Orion Residence — A0209 Feasibility Report

M. Sami Akbeniz
2 days ago
5 min read

FEASIBILITY REPORT · ALIMOS · ATHENS RIVIERA · GOLDEN VISA

This report is a data-driven feasibility assessment of Orion Residence (code A0209), located in Alimos, one of the established coastal districts of the Athens Riviera. The project is a boutique, A+ energy-class building completed in 2026 and ready for delivery; two residences of 106–123 m² are on the market, with list prices between EUR 675,200 and EUR 873,300.

The assessment draws on unit, price and specification data from the developer feed and on the published listing content. Pricing is analysed on a per-square-metre basis, rental potential is modelled within a conservative band, and the Golden Visa framework is treated neutrally under current legislation. In line with our privacy policy, location is stated at district level only.

This is a decision-support document, not a marketing text. Availability and pricing are subject to developer confirmation; unit-level file verification and an on-site inspection are recommended before any final decision.

Location and Transport

Alimos is an established coastal district at the northern end of the Athens Riviera, combining marina life with the everyday convenience of southern Athens. The Riviera beaches are roughly 1.2 km from the project; the tram is within walking distance and connects to the city centre along the coastal axis. Daily needs are also covered on foot: a supermarket at about 400 m, a primary school at 160 m and an international school at 350 m.

At a wider scale, the project lies approximately 3 km from The Ellinikon — Europe's largest urban regeneration investment — 9 km from Piraeus Port, 11 km from the Acropolis and around 30 km from Athens International Airport via the coastal expressway. Proximity to the Ellinikon axis is one of the main factors supporting the district's medium-term value outlook; that outlook is a regional trend, not a guarantee.

Project and Units

Orion Residence is a contemporary boutique building with an A+ energy class. The specification set is sustainability-driven: photovoltaic panels on a net-metering system, heat-pump heating and cooling, a solar water heater, double glazing and energy-efficient aluminium frames with high thermal and sound insulation. Smart-home automation, an armoured entrance door, pre-installed alarm infrastructure and LED lighting are standard in the residences.

The building was completed in 2026 and is ready for delivery; construction-stage risk is effectively eliminated in this project. According to the feed data, two units are on the market:

GF3 — ground floor, 2-bed, 2-bath, 106 m², EUR 675,200 (≈ EUR 6,370/m²)
A2 — 1st floor, 3-bed, 2-bath, 123 m², EUR 873,300 (= EUR 7,100/m²)
Total stock for sale: 2 units; both shown as 'available' in the feed (subject to confirmation)

Price Analysis

The unit-price band calculated from the actual feed prices is approximately EUR 6,370–7,100/m²; the weighted average across the two units is around EUR 6,760/m². The ground-floor GF3 sits at the lower end of the band, the upper-floor A2 at the top.

Our conservative district comparison is as follows: for quality new-build supply in Alimos, our estimate band is roughly EUR 4,500–6,000/m², with district-wide resale averages running below that. Within this frame, Orion Residence's unit prices are clearly above the district average. Ready-for-delivery status, the A+ energy class and the Riviera–Ellinikon axis partly explain this premium; buyers should nonetheless be clearly aware that they are paying a location and specification premium.

The EUR 7,100/m² level on A2 in particular prices above comparable new builds in the district in our assessment. An entry price at this level absorbs part of the medium-term appreciation expectation into today's price; negotiation and a unit-level comparables analysis are recommended.

Rental Potential

Our long-term rent estimate band for A+ energy-class new builds in Alimos is EUR 13–16/m² per month. On that basis, a monthly rent of roughly EUR 1,400–1,700 can be modelled for GF3 and EUR 1,600–2,000 for A2; these are estimates, not guaranteed amounts.

Our conservative gross-yield band for Athens residential investment is 3–5%. In this project, however, our gross-yield estimate calculated on the list prices falls in the 2.4–3.0% range — at or below the lower edge of that band. The high unit price mechanically compresses rental yield.

This profile positions the project closer to owner-occupiers and appreciation-focused buyers than to investors targeting rental income alone. A short-let scenario could lift the yield, but is not modelled in this report due to licensing, occupancy and operating-cost variables.

Golden Visa Framework

Under the Greek Golden Visa programme, the investment threshold is determined by the zone the property sits in and by the application route chosen. Under current legislation, the standard threshold in high-demand regions such as Attica is EUR 800,000; the EUR 250,000 level is not location-based and applies only to the conversion of non-residential property to residential use and to the restoration of listed buildings.

In this project, A2 (EUR 873,300) sits above the EUR 800,000 threshold at list price, while GF3 (EUR 675,200) sits below it. Eligibility should nonetheless not be assumed for any unit on the basis of this report: the route, the threshold and the title structure must be confirmed on a unit-by-unit file basis. We carry out the Golden Visa file verification for each unit before reservation; no 'guaranteed Golden Visa' commitment is made in this report.

Risks and Points of Attention

The following items are risk areas that must be weighed before a decision. While construction risk is low in a ready-for-delivery project, pricing and liquidity risks are pronounced in this file.

Price premium: the EUR 6,370–7,100/m² band is clearly above our conservative new-build band for Alimos (EUR 4,500–6,000/m²); the entry price absorbs part of the future appreciation upfront.
Resale liquidity: units bought above the district's average unit price face a narrower buyer pool at resale; exit periods may lengthen and negotiation pressure may arise.
Rental yield: our gross-yield estimate on list prices, at 2.4–3.0%, sits at or below the lower edge of our conservative 3–5% band.
Availability and price confirmation: availability and pricing for both units are feed-sourced; developer confirmation is mandatory before reservation.
Ground-floor factor: GF3 is a ground-floor unit; demand differences versus upper-floor units may be seen in both letting and resale.
Golden Visa: eligibility is subject to unit-level file verification; it should not be assumed on the basis of this report.
Standard due diligence: even in a ready building, independent legal review of title, occupancy permit and common-area delivery status is recommended in all cases.

Conclusion

Orion Residence is a strong file on location and specification: walking distance to the Riviera beaches and the tram, 3 km to The Ellinikon, an A+ energy class and ready-for-delivery status are tangible strengths. Construction and delivery risk is effectively closed.

The central question of this file is price. The EUR 6,370–7,100/m² band is clearly above the district average, and our gross rental yield estimate remains below 3%. The project therefore makes sense for buyers prioritising own use or the medium-term value outlook of the Riviera–Ellinikon axis; for investors targeting rental income alone, it is a weak choice.

Should you proceed, our recommended sequence is: developer confirmation of availability and price, unit-level comparables analysis and negotiation, file-based confirmation of the route and threshold if a Golden Visa is targeted, and independent legal due diligence. Our team manages the full process across all of these steps.