Futura Residence — A0199 Feasibility Report

M. Sami Akbeniz
2 days ago
5 min read

FEASIBILITY REPORT · VOTANIKOS · ATHENS · GOLDEN VISA

This report assesses the investment feasibility of Futura Residence (A0199) in the Votanikos district of Athens. The analysis is built on the current unit list, the EUR/sqm band calculated from actual list prices, district dynamics, rental potential and the Golden Visa framework.

The project is a boutique building of nine apartments, completed in 2026 and rated energy class A+, ranging from a studio to three-bedroom residences. List prices span EUR 190,933 to EUR 587,773, and all nine units appear available in the current data set.

This is a decision-support document, not a marketing text. The price band is compared with district averages conservatively, yield assumptions are kept cautious, and risks are stated openly.

Location and Access

The project sits in Votanikos, at the western gateway to central Athens. The district links the historic centre with the city's western boroughs and is among the areas benefiting most visibly from central Athens' ongoing regeneration.

The access profile is strong: the national highway connection is roughly 660 m away, and nearby metro stations provide fast links to the centre, the business corridors and the port. The Acropolis and Syntagma Square are about 2.5 km away, Pedion Areos Park 1.5 km, Lycabettus Hill 2.4 km, Piraeus Port 8.7 km, the Athenian Riviera around 7 km and the international airport roughly 21 km.

In line with our location policy, no exact address is disclosed in this report; the location is given at district level. The precise location is shared at the consultation stage.

Project and Units

Futura Residence is a contemporary nine-unit building completed in 2026. The unit mix comprises one studio (42 sqm), three one-bedroom apartments (58–75 sqm) and five three-bedroom residences (118–137 sqm); all nine units appear available in the current data set.

The building is rated energy class A+. Autonomous heating and cooling via heat pumps, a photovoltaic system with net metering, solar water heaters, smart-home infrastructure, armoured entrance doors, aluminium frames with high thermal and sound insulation, double glazing and LED lighting are standard. Generous balconies and large glazed openings define the design.

A1 · 1-bed · 75 sqm · EUR 288,371
A3 · 1-bed · 58 sqm · EUR 242,082
B1 · 1-bed · 75 sqm · EUR 296,000
C1 · 3-bed · 118 sqm · EUR 459,835
D3 · Studio · 42 sqm · EUR 190,933
E1 · 3-bed · 137 sqm · EUR 529,433
E2 · 3-bed · 136 sqm · EUR 587,773
F1 · 3-bed · 137 sqm · EUR 554,304
F2 · 3-bed · 136 sqm · EUR 584,000

Price Analysis

The unit-price band calculated from the nine list prices is roughly EUR 3,845–4,546 per sqm, with a weighted average of about EUR 4,080 per sqm across total price and area. The lowest unit price is found in the 75 sqm A1 apartment (~EUR 3,845/sqm) and the highest in the 42 sqm D3 studio (~EUR 4,546/sqm).

We take a conservative view on the district comparison: our estimate band for existing resale stock in Votanikos and the surrounding western-central districts is roughly EUR 1,800–2,800 per sqm, and around EUR 3,000–4,000 per sqm for new-build A-class projects across central Athens. Against this frame, the project's band sits clearly above the district average.

Part of this premium is explained by new-build quality, the A+ energy rating and ready-for-delivery status. Even so, the ~EUR 4,550/sqm level on the studio carries a distinct small-unit premium; it should not be assumed that the same unit price will be matched in the resale market.

Unit-price band: ~EUR 3,845–4,546 per sqm (calculated from feed list prices)
Weighted average: ~EUR 4,080 per sqm
3-beds: ~EUR 3,864–4,322/sqm · 1-beds: ~EUR 3,845–4,174/sqm · Studio: ~EUR 4,546/sqm
The district comparison is our estimate; a precise comparables analysis is prepared with current data at the consultation stage

Rental Potential

Our conservative long-term rental model uses a gross band of 3–5%. Since the project's unit prices sit above the district average, realisation in the lower half of that band (3–4%) is the more likely scenario.

To illustrate: on the EUR 190,933 studio, a 3.5–4% gross yield corresponds to roughly EUR 560–640 in monthly rent; on a 75 sqm one-bedroom, a 3.5% gross yield would require around EUR 840 per month, which is ambitious for the district and should be modelled cautiously.

Restrictions on new short-term rental registrations are in force in central Athens; the yield model should be built on long-term letting. The data set contains no rental guarantee, and this report assumes none.

Golden Visa Framework

Investment thresholds in the Greek Golden Visa programme are defined by route. In the Attica region, which includes Athens, the current threshold on the standard acquisition route is EUR 800,000. The EUR 250,000 threshold is not a location-based advantage; it applies only to properties converted to residential use through a change of use, or to acquisitions involving the restoration of listed buildings.

Units in this project range from EUR 190,933 to EUR 587,773. Which route may apply must be confirmed on a unit-by-unit basis through the file — including title, planning and use history. This report makes no claim of the type "this project is Golden Visa guaranteed", and no such claim should be made.

Before any application, the route, spending threshold and document set must be verified for the specific unit by a qualified law firm in Greece. Avla coordinates this verification process on the buyer's behalf.

Risks and Points of Attention

The items below are risk areas that should be weighed openly before an investment decision. None is disqualifying on its own, but each should be tested against documents and current data at the file stage.

Availability data comes from the source list; the picture of all nine units being available should be confirmed against a current list before any consultation.
The unit-price band sits above the district average; the ~EUR 4,550/sqm level on the 42 sqm studio in particular carries a small-unit premium, and it should not be assumed that this premium will hold on resale.
Resale liquidity: Votanikos is a district in transition; resale periods may run longer than in established central districts, and the appreciation thesis depends largely on the regeneration progressing on schedule.
Delivery status is reported as "ready" (built 2026) in the data set; occupancy permits, the energy performance certificate and the actual state of common areas should be verified through documents at the file stage.
The rental model is based on long-term letting; short-term rental restrictions in central Athens limit alternative yield scenarios.
The Golden Visa route requires unit-level confirmation; thresholds and the document set should not be treated as settled without law-firm verification.

Conclusion

Futura Residence is a boutique product with strong access to the centre, ready for delivery and rated energy class A+. Its nine-unit scale, current energy standards and mix from studio to three-bedroom appeal to buyers who prioritise new-build quality and low running costs.

That said, the price band (~EUR 3,845–4,546 per sqm) sits above the district average, and the investment thesis rests significantly on the assumption that the Votanikos regeneration will feed through to prices over time. Rental yield should be modelled conservatively in the 3–4% gross band, and Golden Visa eligibility must be confirmed unit by unit through the file.

Our assessment: with the right unit selection and realistic price negotiation, this is a file worth examining for buyers seeking a new build in central Athens. Current availability and the final price list are verified by our team before any consultation.