F7 Prime Rentals — Feasibility Report
- M. Sami Akbeniz
- 1 day ago
- 4 min read
FILONOS 7 · CENTRAL PIRAEUS · GREECE GOLDEN VISA · INVESTMENT FEASIBILITY
F7 Prime Rentals — Feasibility Report
F7 Prime Rentals is a fully serviced, turnkey rental building at Filonos 7 in the heart of Piraeus. Fifteen homes — thirteen one-bedroom apartments, one two-bedroom apartment and one commercial unit — sit above shared amenities (gym, co-study and co-lounge) with smart self-check-in and professional management already in place. The building is a commercial-to-residential conversion that qualifies for the €250,000 Golden Visa change-of-use route, and its documents are Golden-Visa-ready. This report frames F7 not as a lifestyle purchase but as a hands-off, serviced income proposition: who rents in central Piraeus, what the €250,000 entry actually buys in residency terms, and where the real risks sit. Prices start from €250,000; no per-unit price list has been published. Completion is scheduled for July 2026.
At a Glance
Entry price: from €250,000 — the published figure; no per-unit price list released
Inventory: 15 units — 13 one-bedroom, 1 two-bedroom, 1 commercial
Amenities: gym, co-study, co-lounge, smart self-check-in, professional management
Golden Visa route: €250,000 change-of-use (commercial-to-residential conversion); documents Golden-Visa-ready
Format: fully serviced / turnkey — built for hands-off rental income
Location: Filonos 7, central Piraeus — ~8 min to the Piraeus metro and the Port of Piraeus
Completion: July 2026
The €250,000 Golden Visa Math
F7 is structured around the €250,000 change-of-use exception: a commercial property converted to residential use qualifies for Greek residency at the lower €250,000 threshold rather than the higher tiers that apply to standard residential purchases. The figures below are the headline numbers an investor should hold in mind.
ITEM | DETAIL |
Qualifying investment | From €250,000 (change-of-use route) |
Residence permit | 5-year renewable residence permit |
Family inclusion | Spouse, children and dependent parents |
Mobility | Free movement across the Schengen Area |
Documentation | Golden-Visa-ready — conversion documents in place |
Rental-Yield Context
Piraeus combines two distinct, year-round demand engines: the Port of Piraeus — Europe's largest passenger port — and the University of Piraeus. A serviced 1-bedroom unit can be tenanted as a furnished long let, a mid-term corporate or crew rental, or a short stay, and a single management layer handles all three. The figures below are indicative market context for serviced Piraeus units, not a guaranteed return; F7 itself publishes no rental guarantee.
DEMAND DRIVER | TENANT PROFILE | RENTAL HORIZON |
Port of Piraeus | Crew, shipping staff, business travellers | Mid-term / short stay |
University of Piraeus | Students, visiting academics | Academic-year long let |
Mikrolimano / Marina Zeas | Leisure visitors, digital nomads | Short stay (seasonal peak) |
The Payment Plan
Payments are staged against construction milestones, spreading capital outlay across the build rather than requiring it up front. The 20/20/20/10/10 structure below totals 80% across milestones, with the balance settled at handover.
STAGE | INSTALMENT | MILESTONE |
1 | 20% | Reservation / contract signing |
2 | 20% | Structural / shell stage |
3 | 20% | Finishes / installations |
4 | 10% | Pre-handover |
5 | 10% | Handover (balance on delivery) |
Holding & Management Considerations
CONSIDERATION | WHAT IT MEANS FOR THE INVESTOR |
Professional management | Letting, cleaning and guest handling are run by an on-site operator — a management fee applies and reduces gross yield |
Smart self-check-in | Lowers operating friction for short and mid-term lets; no on-the-ground owner presence required |
Shared amenities | Gym, co-study and co-lounge support premium rents but carry common-area service charges |
Holding costs | Greek annual property tax (ENFIA), utilities and rental-income tax apply; budget for these against net yield |
Location & Demand
Filonos 7 sits in the central commercial spine of Piraeus, roughly 8 minutes from both the Piraeus metro terminus (Line 1, with direct connections into central Athens) and the Port of Piraeus — Europe's largest passenger port and a primary gateway to the Aegean islands. The University of Piraeus, the yacht-lined Mikrolimano harbour and Marina Zeas are all within easy reach, layering a student base, a leisure-visitor flow and a maritime-professional base onto the same address. That overlap is what makes a serviced building work here: when one demand stream softens, another tends to hold, smoothing occupancy across the year in a way a single-purpose holiday let in a resort location cannot.
DESTINATION | MODE | TIME |
Piraeus Metro (Line 1) | On foot | ~8 min |
Port of Piraeus | On foot | ~8 min |
University of Piraeus | On foot | ~10 min |
Mikrolimano / Marina Zeas | By car | ~7 min |
Athens City Centre | Metro | ~20 min |
Price Context for Piraeus
Piraeus has been one of the strongest-appreciating segments of the Athens basin, driven by the Chinese-led port expansion, the metro extension and a steady inflow of buyers priced out of the prime southern suburbs. Central Piraeus residential values have risen sharply over recent years, yet remain below the Athens Riviera and the historic centre — leaving room for further convergence. At a starting figure of €250,000, F7 enters at the GV-qualifying threshold while sitting in a district whose fundamentals — a working port, a university and a marina belt — are structural rather than speculative. The investment case rests less on a discount today and more on buying serviced, rentable square metres in a district with multiple, durable demand streams.
The thesis is simple: F7 is not a holiday flat to be managed from abroad, but a hands-off, serviced income unit in a year-round port-and-university economy — bought at the €250,000 Golden Visa threshold, run by a professional operator, and designed to earn from the day it is handed over.
An Honest Note on Risk
No serviced-rental model is risk-free. F7 publishes no rental guarantee, so projected yields are market context, not contractual income. Serviced returns are net of a management fee and common-area charges, which compress gross figures. Short-stay regulation in Greece is tightening and could shift the optimal letting mix toward longer lets. As an off-plan purchase, the investment carries construction and delivery-timing risk until the July 2026 completion, and the published 'from €250,000' figure is an entry point — the final price for a specific unit may differ. Finally, the GV qualification depends on the change-of-use conversion being correctly executed and documented; this should be verified independently before committing. None of these is disqualifying, but each belongs in the investor's underwriting.
Avla Gayrimenkul A.Ş. — your trusted partner for the Greek Golden Visa. To review F7 Prime Rentals unit availability, the full payment schedule and the Golden-Visa documentation, contact us: realestate@avla.com.tr · +90 532 282 2657.
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