Doiranis Residences — A0196 Feasibility Report

M. Sami Akbeniz
2 days ago
4 min read

FEASIBILITY REPORT · NIKAIA · PIRAEUS

This report evaluates the Doiranis Residences listing (A0196) in Nikaia, a district within the wider Piraeus area, from an investment perspective. The assessment is based on the unit, price and floor-area data in the developer feed together with the published listing content. Its purpose is not marketing but a calm, pre-decision assessment.

The project consists of two ready-to-move 1-bedroom apartments in a boutique building completed in 2026. Both units measure 63 sqm, priced between EUR 176,445 and EUR 187,556. As of this report both units appear available, though availability data is subject to developer confirmation.

The sections below cover location and transport, unit structure, price-per-sqm analysis, rental potential and risk factors. All return models use conservative assumptions.

Location and Transport

Nikaia is an established residential district on the western side of the Athens urban area, administratively part of the wider Piraeus region. It offers everyday city living at an accessible price point, with markets, bakeries, schools and neighbourhood squares within walking distance. The district serves a local-living and practical rental profile rather than the luxury segment.

The strongest transport asset is the Nikaia station on Metro Line 3, a short drive away, providing a direct link to central Athens and the airport line. The port of Piraeus lies roughly 4 km away, the Faliro coastal zone about 5 km, and Athens International Airport is approximately 40 minutes by car. Location is stated at district level in this report; the exact address is shared at the consultation stage.

Project and Units

Doiranis is a boutique residential building completed in 2026 and, according to the feed, ready for delivery. The listing comprises two 1-bedroom apartments, each of 63 sqm, with a separate bedroom, full bathroom and practical layout.

Unit by unit: A2 on the first floor is priced at EUR 187,556, and SG2 on the mezzanine level at EUR 176,445. Both units appear available as of this report. No shared amenities (pool, parking etc.) are listed in the feed, and the energy performance certificate has not yet been confirmed — it should be requested at the file stage.

A2 — 1st floor, 1-bed, 63 sqm, EUR 187,556 (EUR 2,977/sqm)
SG2 — mezzanine, 1-bed, 63 sqm, EUR 176,445 (EUR 2,801/sqm)
Construction status: completed (2026), ready for delivery
No listed shared amenities; energy class pending confirmation

Price Analysis

Based on the actual unit prices in the feed, the price band is EUR 2,801–2,977 per sqm (SG2: EUR 176,445 / 63 sqm; A2: EUR 187,556 / 63 sqm). Since both units are the same size, the difference reflects floor position; the mezzanine SG2 is roughly 6% cheaper than the first-floor A2.

The district comparison should be made conservatively. Nikaia's housing stock is dominated by older buildings, and our estimate of the district-wide average sits clearly below this level; the 2,800–2,980 EUR/sqm band is above the district's overall average, while remaining within a reasonable range for the new-build segment. This is the per-sqm premium typical of small units and should be stated plainly: the buyer is paying a new, ready-to-move premium here, not the district average.

The total ticket size (EUR 176–188K) is an accessible entry level into the Athens market. However, since resale buyers will again be local users and small investors, exit pricing should be assumed to track district fundamentals; there is no guarantee the new-build premium will be fully preserved on resale.

Rental Potential

Nikaia has a stable long-term tenant profile thanks to its metro connection and accessible rent levels; 1-bedroom apartments are the most liquid rental format in this district. The listing carries no rental guarantee, and this report assumes none.

In a conservative model, gross rental yield should be treated in the 3–5% band. For SG2 (EUR 176,445) this corresponds to roughly EUR 5,300–8,800 per year, or about EUR 440–735 per month; for A2 (EUR 187,556), roughly EUR 5,600–9,400 per year, about EUR 470–780 per month. The midpoint of the band (around 4%) is the more realistic anchor for planning.

Net yield will sit clearly below gross once service charges, insurance, property tax (ENFIA), management fees and vacancy periods are deducted. Short-term rental is not modelled as the base scenario for this location profile.

Risks and Points of Attention

No property investment is risk-free; the key items for this listing are set out below. As the building is completed, construction/delivery risk is relatively low; even so, the full document set — title deed, occupancy permit and energy performance certificate — must be verified at the file stage.

The most visible pricing risk is the per-sqm premium on small units: the 2,800–2,980 EUR/sqm band sits above the district's overall average, and this premium may not be fully preserved on resale. Nikaia's secondary market is liquid but price-sensitive; a negotiation margin should be budgeted in any fast-exit scenario.

Availability and price data are subject to developer confirmation; both units could sell at any time.
The per-sqm band (EUR 2,800–2,980) is above the district-wide average; the small-unit premium may erode on resale.
Secondary-market liquidity: the buyer pool is local and price-sensitive; a fast sale may require a discount.
Energy class and the document set are not yet confirmed; verify at the file stage.
No shared amenities are listed; price will be the main lever in rental competition.
The rental model is a 3–5% gross band; net yield falls clearly after costs, and nothing is guaranteed.

Conclusion

Doiranis (A0196) is a file worth considering for investors seeking a low-ticket entry into the Athens market with a long-term rental objective. Its strengths are the ready-to-move new build, an established metro-connected district, and an accessible total cost of EUR 176–188K.

Two points should be clarified before deciding: first, the per-sqm price is above the district average, so negotiation and the exit plan should be built accordingly; second, availability, energy class and the document set must be confirmed in writing by the developer. On those terms, this profiles as a non-speculative long-term hold working within a conservative 3–5% gross rental band. We recommend proceeding with up-to-date unit-level confirmation before a final decision.