Domus Residence — A0197 Feasibility Report

M. Sami Akbeniz
2 days ago
5 min read

FEASIBILITY REPORT · ACHARNES · ATTICA · GOLDEN VISA

This report provides a data-driven investment feasibility assessment of the Domus Residence project (A0197) in Acharnes, in the north-western part of the Athens basin. The project comprises three apartments, all located on the ground floor: one- and two-bedroom layouts of 75, 92 and 120 m², priced between €240,000 and €260,000.

Our assessment is based on per-square-metre analysis of the actual unit prices in the developer feed, a district comparison, conservative rental modelling and a risk inventory. As the listing carries a Golden Visa label, the programme framework is addressed neutrally in a dedicated section; no route should be assumed for any unit without file-level confirmation.

All prices and availability reflect the feed data as of the report date and remain subject to developer confirmation. In line with our house standard, location is given at district level only.

Location and Transport

Acharnes is an established residential district in the north-western Athens basin, at the foot of Mount Parnitha. The area offsets its relative distance from central Athens with strong road and rail connections; price levels sit below the Attica average in a fabric dominated by local families.

The project's micro-location is practical for daily life: essential amenities are within walking distance and the suburban railway station is roughly 620 m away, linking the area to central Athens and the airport corridor. The Attiki Odos motorway, 1.5 km away, puts the whole of Attica within easy driving reach.

Pharmacy: 170 m · Gym: 240 m
Suburban rail station: 620 m
Attiki Odos motorway: 1.5 km
General hospital: 2.9 km
Antonis Tritsis Park: 4.3 km
Greek-French school: 5 km · International school: 7.5 km

Project and Units

Domus Residence is a new-build project in a contemporary architectural language of clean lines, generous terraces and integrated greenery. Units are delivered with armoured entrance doors, autonomous heat-pump heating and cooling, split-unit air conditioning, double glazing, energy-efficient aluminium frames with high insulation levels, and a security alarm.

According to the feed, three units are for sale, all on the ground floor. The energy class, construction stage and delivery date are blank in the feed; both items require written developer confirmation per unit and are treated as explicit risk entries in our assessment.

GF1 — ground floor, 1-bed, 75 m², €240,000, available
GF2 — ground floor, 1-bed, 92 m², €250,000, available
GF3 — ground floor, 2-bed, 120 m², €260,000, available

Price Analysis

Unit prices computed from the actual feed figures span a wide range: the project's EUR/m² band runs from roughly €2,170 to €3,200, with a weighted average of about €2,610/m². The smaller the unit, the steeper the unit price; the 75 m² GF1 carries a per-square-metre price about 48 percent above the 120 m² GF3.

We are conservative in the district comparison: our estimated asking-price band for new-build homes in Acharnes is roughly €1,800 – €2,500/m², with resale stock trading clearly below that. Within this frame, GF3 sits near the upper edge of our band, GF2 above it, and GF1 is priced distinctly above the district average.

To state it plainly: the unit-price premium on the smaller apartments is the single most important pricing finding of this report. The clustering of all three prices in the €240–260K range is understandable as product strategy, but the price paid per square metre should be tested unit by unit against district reality, and negotiation should start from this data.

GF1 — 75 m² / €240,000 → €3,200/m²
GF2 — 92 m² / €250,000 → ~€2,720/m²
GF3 — 120 m² / €260,000 → ~€2,170/m²
Project band: ~€2,170 – €3,200/m² · Weighted average: ~€2,610/m²
Our Acharnes new-build estimate band: ~€1,800 – €2,500/m²

Golden Visa Framework

The listing carries a Golden Visa label, but the programme framework must be stated neutrally. Under current law, the €250,000 threshold is not location-based: it applies only via the conversion of a non-residential property to residential use, or the restoration of a listed building. The threshold for the standard residential investment route in the Attica region is materially higher under current legislation.

Accordingly, unit prices in the €240–260K range do not, by themselves, imply Golden Visa eligibility. The applicable route for each unit must be verified with legal counsel against the title and planning file; confirming the route and the supporting file before reservation is our house standard. For this project too, eligibility becomes clear only unit by unit once that file review is complete.

Rental Potential

Acharnes' rental base rests on local families and commuters using the suburban rail and Attiki Odos links to central Athens and the airport corridor. This profile points to long-term rather than short-term letting; apartments of this size typically attract stable, long-tenure tenants.

Our conservative model works within a 3-5 percent gross yield band; taking district rent levels as the input, we consider the realistic expectation for this project to sit in the lower half of that band, around 3-4 percent. The picture is uneven across units: GF3, with its lower unit price, fits the band most comfortably, while the per-square-metre premium paid on GF1 can pull the effective yield to the bottom of the band or below at the same rent level.

These figures are modelling assumptions, not commitments; the feed contains no rental guarantee of any kind. The ground-floor position should also be factored in as a potential modest discount when attracting tenants.

Risks and Points of Attention

A report is a document of trust; we therefore present the risk inventory in full. Each item below requires written unit-level confirmation, or a conscious acceptance, before reservation.

Availability and price confirmation: The availability and prices of the three units rest on feed data as of the report date; developer confirmation before reservation is essential.
Construction and delivery risk: The construction stage and delivery date are blank in the feed. The project is presented as new-build; no timeline should be assumed until the stage, delivery schedule and payment plan are confirmed in writing.
Energy class uncertainty: The energy class is blank in the feed; this certificate, which matters for both rental value and resale, should be requested per unit.
Small-unit price premium: GF1's €3,200/m² level is distinctly above our district estimate band; recovering this premium on resale is not guaranteed.
Ground floor and liquidity: All three units are on the ground floor. Ground-floor apartments typically trade at a discount in resale and rental markets; the exit scenario should be built accordingly.
Resale market depth: The resale price floor in Acharnes sits clearly below new-build pricing; there is a risk of value loss on a short-horizon exit.
Golden Visa route uncertainty: Price clustering near the threshold is not an indicator of eligibility; no GV assumption can be made until the route is confirmed per unit against the title and planning file.

Conclusion

Domus Residence combines Acharnes' accessible price base with strong transport links (suburban rail at 620 m, Attiki Odos at 1.5 km) in a low-absolute-price project finished to new-build standard. It is a credible candidate for a long-horizon, rental-oriented investor with a constrained absolute budget.

The picture is not uniform across units, however: the most defensible unit on price-per-square-metre grounds is GF3 at about €2,170/m², while GF1's unit-price premium strains both the yield and the exit scenario. We recommend not proceeding before the construction stage, energy class, availability and — where a Golden Visa is the goal — the route confirmation are complete. Our team runs these confirmations unit by unit with the developer and legal counsel.