Troon Residences — A0201 Feasibility Report

M. Sami Akbeniz
Aug 28
5 min read

FEASIBILITY REPORT · PERISTERI · WEST ATHENS

Troon Residences is a boutique development of 15 apartments over a ground floor plus six upper levels in Peristeri, one of the most established districts of West Athens. The building is completed to energy class A and ready for delivery, offering layouts from 1-bedroom to 3-bedroom across 58–117 m². List prices range from €238,736 to €519,978.

This report is built on the actual price and floor-area data of all 15 units in the project feed. It is intended as a data-driven basis for an investment decision rather than a marketing text: location, unit mix, €/m² analysis, a conservative rental model and the risks are each addressed under separate headings.

The headline finding upfront: the project's unit pricing band of €3,984–4,444/m² sits clearly above our conservative new-build estimate for Peristeri. In exchange for that premium the buyer receives ready delivery, an energy class A certificate and a comprehensive technical specification; how this pricing compares with the district average is assessed openly in the relevant section.

Location and Transport

Peristeri is one of the most established districts of West Athens in both population and infrastructure; it has a self-sufficient character with its own market core, a fabric of local shops along pedestrianised lanes, and a grove of roughly 60 stremmata hosting events throughout the year. Metro Line 2 connects the district directly to central Athens and is the transport backbone feeding both owner-occupier and rental demand.

The project sits within walking distance of the essentials of daily life. The distance data in the feed indicates a genuinely car-optional location — a concrete advantage for both end users and tenants. In line with our corporate policy, this report does not disclose street names or numbers; the location is described at district level.

Park: 250 m (3-min walk)
Bus stop: 260 m (3 min)
Supermarket: 400 m (5 min)
Gym: 600 m (7 min)
Primary and high school: 650 m (8 min)
District square: 900 m (11 min)
Bank: 1.1 km (13 min)

Project and Units

The project comprises 15 apartments in a single block of ground plus six floors; according to the feed, all units are currently offered for sale. Construction status is recorded as 'ready', with completion in 2026. The feed lists the building at energy class A while the technical specification mentions A+ — the final class should be confirmed against the energy performance certificate.

The unit mix is balanced and sensible from a lettability standpoint: six 1-bedroom units (58–89 m², €238,736–361,146), two 2-bedroom units (77–102 m², €321,933–409,733) and seven 3-bedroom units (86–117 m², €357,066–519,978). The technical specification exceeds the typical new-build standard: autonomous heating-cooling via heat pump, split A/C units, double-glazed energy-efficient aluminium frames, smart home infrastructure, an armoured entrance door, solar water heater, alarm pre-installation and rooftop photovoltaics on net metering.

15 apartments in total · ground + 6 floors · 15/15 available per feed
1-bedroom: 6 units, 58–89 m², €238,736–361,146
2-bedroom: 2 units, 77–102 m², €321,933–409,733
3-bedroom: 7 units, 86–117 m², €357,066–519,978
Status: ready (2026) · Energy class: A (spec mentions A+; certificate confirmation required)

Price Analysis

The unit pricing band computed from the actual prices of all 15 units in the feed is €3,984–4,444/m²; dividing total sales value by total floor area gives a weighted average of roughly €4,196/m². At the lower end sit A4 (60 m², €3,984/m²) and B4 (102 m², €4,017/m²); at the top are the sixth-floor units F1 and F2 (111–117 m², ~€4,443/m²), which carry a clear top-floor premium.

Our district comparison is deliberately conservative: for new-build asking prices in Peristeri our estimate band is roughly €2,800–3,600/m². This project's pricing sits clearly above even the upper bound of that band. To state it plainly: the buyer is paying a unit price above the district average. Part of the premium can be explained by ready delivery, the energy class A certificate and the specification level; nevertheless, the risk of convergence towards the district average on resale should be factored into price negotiation.

Unit selection is driven by pricing efficiency: A4 (€3,984/m²), B4 (€4,017/m²) and E3 (€4,058/m²) are the relatively efficiently priced units within the project, while F1–F2 carry the highest premium.

Unit price band: €3,984–4,444/m² (computed from all 15 units in the feed)
Weighted average: ~€4,196/m² (€5,307,416 / 1,265 m²)
Our conservative Peristeri new-build band: ~€2,800–3,600/m²
Conclusion: project pricing sits clearly ABOVE the district band
Relatively efficient units: A4, B4, E3 · Highest premium: F1, F2 (6th floor)

Rental Potential

Peristeri's tenant base is predominantly local and stable; the metro connection and the district's self-contained daily infrastructure support steady rental demand, particularly for the 1- and 2-bedroom units. The energy class A specification lowers running costs and is a competitive advantage on the tenant side.

Our conservative model places gross yield in the 3–4% band. Examples: for the 58 m² 1-bedroom (A2, €238,736), an estimated monthly rent of €600–800 implies a gross yield of 3.0–4.0%; for the 86 m² 3-bedroom (A1, €357,066), €900–1,100 per month implies 3.0–3.7% gross. Because list prices sit above the district average, we do not consider a gross yield approaching 5% realistic for this project; net yield after operating costs and taxes should be modelled roughly 0.5–1.0 points below gross. The feed contains no rental guarantee and this report offers none.

Conservative gross yield band: 3–4%
1-bedroom example (A2): €600–800/month → 3.0–4.0% gross
3-bedroom example (A1): €900–1,100/month → 3.0–3.7% gross
Net yield: model roughly 0.5–1.0 points below gross
No rental guarantee exists

Risks and Considerations

No investment decision should be assessed independently of its risks. The key items for this project are listed below; none is disqualifying on its own, but each should be addressed before reservation.

The most significant item is pricing: a unit price above the district band amplifies liquidity risk on resale. Exit buyers in Peristeri predominantly reflect local purchasing power; the scenario of resale prices converging towards the district average matters especially for holding periods under five years.

Availability data comes from the feed (15/15 shown available); current status must be confirmed with the developer before reservation
Unit price premium → resale liquidity risk; possible price convergence in short-hold exit scenarios
Although status is 'ready', occupancy permit, the actual state of common areas and delivery terms should be verified on site
The energy class inconsistency (feed: A / specification: A+) should be resolved via the energy performance certificate
The premium is highest on the top-floor units (F1–F2); E3's 89 m² 1-bedroom layout is atypical and its floor plan should be reviewed
Rental yield should be modelled in the lower half of the band (3–4%) with no guarantee assumed
Golden Visa eligibility must not be assumed without per-unit file verification

Conclusion

Troon Residences is a well-contained project of 15 ready-to-deliver, energy class A, fully specified units in Peristeri, a district with strong everyday infrastructure. Location, unit mix and technical quality all read positively; against that, pricing in the €3,984–4,444/m² band sits clearly above the district average — the single most important caveat of this report.

The suitable profile is an end user or investor with a medium-to-long horizon (5+ years) who prioritises new-build quality and energy efficiency and does not want construction risk. We do not recommend entry on a short-term capital-gain thesis. Price negotiation and unit selection are the main levers of return; A4, B4 and E3 merit first review on pricing efficiency.