027 – Mar 2028 | 36 | 35 – 46 m² net | €265,000 – €405,000 | €7,273 | €5,614 |
| 7 · Ano Glyfada Terraces | Ano Glyfada | New build · 33 units | 2028 (estimated) | 9** | 34.8 – 40.8 m² interior | €261,000 – €312,000 | €7,598 | €5,184 |
| 8 · Nea Erythraia Garden Residences | Nea Erythraia, Kifisia | Adaptive reuse · 37 homes | Late 2027 / early 2028*** | 10 | 32.7 – 63.4 m² indoor | €205,000 – €381,000 | €6,831 | €4,735 |
| 9 · Platon Court Residences | Akademia Platonos | New build · 56 units | Project stage | 25 | 37 – 93 m² net | €250,000 – €375,000 | €4,783 | €4,783 |
| 10 · Kallithea Central Suites | Kallithea | Conversion · 54 units | 2028*** | 8 of 54 | 35.4 – 49.1 m² net | €250,000 – €348,000 | €6,470 | €5,990 |
| 11 · Ampelokipi Park Suites | Ampelokipi | Conversion · 17 units | 30 Jun 2028 | 6 of 17 | 31.3 – 51.5 m² net | €250,000 – €500,000 | €7,457 | €5,683 |
| 12 · Kaminia Loft Residences | Kaminia, Piraeus | Reconstruction · 18 units | To be confirmed*** | 14 of 18 | 27 – 97 m² net | €250,000 – €420,000 | €4,330 | €3,402 |
The spread is far wider than the headline prices suggest. On enclosed floor area the twelve run from €4,330 to €7,618 per square metre — a difference of 76%. Two apartments at the same €300,000 can therefore differ by twenty square metres of actual living space. That is the whole reason we built this dossier around the per-metre figure rather than the asking price, and it is the most direct answer we can give to your remark that the projects you had seen did not feel like value for money.
Nine of the twelve sit below your budget floor. Only Mikrolimano opens above €320,000. Everywhere else, the €350,000 – €400,000 band you set is not the price of entry but the budget for choosing a better unit inside the project — a higher floor, a sea view, a bigger balcony, a second bedroom — or for keeping €50,000 – €100,000 back.
Three groups emerge. Projects 9, 12, 8 and 1 are the space-per-euro group — Platon Court Residences, Kaminia, Nea Erythraia Garden Residences and Elliniko Court Residences all deliver enclosed area at €4,300 – €5,700 per m². Projects 4, 5 and 2 are the brief-fit group — Piraeus Central Residences, Kallithea South Residences and Mikrolimano each put a unit of the right size in the right budget without compromise. Projects 3, 6, 7 and 11 are the amenity-or-address group, where you pay €7,300 – €7,600 per enclosed metre for a rooftop pool, a members' club, a Glyfada postcode or a professional tenant base.
Our shortlist for your visit, if you want one. Three projects, one day, all reachable in a single loop: Piraeus Central Residences (project 4 — the closest fit to the brief, handover in fourteen months), Kaminia Loft Residences (project 12 — the best value per metre, subject to the handover confirmation we have flagged) and Kallithea South Residences (project 5 — every unit inside your size band, deepest letting market). If you would rather lead with the address than the arithmetic, substitute Ano Glyfada Terraces (project 7) or Nea Erythraia Garden Residences (project 8). Tell us which and we will build the programme around them.
Tell us the three or four projects you would like to see. We will obtain written confirmation of current availability and price from the developers before you travel, start the independent legal review of the Golden Visa threshold for those units, and build your viewing programme around a single day in Athens — timed for whenever your work in Dubai allows. If you wish, we can place a short-term option on the units you choose.
This panel sets out how Avla Real Estate works, and the terms that protect our agency service in respect of the properties introduced to you in this dossier. It is reproduced here so that nothing about our position is hidden behind a link.
| Ref | Project | Neighbourhood | Layout | Floor area | Price band | Service fee |
|---|---|---|---|---|---|---|
| A0136 | Elliniko Court Residences | Elliniko | 1-bed layout + playroom | 58.7 m² enclosed / 69.7 m² total | €337,000 | 0% |
| A0127 | Mikrolimano Bay Residences | Mikrolimano, Piraeus | 1-bed | 33 – 57 m² net | €320,000 – €400,000 | 0% |
| A0125 | Piraeus Harbour Residences | Piraeus harbour front | 1-bed | 25 – 35 m² net | €255,000 – €300,000 | 0% |
| A0179 | Piraeus Central Residences | Central Piraeus | 1-bed + living room | 47.3 – 60.8 m² | €285,000 – €362,000 | 0% |
| A0166 | Kallithea South Residences | Kallithea | 1-bed | 39.8 – 51.3 m² net | €257,000 – €358,000 | 0% |
| A0135 | Neo Faliro Park Residences | Neo Faliro | 1-bed · 2-bed | 35 – 46 m² net | €265,000 – €405,000 | 0% |
| A0161 | Ano Glyfada Terraces | Ano Glyfada | 1-bed | 34.8 – 40.8 m² interior | €261,000 – €312,000 | 0% |
| A0148 | Nea Erythraia Garden Residences | Nea Erythraia, Kifisia | Studio · loft · 2-bed | 32.7 – 63.4 m² indoor | €205,000 – €381,000 | 0% |
| A0121 | Platon Court Residences | Akademia Platonos | 1-bed · 2-bed · 3-bed | 37 – 93 m² net | €250,000 – €375,000 | 0% |
| A0123 | Kallithea Central Suites | Kallithea | 1-bed | 35.4 – 49.1 m² net | €250,000 – €348,000 | 0% |
| A0159 | Ampelokipi Park Suites | Ampelokipi | 1-bed · 2-bed (roof) | 31.3 – 51.5 m² net | €250,000 – €500,000 | 0% |
| A0168 | Kaminia Loft Residences | Kaminia, Piraeus | Studio · loft · 1-bed · duplex | 27 – 97 m² net | €250,000 – €420,000 | 0% |
Warmest regards,
Avla Gayrimenkul A.Ş. · Your Trusted Solution Partner