Halandri Residences | A0140 Feasibility Report

M. Sami Akbeniz
May 31
3 min read

Updated: 3 days ago

HALANDRI (ATHENS NORTH, COMMERCIAL-INTELLECTUAL) · ATHENS · GREECE GOLDEN VISA PROGRAMME

Halandri Project

The Halandri Project — the brochure explicitly states 'CHANGE OF USE PROJECT' — falls under the αλλαγή χρήσης €250,000 lower-threshold exemption. A 3-storey (ground + 2 upper + rooftop maisonette) new-build conversion. Delivery September 2026.

2-MINUTE AUDIO BRIEF

The 250k Euro Halandri Golden Visa | Halandri Residences Audio BriefAvla Gayrimenkul A.Ş.

1:48

Quick Overview

Entry price:€305,000 – €335,000 (currently available units) · apartments 36-44 m² (main apartments) + maisonettes 39.5-44 m²
Unit types:1+1 / 2+1 (maisonette 1+1, upper floors a mix of 1+1 and 2+1)
Inventory:20 units
Rental guarantee:No guarantee stated in the brochure — Halandri is a premium professional rental market
Golden Visa:5-year renewable residence permit + free movement within Schengen
Energy:A Energy Class (heat pump + solar panels)
Delivery:September 2026

01Executive Summary & Area Analysis

Halandri is a dynamic and intellectual district in the northern part of Athens, with its parks, shopping centres, restaurants and cafes. Together with the Marousi district, it has historically continued to be the centre of Greece's intense commercial activity. International firms, embassies, consulates and international schools are concentrated in the area; the professional family + expat base is structurally strong. Metro stations and public transport connections make it easy for residents to reach the centre and other important points.

Accessibility Index

DESTINATION	TRANSPORT	TIME
Halandri Metro Station (Line 3)	On foot	8-10 min
Athens City Centre	Metro/Car	20 min
Athens Airport	By car	30 min
International Schools	By car	10 min
Marousi (OAKA/The Mall)	By car	10 min
Embassy / Consulate axis	By car	~15 min
Lycabettus Hill	By car	~25 min
Acropolis	By car	30 min

02Legal Framework & Project Description

Law No. 5100/2024 — αλλαγή χρήσης (Change of Use Project) Scope

The brochure explicitly states 'CHANGE OF USE PROJECT' — falling under the αλλαγή χρήσης €250,000 lower-threshold exemption. A 3-storey (ground + 2 upper + rooftop maisonette) new-build conversion. Delivery September 2026.

Project Highlights

α Change of Use Project (αλλαγή χρήσης)
3-storey building + 2 maisonettes (ground + 1st + 2nd + 3rd floor)
Total inventory of 20 apartments
A Energy Class + heat pump + solar panels
Thermal-barrier double glazing + 10 cm exterior facade insulation
Fully furnished + with white goods, turnkey
Ground-floor apartments with 32-126 m² private outdoor areas
Apartments with balconies on the upper floors
Delivery September 2026 — short-to-medium term
Most units 'SOLD' — an indicator of demand strength

03Risk Analysis, SWOT & Conclusion

STRENGTHS (S)

• Halandri, a prestigious northern Athens business + professional area • Falls under the αλλαγή χρήσης €250K exemption • A Energy Class + premium technical equipment • Turnkey furnished — immediate rental • Density of international firms/embassies as a rental base • Delivery September 2026 — short-term capital lock-up • Medium inventory of 20 apartments — flexible price point • Most units SOLD — a demand-confirming signal

WEAKNESSES (W)

• Most units 'SOLD' — limited supply available • Maisonette 1 sold, maisonette 2 €305K (upper-mid) • Metro 8-10 min walk — medium distance • No seafront/marina frontage • Parking not clear

OPPORTUNITIES (O)

• Halandri's professional + expat demand is growing • The Marousi-Halandri northern axis for corporate rentals • 5.5%+ annual value appreciation in central Athens • Schengen + a 7-year path to citizenship • Family-coverage advantage (spouse + children + parents) • Density of international schools — the expat family rental segment • Turkish investor demand growing +30% annually

THREATS (T)

• The GV threshold may rise in the future (acquired rights are protected) • EUR/TRY exchange-rate volatility • Limited available units — reserved quickly • Tightening trend in Airbnb regulation • Potential for a European macro shock

CONCLUSION & INVESTMENT DECISION

Investment decision:POSITIVE Strategic

The Halandri Project is a 20-apartment new-build conversion in Halandri, Athens' northern commercial-intellectual district, under the αλλαγή χρήσης (Change of Use Project) scheme. While offering premium technical equipment with A Energy Class, a heat pump + solar panels, thermal-barrier double glazing and 10 cm exterior facade insulation, its fully furnished, turnkey structure with white goods gives the investor the opportunity to move immediately into rental income. Thanks to the density of international firms, embassies, consulates and international schools, the professional + expat family rental base is structurally strong. Delivery September 2026 — the advantage of a short-to-medium-term capital lock-up period; the fact that most units are in 'SOLD' status confirms the strength of demand, but the inventory of available units is limited (M2 maisonette €305K, GF2 €325K, GF4 €335K). Under the αλλαγή χρήσης €250K exemption, it is a strategic northern Athens position for the Turkish investor whose budget is in the €300-340K band.