1-Bedroom Apartment in Agios Panteleimonas — A0186 Feasibility Report

FEASIBILITY REPORT · AGIOS PANTELEIMONAS · ATHENS

This report evaluates listing A0186, located in Agios Panteleimonas, a district immediately north of central Athens. The subject property is a 51 m² one-bedroom apartment on the 2nd floor of an established city building; it underwent a full renovation completed in 2026 and is offered ready for delivery at a list price of 145,667 €.

The assessment is based on the current unit feed and the published listing content. Price, availability and energy-class information remain subject to file confirmation; conservative assumptions are therefore used throughout, and no unconfirmed figure is presented as final.

The summary framing is as follows: location and metro access are the property's strongest attributes, and the entry ticket is low for central Athens. On the other hand, the price per square metre sits at and above the upper end of the band we estimate for the district — a point addressed openly in the price analysis section.

Location and Transport

Agios Panteleimonas is a central residential district immediately north of the Athens city centre, arranged around the landmark church that gives it its name. Victoria Square and its metro station (Line 1) are roughly 700 m away, providing direct connections to Piraeus, Monastiraki and the northern suburbs.

The National Archaeological Museum is about a 1 km walk and Omonia Square around 2 km. The Patision Avenue corridor offers dense bus and trolleybus links, and the airport is reachable by public transport in roughly 45-50 minutes.

The district is part of central Athens' ongoing urban renewal and continues to attract renovation investment. That said, the transformation is not uniform across the district; character varies noticeably street by street and building by building. This dual nature is the source of both the appreciation potential and the caution points covered in the risk section.

• Victoria metro station (Line 1): approx. 700 m

• National Archaeological Museum: approx. 1 km

• Omonia Square: approx. 2 km

• Patision Avenue bus/trolleybus corridor: walking distance

• Airport: approx. 45-50 minutes by public transport

Property and Unit

The listing comprises a single unit: apartment B10, a 51 m² one-bedroom home on the 2nd floor of an established city building. The layout consists of a living room with kitchen area, one bedroom and one bathroom; the floor plan is available on file.

The renovation was completed in 2026 and the unit is delivered ready to use, which sets it apart from projects carrying delivery-schedule risk. The energy class has not yet been confirmed and should be clarified at the file stage.

No parking, storage or shared amenities are listed in the data set. The assessment is therefore based on the apartment alone; the condition of the building's common areas should be verified through an on-site inspection before purchase.

• Unit: B10 — 2nd floor

• Type: one-bedroom (one bedroom, one bathroom)

• Area: 51 m²

• Price: 145,667 €

• Status: renovation completed 2026, ready for delivery

• Energy class: pending confirmation

Price Analysis

The list price of 145,667 € corresponds to approximately 2,856 €/m² over the 51 m² area. As the listing consists of a single unit, there is no intra-project price band; the analysis is based on this single figure.

Agios Panteleimonas is one of central Athens' comparatively affordable districts. For renovated, ready-to-use small apartments, our conservative band estimate for the district is roughly 2,000-2,700 €/m², with unrenovated stock trading noticeably below that. This is an estimate; deviations by street, building quality and floor are natural.

Within this framework, the subject unit's price of approximately 2,856 €/m² sits above the upper end of our band and carries a visible premium over the district average. Part of the premium can be explained by the comprehensive 2026 renovation and the ready-for-delivery condition; part reflects the higher unit pricing typically seen in small apartments. Buyers should be aware of this gap and are advised to test it with an independent valuation and price negotiation before committing.

• Unit price: 145,667 € ÷ 51 m² ≈ 2,856 €/m²

• Our district band estimate (renovated small apartments): ~2,000-2,700 €/m²

• Position: above the upper end of the band — small-unit and ready-condition premium

Rental Potential

Compact one-bedroom apartments in central Athens see steady demand from students, young professionals and long-term tenants. Direct metro access via Victoria station supports this demand, and the unit's renovated, ready-to-use condition shortens time-to-let.

Our conservative model frames gross rental yield in a 3-5% band. On the 145,667 € list price this corresponds to roughly 4,400-7,300 € per year, or approximately 365-605 € per month. An expectation around the middle of the band appears more realistic to us; the upper end depends on strong market conditions.

These figures are gross and do not represent a guaranteed return. Vacancy periods, management and maintenance costs and taxes reduce the net yield; short-term rental scenarios are subject to separate regulatory conditions and are not included in this model.

• Gross yield model: 3-5% (conservative band)

• Corresponding monthly rent: approx. 365-605 €

• Target tenant profile: students, young professionals, long-term tenants

Risks and Caution Points

Availability and price data reflect a point-in-time listing snapshot; in a single-unit listing this is even more critical, as the sale of the one unit closes the entire listing. File-level confirmation of current availability and price is essential before any decision.

The district is in transition, and that transition is uneven; socioeconomic profile and perception vary street by street. While this offers medium-term appreciation potential, it can narrow the buyer pool at resale and slow second-hand liquidity.

The unit price sitting above our district band creates the risk that the premium paid is not recovered at resale; the per-square-metre premium on small units is not always preserved on exit. And although the apartment is renovated, the building itself is an established city structure: the condition of common areas, installations and building management should be verified on site, and the energy class confirmed through documentation.

Construction and delivery risk is low, as the unit is ready. Standard legal due diligence — title, building permit and renovation-permit checks — should be completed in all cases.

• Single unit: no transaction should be planned without availability confirmation

• District transition is uneven — resale perception risk

• Unit price above the district band — premium recovery risk

• Building common areas and energy class require verification

• Second-hand liquidity may be slow at district level despite the central location

Conclusion

A0186 is a ready-for-delivery one-bedroom apartment offering access to central Athens at a low entry ticket, with strong metro connectivity. Its appeal to a stable tenant pool and the absence of delivery risk simplify the investment profile.

The main reservation is on price: at approximately 2,856 €/m², the unit sits above the band we estimate for the district, and the district's ongoing transition may limit resale liquidity. The property therefore suits an investor focused on long-term rental with realistic yield expectations rather than a buyer counting on short-term appreciation.

Our recommendation is clear: before any decision, complete file-level confirmation of availability and price, an independent valuation, and building and energy-class checks; negotiation should aim to narrow the unit-price premium. With these conditions met, A0186 can be considered as a controlled-scale rental investment in central Athens.