Metro Apartments G1 | A0133 Feasibility Report

M. Sami Akbeniz
4 days ago
3 min read

AGIOS DIMITRIOS (SOUTHERN AXIS, ATHENS-RIVIERA BELT) · ATHENS · GREECE GOLDEN VISA PROGRAM

Athens Metro Apartments — Apartment G1 / G2

Athens Metro Apartments — Apartment G1 / G2 project — αλλαγή χρήσης residential conversion — under the €250,000 lower-threshold exemption. A clear 3% guaranteed monthly rental contract in the brochure. 2 ground-floor apartments (G1: 66.5 m², G2: 41.2 m²) — both GV-compliant in the €265K-300K band.

Quick Overview

Entry price:€265,000 – €300,000 · apartment 41-66.5 m² (G2: 41.2 m² / G1: 66.5 m² + 10.76 m² terrace)
Unit types:G2: 2+1 (1 bathroom) / G1: 2+1 (2 bathrooms)
Inventory:2 units
Rental guarantee:3% guaranteed monthly rent (explicit in the brochure)
Golden Visa:5-year renewable residence permit + Schengen free movement
Energy:Unknown
Delivery:2027 Q1 (from the previous feasibility report)

01Executive Summary & Area Analysis

Agios Dimitrios is the calmest upper-middle-class living axis on Athens' southern axis, connecting the central belt with the Athens Riviera. On the Line 2 (red) metro, 15 minutes to Syntagma, 10 minutes to the coast by car; thanks to its position parallel to the Riviera corridor, it gradually benefits from the Riviera's price surge. Family-friendly composition — established everyday grocery, school, and social infrastructure.

Accessibility Index

DESTINATION	TRANSPORT	TIME
Agios Dimitrios Metro Station (Line 2)	On foot	5 min
Syntagma Square	Metro	15 min
Athens Riviera (Faliro)	By car	10 min
Acropolis	By car	12 min
Stavros Niarchos Foundation	By car	12 min
Port of Piraeus	By car	15 min
Glyfada Marina	By car	20 min
Athens Airport	By car	25 min

02Legal Framework & Project Description

Law No. 5100/2024 — αλλαγή χρήσης Scope

αλλαγή χρήσης residential conversion — under the €250,000 lower-threshold exemption. A clear 3% guaranteed monthly rental contract in the brochure. 2 ground-floor apartments (G1: 66.5 m², G2: 41.2 m²) — both GV-compliant in the €265K-300K band.

Project Highlights

αλλαγή χρήσης conversion project
2 designated ground-floor apartments (G1 + G2)
G1: 66.5 m² + 10.76 m² private terrace, 2+1, 2 bathrooms (€300K)
G2: 41.2 m², 2+1, 1 bathroom (€265K)
3% guaranteed monthly rental contract
5 min walk to the Line 2 metro
Family-friendly quiet street — established everyday grocery/school
Position parallel to the Riviera corridor

03Risk Analysis, SWOT & Conclusion

STRENGTHS (S)

• 3% guaranteed monthly rental contract (downside protection) • αλλαγή χρήσης under the €250K exemption • Line 2 metro 5 min — 15 min direct to Syntagma • Family-friendly neighbourhood — low volatility • Private 10.76 m² terrace in the G1 unit • Gradually benefits from the Riviera price surge • strong developer signature • Avla Real Estate end-to-end process assurance

WEAKNESSES (W)

• Only 2 apartments — inventory is very narrow • Ground floor — some investors prefer upper floors • The 3% guarantee limits upper-band rental potential • Energy class is not clear in the brochure • No parking detail

OPPORTUNITIES (O)

• Athens overall annual 5.5%+ value appreciation • Riviera premium transfer mechanism • Schengen + 7-year path to citizenship • Family coverage (spouse + child + parent) advantage • Turkish investor demand growing +30% annually • Calm upper-middle family neighbourhood — sustainable rental demand

THREATS (T)

• The GV threshold may rise in the future (vested rights are preserved) • EUR/TRY exchange-rate volatility • Tightening trend in Airbnb regulation • Only 2 apartments — limited sales velocity • European macro shock potential

CONCLUSION & INVESTMENT DECISION

Investment decision:POSITIVE Defensive

Athens Metro Apartments — Apartment G1/G2 is an αλλαγή χρήσης conversion project; it is located in Agios Dimitrios on Athens' southern axis, within a 5-minute walk of the Line 2 metro. The explicit 3% guaranteed monthly rental contract in the brochure clarifies the lower-bound rental risk on the downside; the ground-floor apartments G1 (66.5 m² + 10.76 m² terrace, €300K) and G2 (41.2 m², €265K) are each individually GV-compliant under the αλλαγή χρήσης €250K exemption. Its position parallel to the Riviera corridor gradually benefits from the Riviera price surge; the family-friendly composition and calm upper-middle-class neighbourhood offer low volatility + balanced capital appreciation. A defensive position for a family residence or long-term rental.