Mr Jean SarhanAthens · Golden Visa Selection

Location

Inside the established residential fabric of Piraeus, surrounded by markets, restaurants, green space and a cultural centre. Not a tourist district but a lived-in neighbourhood, which makes rental demand independent of the season.

Transport

Central Piraeus and the port are a short distance away, with M1 and M3 connections to central Athens. Day access to the islands from the port supports the area's appeal.

Tenant profile

Port and maritime workers, public employees and the university community. Stable for long-term letting with little seasonal swing.

Rent and yield

Prices cluster in the €250,000–285,000 band, clearly below a comparable unit on the Riviera. Gross yield ranks near the top of this selection.

Risks

No sea view. Parts of Piraeus are dense and noisy, and the prestige perception stays below the Riviera.

Build

A full reconstruction of the existing building. The list plans delivery for May 2026; as that date has passed, the current completion status should be confirmed in writing.

Unit mix

18 units, 14 available. Duplex and loft layouts of 27–97 m² on the ground floor (duplexes 69–97 m², two bedrooms) and standard one-bedroom units of 47–54 m² above. Every unit has a balcony.

Pricing

€250,000 for the 27 m² studio up to €420,000 for the 97 m² duplex. Standard upper-floor units run €265,000–285,000, and floor level barely affects price — the fourth floor costs the same as the second.

Golden Visa

A reconstruction route. The 27 m² studio is priced at exactly €250,000; sitting right on the threshold, it leaves no downward room on the deed value — a critical note for anyone considering that unit.

Investment thesis

Duplex/loft and standard units sit in the same building, giving options both to an owner-occupier and to a landlord. The best price-to-area balance is in the ground-floor duplexes: the 97 m² duplex at €420,000 is in the lower per-m² band of this selection.

Risks

The delivery date appears to have passed; any delay and the occupancy permit status need confirming. Three ground-floor duplexes share the same 23 m² balcony figure — which unit faces which aspect should be seen on site.

Who it suits

An investor who wants to stay in the €250–300k band, prefers not to pay the Riviera premium, and is looking for stable rent.

Location

The centre of gravity of the Athens Riviera, right beside the vast regeneration under way on the former airport site — towers, a mall, a coastal park, schools. This is the most debated value-growth district in Athens for the coming decade.

Transport

Roughly 300 metres to the terminus of the M2 metro line, with the coastal tram and the main seafront axis nearby. Direct links to the airport and the city centre.

Tenant profile

White-collar professionals moving to the Riviera, specialists working around the regeneration, and long-stay foreign residents. Rent levels sit in the upper band of this selection.

Rent and yield

High rent but a high price: gross yield stays mid-band. The thesis here is not rent but the value growth expected as the regeneration phases complete.

Risks

The regeneration advances in phases; timetables can slip and construction impact may last for years. Much of the future expectation is already priced into the area — part of the story is paid for up front.

Build

A conversion of the existing structure; completion is stated as 31 December 2026 and the conversion licence has been issued. There is a common swimming pool plus a shared sea-view roof terrace and lounge.

Unit mix

28 units, 9 available. 26–50 m² internal, with 10–105 m² terraces or gardens on the ground floor and 3 m² balconies above. Predominantly one-bedroom and studio layouts.

Pricing

€295,000 – €380,000. Identically sized units separate on floor and terrace: a 32 m² unit is €305,000 on the first floor and €352,000 on the second. The top end is a ground-floor 36 m² with a 31 m² terrace at €380,000.

Golden Visa

A conversion project eligible for the €250,000 route, with every price comfortably above the threshold. As completion falls at the end of 2026, the residence application comes after handover.

Investment thesis

The only genuine location-premium project here. Being 300 m from the metro and inside the regeneration widens the resale buyer pool more than anything else in this selection. The common pool and sea-view roof are the most effective way to attract tenants at these sizes.

Risks

The highest price per m² in this selection. At small sizes (26–33 m²) the price per unit stays high: €295,000 for 28 m². A common pool and roof terrace raise service charges and running costs.

Who it suits

An investor seeking location and capital growth rather than rental yield, willing to wait until the end of 2026 for handover.

Location

The middle stretch of the Athens Riviera. An established neighbourhood close to the largest marina in Athens and to the seafront, with the restaurant and café strip and the beaches within walking or a short driving distance.

Transport

An M2 metro station serving the area works together with the coastal tram; access to the centre and the airport is comfortable.

Tenant profile

Local professionals who want to live near the sea, and long-term foreign residents. The marina area creates a stable year-round demand base.

Rent and yield

Riviera rent levels combine with a mid-size unit mix; yield is mid-band with low void risk.

Risks

Area prices have risen quickly in recent years and the entry point is no longer cheap. Summer traffic along the seafront is heavy.

Build

A 33-unit building whose reconstruction is complete. A serviced property with a reception and a gym — the only project here that is both serviced and finished.

Unit mix

27–46 m² internal, mostly one-bedroom. Ground-floor units have 25–143 m² gardens or terraces, upper floors have small balconies. The floor plan repeats identically across five levels.

Availability

32 of the 33 units are sold. The single available unit is on the sixth floor: 29 m² plus a 3.25 m² balcony at €330,000. A ground-floor 46 m² with a 132 m² garden is under option at €455,000 and could become a second choice if the option lapses.

Golden Visa

The conversion is complete and the building is ready for delivery. This is the cleanest file here for the €250,000 route: the completion condition is already met, with no waiting.

Investment thesis

The last unit in a finished, serviced building with proven sales — 32 of 33 sold demonstrates the demand in the area. No construction risk: deed today, rent today.

Risks

With one unit left there is little room to negotiate and no alternative. At 29 m² the price per m² is at the upper end of this selection. It is on the top floor but the balcony is small at 3.25 m².

Who it suits

An investor who wants no construction risk, an immediate deed and immediate rent, and the comfort of a serviced building.

Location

The ring of the Athens Riviera closest to Athens itself. A calm but lively, established upper-middle neighbourhood, with the seafront and marina a short drive away and the city centre close by.

Transport

The coastal tram runs through the area and gives quick links to the centre and to the southern Riviera. There is no direct metro — the area's one clear transport gap.

Tenant profile

Family-profile local tenants and long-term foreign residents. Demand for large three-bedroom units is thin but high quality: tenants are harder to find and stay longer once found.

Rent and yield

Rent per m² falls at larger sizes, so yield sits in the lower band here. The thesis is not rent but the scarcity of large apartments on the Riviera.

Risks

The absence of a metro creates car dependence. In the large-apartment segment it can take longer to find both a tenant and a buyer.

Build

A completed eight-unit reconstruction. The exterior shell was fully renewed and the interiors were designed with a design studio. Each apartment comes with 1 parking space and 1 storage unit — the only project here that guarantees parking per unit.

Unit mix

109–137 m² internal, large three-bedroom apartments with three bathrooms. Two units per floor across four floors. The only true family-apartment format in this selection.

Availability

7 of the 8 units are sold. The single available unit is on the second floor: 137 m², three bedrooms, €625,000.

Golden Visa

Being complete, it meets the completion condition of the €250,000 route today; the price is far above the threshold.

Investment thesis

€625,000 for 137 m² works out at roughly €4,560 per m² — the lowest per-m² price in this selection. Supply of finished apartments of this size with parking and storage on the Riviera is very limited, and that scarcity premium works in this unit's favour over time.

Risks

One unit left, and the budget is the highest in the selection. The buyer pool for a large apartment is narrower than for small ones, so a future sale may take longer.

Who it suits

A family that also plans to use the property and wants to solve the Golden Visa with a single large apartment. Not suitable for building a multi-unit portfolio.

Location

El. Venizelou 290 sits at the southern edge of Kallithea — in the transition corridor between Athens's historic centre and the Riviera belt. According to the developer's official project file dated 31 July 2026, the Stavros Niarchos Foundation Cultural Centre is 475 m away, the seafront 500 m, Flisvos Marina 700 m and the everyday shopping axis 100 m; the building stands on Eleftheriou Venizelou Avenue, one of the neighbourhood's main streets. The surrounding fabric has the character of an established neighbourhood: woven with commercial streets, cafés and restaurants, it is not a tourist district but one that is genuinely lived in. The assessment that Kallithea is changing quickly along the centre–Riviera axis rests on our own reading of the area and on developer material; we hold no independent price index confirming it.

Transport

The project file gives the nearest public transport stop as 50 m; the same file lists Piraeus Port at 15 minutes and the Acropolis at 10 minutes (the mode of transport is not stated, so we assume by car), while the ~35 minutes we quote for the airport comes not from the developer's file but from our own listing record. To be honest about it, no metro station within walking distance is documented in the project file; the phrase "short metro access to the centre" that appears on our own selection card has no documentary basis either, and we are correcting that wording. Our listing record notes proximity to the tram line but gives no distance; assume that day-to-day transport in practice relies on the bus, and let us measure the metro and tram distances together during the site visit.

Tenant profile

The building consists of one-bedroom units throughout; this typology appeals to a broad tenant pool in Athens, but we hold no third-party data to support claims such as "the most liquid product" or "the shortest void period", so we do not use those claims. In the feasibility report we have published, demand in the area is described as "professional, student and short-term"; this is Avla's own assessment, not an independent occupancy or rental statistic. Our listing record marks one-bedroom rental demand in the area as "strong" — and here too we want to state clearly that this is our own opinion.

Rent and yield

The feasibility report Avla has published for this project puts the long-term gross yield estimate in the ~4–5% band and points to higher potential in short-term letting; this is our own estimate and depends on market conditions after 2028. As of 3 August 2026, across the units on sale, our own calculation gives a net (internal area) price per square metre of between €6,457 and €7,008, and a gross price per square metre including balconies of between €4,626 and €5,941. We hold no verified monthly rent band for the area; in addition, the price table in the feasibility report published on our website still rests on the pre-revision list (€260,000–€376,000) — the yield assumption must be tested against actual tenancy agreements before handover.

Risks

Let us put the Golden Visa first: on the standard route the threshold is set according to the zone in which the property lies, and both tiers require "a single property of at least 120 m²"; the units in this project are 39.8–51.3 m², so the standard route does not appear to be met at these sizes. The €250,000 tier is not a location-based threshold — it applies only to the routes of change of use from non-residential to residential, or restoration of a listed building, and this building is a new structure built from scratch; for that reason we are not presenting the project to you as "Golden Visa eligible", and eligibility must not be assumed without the written confirmation of a Greek lawyer (the "GV eligible" wording still standing on our listing page and in our feasibility report is being reviewed as part of this audit). On the location side there is no confirmed metro within walking distance, and the building has neither parking nor storage (both items are blank for all 22 units) — this is the weakest aspect of the location for a tenant with a car and for a future buyer. On the product side all 22 units share the same typology and a large number of similar one-bedroom projects are being developed in Kallithea at the same time; added to this is delivery in Q2 2028 plus a 3-month grace period, that is roughly 2 years of off-plan construction and developer completion risk, and because no payment plan has been shared the payment-schedule risk cannot be measured at present.

Structure

A new building of 22 residences, described in the developer's file as seven storeys; it is not a conversion or a renovation but a build from scratch (in the unit schedule the levels are numbered from ground floor to 7th floor — we are having this discrepancy between the storey count and the level numbering confirmed by the developer). Eighteen of the units are standard apartments (ground floor to 5th floor) and four are roof-level maisonettes occupying the 6th and 7th floors together. The specification is described as energy class A, per-apartment heat pumps, Grohe sanitaryware and fittings, and a European-made fitted kitchen. The building has no parking and no storage; in the developer's schedule both items are left blank (N/A) for all 22 units without exception.

Unit mix

All units are configured with 1 bedroom and 1 bathroom; in the apartments the internal area is 39.8–41.8 m², balconies 7–18 m², and the developer notes that measurements may vary by up to 3%. The roof maisonettes are the four units coded M.1–M.4: an internal area of 50.3–51.3 m² spread across the 6th and 7th floors (split over two levels — 34.3–35.8 m² plus 15.5–16.5 m²), balconies of 12–17 m² likewise distributed over two levels, and a total of 62.3–68.3 m²; the four are priced between €351,000 and €361,000, and the three available (M.1, M.3, M.4) between €351,000 and €358,000. The "partial sea view" label applies to only four units — M.2 and M.3 among the maisonettes, 4.1 and 5.1 among the upper-floor apartments — and we want to state this plainly: because 4.1, 5.1 and M.2 are reserved, as of 3 August 2026 the only available unit carrying the sea-view label is M.3. On the same date 13 units are on sale, 5 are reserved and 4 are sold; the fact that 2.1 has become available again appears not in the 31 July list but in a separate notification dated 3 August.

Delivery and payment

Delivery is given as the second quarter of 2028, and the developer's list dated 31 July 2026 adds a 3-month grace period on top of that — meaning that in practice delivery may slip into the third quarter of 2028. No payment plan, deposit percentage, rental guarantee or promotional condition has been shared with us for this project; nor does the Avla brochure we hold contain a payment plan. We are requesting all of these from the developer in writing before contract.

Assessment

The project is a disciplined proposition focused on a single typology: it offers the one-bedroom apartment, which appeals to a broad tenant pool, within a band of roughly 500 metres between the cultural centre and the seafront. The absence of parking and storage is a genuine shortcoming for a buyer targeting families or tenants with a car; for an investor targeting inner-city, short-distance tenants the location partly compensates for it. The roof maisonettes are the most distinctive product in the portfolio thanks to their two-level layout, their balconies on two separate floors and their position at the top of the building; their gross price per square metre including balconies stays below that of some of the standard apartments, but an entry ticket above €350,000 leaves them to a narrower pool of buyers. Two closing reminders: prices were revised both upwards and downwards during July 2026 and reservation statuses can change within days, so we should confirm the current list together before making an offer; and this is an off-plan sale, meaning you are paying not for a finished product but for a commitment.

Location

Neo Faliro is a coastal neighbourhood lying between Piraeus and Palaio Faliro and facing the Saronic Gulf; this stretch is known as Faliro Bay and is regarded as the northern gateway to the Athens Riviera. The project is located beside the AENAON Open Mediterranean Park regeneration site with which it shares its name; while the brochure describes the project as adjacent to the park, the distance table in that same brochure shows the park 6 minutes away, so the phrase "park-facing" must be confirmed unit by unit. In the immediate surroundings are the Peace and Friendship Stadium (roughly 10 minutes on foot), the Stavros Niarchos Foundation Cultural Centre (9–10 minutes by car) and, according to the brochure, six marinas within a 10-minute drive. In character this is not the premium Glyfada–Voula axis; it is a transitional area still undergoing change, where port, stadium and coastal-road traffic overlap, and the investment case for the area rests on the assumption that the park regeneration and the large-scale coastal redevelopment to the south will pull values upwards over the coming years.

Transport

According to the brochure's own distance table, Neo Faliro metro station (M1, green line) is 500 metres from the project, 7 minutes on foot and 2 minutes by car; the phrase "a 2-minute walk to the metro", frequently repeated in our records, is in fact the driving time — the point reached in a 2-minute walk (180 metres) is the tram stop, while the Skai and Aktaion bus stops are 30–70 metres away. On the M1, Piraeus station takes 3 minutes, Monastiraki 13 and Syntagma 19; the Syntagma connection requires a change, as the M1 does not serve that station. Athens International Airport is given in the brochure as approximately 30 minutes by car; there is no direct rail connection and a change from the M1 to the M3 is required. The brochure separately states that these times are based on the developer's online estimates and are not binding.

Tenant profile

The one-bedroom and two-bedroom mix, at 33–51 m² net (45–67 m² total including balcony), targets single professionals, couples and short-term letting; the proximity of the cultural centre, the seafront promenade, the marinas and the port of Piraeus feeds guest demand in the summer months and, year-round, demand from professionals working in Piraeus and along the central axis. Demand depth appears reasonable, but this is not a family-oriented residential area; the natural tenant for small, furnished units is the short- and medium-stay guest profile. If the owner wishes, the property can be handed over to the developer's management company, so the owner need not carry the burden of finding tenants and running the unit personally.

Rent and yield

The developer undertakes a rental guarantee to the owner of 3% net or 4% gross, for a term of 10 years with an option to extend for a further 10 years, paid every six months; the Avla listing record shows the expected range for the area as 4–5% per year. All of these figures are contractual undertakings and projections; achieved market rents for Neo Faliro and an average price per square metre for the area are not present in our own verified sources. The 21 one-bedroom units taken into the selection stand at €299,500–€341,500 under the Phase 3 prices in the developer's list dated 12 June 2026, that is roughly €8,300–€9,800 per net square metre; the other one-bedroom units in the project are priced markedly above this band.

Risks

The most critical heading is the Golden Visa threshold: the project is offered under the €250,000 exemption for listed buildings and change of use, yet the developer's own written note explicitly describes the apartments as new-build, and the new-build threshold in Attica is €800,000; accordingly, no unit should be committed to for residence-permit purposes without written confirmation from the seller's lawyer that the exemption applies to these apartments. The second heading is counterparty and documentation risk: the developer group operates in Greece not under a brand name but through project-specific companies; written confirmation is still awaited as to which legal entity holds the title and which company provides the rental guarantee; the operating brand has no long-term performance record; Avla has no signed agency agreement on this project; and the brochure itself states that neither the measurements (±5%) nor the specification nor the travel times it gives are to be treated as binding. The third heading is timing and liquidity: on a project at excavation stage, delivery extends to December 2027 and March 2028; the price and availability list we hold is dated 12 June 2026 and is therefore more than two months old; which price phase applies makes a difference of €35,000–€80,000 per unit; and the fact that 98 of the 126 units are near-identical one-bedrooms means self-competition at the exit stage.

Structure

The project consists of three buildings on the Neo Faliro coastal strip, designated A, B and C; in each building the apartments are laid out from the first to the seventh floor, with the lobby and shared lounge areas at ground level and a sea-view pool and bar on the roof. The apartments are being built as new-build; the listed historic mansion on the plot, whose frescoes are stated to be preserved, will be restored and will serve as a members' club exclusive to owners, housing a bar-restaurant, spa, gym, meeting room, work areas, a lounge and a children's playroom. On the specification side, the brochure commits to an energy class of at least A+, double-glazed aluminium frames, a bioclimatic façade, independent cooling and heating, 24/7 security and CCTV, video intercom and a high-technology lift; as the "A++" entry in our listing record does not match the brochure, the class to be taken as the basis is "at least A+". The developer's sales list contains 126 units; the figure of 129 apartments cited in public marketing has not yet been confirmed.

Unit mix

The typology is narrow and clear: of the 126 units, 98 are one-bedroom at 33–40 m² net and 28 are two-bedroom at 40–51 m² net, with the total area including balcony ranging from 45 to 67 m². Every unit has a balcony, but the size varies widely: only 2 m² in the two-bedrooms in Block C, 4 m² in the one-bedrooms in Block C, 6–7.5 m² in Block A and 14 m² in some two-bedrooms in Block B. Delivery is fully furnished and fitted with white goods, and an optional furniture package is offered at €10,000 for a one-bedroom and €12,500 for a two-bedroom; in our listing record the service charge appears as roughly €40 per month including the club. Stock distribution is uneven: the fifth, sixth and seventh floors in Blocks A and B are entirely sold out, and the largest and most favourably priced options are concentrated in Block C. Parking does not appear as allocated to units in the sales list (the "available" entry in the listing record and the mention of a valet service at the club need to be clarified), and because the sea-view column in the list has been left blank, which apartments genuinely face the sea has not been confirmed.

Delivery and payment

According to the developer's written note, the apartments will be delivered in December 2027 and the common areas by the end of March 2028; this schedule is given subject to weather conditions and force majeure, and since Avla's own records in places also give the third or fourth quarter of 2027, the binding date must be taken from the contract. On payment, only the pre-sale terms have been shared: a 10% deposit and a reservation agreement; the intermediate instalment schedule and the balance payable at the time of title transfer have not been communicated to us. The price list carries three phase columns (while the developer's note refers to two phases) and we had been informed that the first phase would close once excavation work began; as the anticipated date, the end of the second quarter of 2026, has passed, which phase is currently in force must be confirmed in writing.

Assessment

From Avla's perspective, this project is of interest to an investor who believes in the location thesis and can wait, not to one seeking a safe and quick entry. Its strengths are clear: metro and tram within walking distance, a new-build facing the park and the sea, furnished delivery, a managed members' club and a contractual rental guarantee, offering the buyer who does not wish to run the operation a product that requires none. Its weaknesses are equally clear: the band of €8,300–€9,800 per net square metre on the one-bedrooms in the selection may be considered reasonable for the premium axis of the Riviera, but it is ambitious pricing for Neo Faliro; delivery is roughly two and a half years away; the list we hold is more than two months old; and much of the value-growth story rests on regeneration expectations that have not yet materialised. For a purchase intended for the Golden Visa, we recommend that you assess the project only together with written legal confirmation that the threshold exemption applies to these apartments; without that confirmation, the property belongs in the watch-list category rather than the core selection.

Location

Venus is located at 24 Afroditis Street, in the Elliniko section of the Athens Riviera. The dominant factor defining the area is The Ellinikon urban regeneration project rising on the site of the old Athens airport; recorded in our feasibility report as an €8 billion investment programme, it includes a coastal park, a marina, hotels and an office-and-retail programme, and its project boundary lies 300 metres from the building. The neighbourhood has a settled, year-round fabric sitting between Glyfada's boutique-and-restaurant ecosystem and the Faliro Bay cultural axis; the developer source list gives a shopping axis at 100 metres, a university campus at 800 metres and a hospital at 1 km. One point should be stated plainly from the outset: although the project carries the name 'Riviera', it is not on the seafront — the source document records the beach as 2 km away, so the emphasis on a 'coastal strip' and 'sea views' in some marketing texts is not accurate for this address.

Transport

The metro station is 300 metres away, a 3–4 minute walk; this is an advantage rarely found among projects in this price band along the Riviera. Our feasibility report gives 10 minutes by car to Glyfada Marina, 15 minutes to the Stavros Niarchos Cultural Centre and 15 minutes to Athens Airport, while our regional report uses a band of 25–35 minutes for the historic centre of Athens and 30–40 minutes for airport access across the Riviera generally; because of this difference between the two sources, the realistic band for the airport is 15–30 minutes depending on traffic. The beach and the seafront promenade are not within walking distance; the source list records the beach as 2 km away, 5 minutes by car, so a car or public transport is needed for daily use of the coast.

Tenant profile

In Elliniko demand does not come through a single channel: the university campus 800 metres away and the surrounding office and service employment feed long-term tenants, while proximity to the airport and the Riviera location feed short-term tenants in the summer months; however, if the Golden Visa €250,000 change-of-use route is chosen, that route carries a five-year ban on short-term letting, so the short-term scenario is ruled out from the start for this buyer. With The Ellinikon's phased openings between 2027 and 2030, the employment arriving in the area is expected to broaden the professional and expatriate tenant base; this is a projection, not a commitment. As the building is predominantly studios and one-bedroom units, the target market is single-person and couple households together with investors; the large family tenant is not this project's profile.

Rent and yield

The Avla listing record puts the expected gross rental yield for Venus at 4–5% per annum; our own feasibility report takes this band as the base case, working with 3.5–4% in the cautious scenario and 5–6% in the optimistic scenario. Our regional guide reports 4–5% long term for the Glyfada/Riviera axis and 6–9% for short-term letting in the summer season; but if the five-year short-term letting restriction noted above comes into play, the 6–9% band does not hold for this investment and the calculation must be made on 3.5–5%. According to the source list dated 2 July 2026, prices across the 7 apartments available for sale range from €301,000 to €420,000; the developer does not provide a rental guarantee, and service charges appear in the listing record at approximately €35/month — in a 58-apartment development with communal areas this figure is likely to rise after handover, and the management budget should be requested before contract.

Risks

The most critical heading is Golden Visa eligibility, and this is not a detail but a precondition of the purchase decision: €250,000 is not a location-based threshold; it applies only on the route of converting a non-residential building to residential use (αλλαγή χρήσης) or of restoring a listed building. The known conditions of this route include the conversion having been carried out after 5 April 2024 and completed before the application, the property being registered as a single independent residential unit, and a five-year ban on short-term letting — in a conversion divided into 58 separate apartments it is unclear how the 'single unit' condition is met, and whether in a project with handover in the third quarter of 2028 the conversion would be deemed completed before the application; moreover, Avla's own feasibility document also marks the mechanism as 'developer confirmation required'. On the standard route, the upper tier reported for Attica is €800,000 with a single-property and minimum 120 m² requirement (sources conflict over whether the zone boundary is the municipality or the region); since all Venus apartments remain within a total area of 35–82 m², the standard route does not meet the size requirement either — that is, unless the change-of-use route is confirmed in writing and legally, these apartments do not produce a Golden Visa, and a written opinion should be obtained from an independent Greek lawyer before any commitment. The other concrete risks: as handover is the third quarter of 2028 plus a 3-month extension, capital is tied up for close to three years, and any delay in The Ellinikon opening schedule pushes back the expected value premium; while the source price list shows parking as 'N/A' for every unit (storage is included with all apartments), the Avla listing record and the selection page show parking as 'available' — this contradiction should not be passed over without putting it to the developer; the heating system is still 'pending', the apartments are small in scale with 31–50 m² of internal area, and these headings narrow both the rental segment and the buyer pool on exit; in addition, the general tightening trend in short-term letting regulation directly affects premium coastal stock.

Structure

A single block of ground plus three storeys; 58 apartments in total, 4 on the ground floor and 18 units on each upper floor. The building is not new-build construction; it is being created by converting an existing building to residential use, and the Avla record lists the building type as a 'conversion project'. In terms of specification, the energy class is B+, bathroom fittings are Grohe and the kitchens are stated to be 'European made'; the heating system is still marked 'pending' in the developer's document, which means the system to be delivered is not yet defined. Nine units are marked 'pool view' in the source price list, but all of these have been sold; storage has been allocated to every apartment, while parking appears as 'N/A' without exception in the list.

Unit mix

Of the 58 units, 42 are one-bedroom, 13 are studios and 3 are two-bedroom; the two-bedroom units, one on each of the first, second and third floors, are rather cramped at 50.3 m² of internal area, and every apartment on the list has a single bathroom. Internal areas run from 31.4 to 50.3 m², and with balconies and private-use areas added, totals range from 35.4 to 82.3 m²; every apartment has a balcony, but the measurements vary widely, from 2.8 m² to 42 m², and the two apartments with the largest outdoor areas (32 and 42 m², first floor) have been sold. The four studios on the ground floor have a different layout: a 19–20.5 m² 'playroom' area is added to the 39.7–42 m² apartment, bringing the total to 69.2–73 m², and these are the units with the lowest cost per square metre (approximately €4,870–4,890/m² gross, against €6,440–8,220/m² on the upper floors) — however, this advantage stems partly from the ground-floor position and from the fact that a large part of the area is a playroom rather than actual living space. According to the list dated 2 July 2026 there are 7 apartments available for sale — from a €301,000 second-floor studio to a €420,000 two-bedroom, with total areas of 38.4–73 m² — and a further 3 apartments are 'reserved'; a tolerance of ±3% is stated on the measurements.

Delivery and payment

Handover is given as the third quarter of 2028, and the source list additionally contains a provision for a 3-month grace period; with this provision, actual handover could reach the end of 2028. The payment plan — the deposit percentage and the interim payment schedule — has not been shared with us by the developer; it is one of the points that must be clarified before contract.

Assessment

Venus's real proposition is not the building but the location: taking a position 300 metres from one of Europe's largest urban regeneration projects, within walking distance of the metro, and in a mid-budget price band. For that reason the project suits an investor who is prepared to tie up capital until the end of 2028 and who prioritises long-term value growth; it is not the right address for a buyer seeking short-term rental income, use by a large family, or a seafront position. The small floor areas, parking appearing as 'N/A' in the source list, the undefined heating system and the beach being 2 km away are genuine shortcomings; the ground-floor units are noticeably more economical on a per-square-metre basis, but this advantage comes from the playroom area and from the ground-floor position. The single critical step before a decision is independent legal confirmation of the Golden Visa mechanism: if that confirmation does not come, the project should be assessed not as a Golden Visa investment but purely as a property purchase.

Location

Ano Glyfada is the upper, inland axis of Glyfada, the established prime district of the Athens Riviera; a step removed from the density of the high street and the coastal strip, it is a settled and predominantly residential neighbourhood. The restaurants of Glyfada Square, the shopping streets, the beaches and the Glyfada Golf Club are recorded in Avla's records as being "a few minutes" away. The factor that shapes the area's medium-term story is the Ellinikon urban regeneration project on the former airport site; Avla's regional report describes this project as the single most important reason why values in Elliniko and Glyfada continue to rise, and the Ellinikon Experience Park is located next to the neighbourhood. The presence of Athens' leading international schools in Glyfada and neighbouring Voula is a separate draw that feeds the district's resident expatriate and returning diaspora population.

Transport

There is no metro station in Ano Glyfada; this is the area's most pronounced transport shortcoming and should honestly be recorded as such. The rail connection is limited to the tram line along the coastal strip, and Ano Glyfada lies on the upper axis; day-to-day travel in practice relies on buses and a private car. Avla's own records give the distance to central Athens as 14 km, roughly 25 minutes by car, and Athens International Airport as roughly 20 minutes; these times are estimates and have not been independently measured.

Tenant profile

Avla's English-language regional report identifies two separate streams of demand: over the long term, white-collar professionals, diaspora returning to Greece and families; over the short term, tourist demand fed by the beaches and marinas. The presence of international schools in the district and in neighbouring Voula further supports family demand. This profile lowers the risk of finding a tenant; however, the short-term side is markedly seasonal, and we hold no unit-level verified data indicating that one-bedroom apartments are "the fastest-letting segment".

Rent and yield

Avla's own regional guide records the gross rental yield for Glyfada in the 4–5% band, and 6–9% for short-term lets during the summer season; the same study states that annual capital growth of 5–7% was observed over the 2018–2024 period and attributes this to the Ellinikon effect. Applied to the €261,000 entry price, the 4–5% band corresponds to roughly €870–1,090 gross rent per month; this is a derived calculation, and we hold no unit-level verified tenancy-agreement figure. Furthermore, this band applies to the area as a whole; because the project's net price per square metre is positioned in the upper band for the area, the achieved yield should be expected to come out close to the lower end of the band.

Risks

The most critical point is Golden Visa eligibility, and the records we hold do not show this project as eligible: our internal portfolio record treats Glyfada as a high-demand area and notes the threshold as €800,000, and on the same grounds marks another project in the area as "outside GV"; our English-language regional report states that the €250,000 route applies only where a commercial building is converted to residential use or a listed building is restored; and the Turkish-language regional guide says €400,000. The "Golden Visa eligible" label on our listing and feasibility pages is portfolio positioning, not a legal determination, and these units — new-build and approximately 35 m² in size — most probably do not meet the threshold under the standard purchase route; the minimum floor-area requirement should also be questioned. No undertaking should be given without written confirmation from a Greek lawyer. The second risk is transport: there is no metro station in Ano Glyfada and daily travel relies on buses and a private car — the "metro access" wording in our English-language regional report refers to the Riviera axis as a whole and does not describe a station within walking distance of Ano Glyfada — and a unit without parking is at a disadvantage in this district both for letting and for resale. Third, for as long as construction of Ellinikon, which carries the value story, continues, noise and dust from the site should be expected, and the possibility that the premium price momentum overheats should not be overlooked; the project's net price per square metre already sits in the €7,434–8,130 band.

Structure

Located in Ano Glyfada, this is a relatively small-scale new building of six levels including the ground floor, with 33 residences; it is not a conversion but a development built from scratch. On the specification side, a European-brand fitted kitchen, Grohe sanitaryware and fittings, timber parquet flooring, track spotlighting and wide glazed façades are described; the communal areas are stated to be landscaped and the entrance to the development to be secured. Although the developer characterises the design as "energy efficient", the energy class and the heating system have not been disclosed — in our records both headings appear blank as "to be announced". The project has no parking and no storage; in a district without a metro and dependent on cars, this is a shortcoming that should not be disregarded.

Unit mix

All 33 units are one-bedroom with one bathroom; the mix comprises 30 standard apartments and 3 duplex units spanning two floors. Internal net areas range from 34.8 to 41.3 m², balconies and private-use areas from 4 to 76.5 m², and total areas from 38.9 to 111.3 m². The ground floor holds apartments with private gardens; one of these, with a 76.5 m² garden, has the largest outdoor area in the project and offers a distinct practical advantage thanks to its step-free access. Prices range from €261,000 to €316,000, and the contract provides for a ±3% tolerance on the square-metre figures.

Delivery and payment

The completion date has not been shared; it appears as "to be announced" both in the developer material and in the Wix record, and in addition a three-month tolerance (grace period) is defined — but because some of our records note these three months as a delivery allowance and others as a payment-free period, which of the two applies should be confirmed in writing. The instalment structure of the payment plan has not been passed to us, and the service-charge amount has been left blank as "to be determined". We recommend that no binding decision be taken until these headings are clarified.

Assessment

The project suits an investor seeking rental income and medium-term capital growth in an established district of the Athens Riviera, with a relatively low ticket size starting at €261,000; by contrast, it is not a suitable candidate for a buyer whose primary objective is the Golden Visa — eligibility has not been confirmed and our current records point the other way. Its strengths are the location and the generosity of the outdoor areas: balconies and gardens ranging from 4 m² to 76.5 m² pull the cost per gross square metre markedly down in some units; at the most extreme example, the ground-floor unit with the 76.5 m² garden brings the gross cost down to €2,516/m². Its weaknesses are clear: no parking and no storage; the completion date and energy class undisclosed; all 33 units share the same typology, so they will compete with one another for lettings and on resale; and the net price per square metre, at €7,434–8,130, is positioned in the upper segment. The price list we hold is the launch brochure of 5 July 2026 and contains no sold/reserved column; because a comparable project from the same source saw several sales and reservations within three weeks, it is highly likely that this list is out of date today — an up-to-date availability list should be requested before committing.