Perikleous-Rodou Marousi | A0134 Feasibility Report

M. Sami Akbeniz
May 31
3 min read

Updated: May 31

MAROUSI (NORTH ATHENS BUSINESS CENTER) · ATHENS · GREECE GOLDEN VISA PROGRAM

Perikleous & Rodou — Marousi

Perikleous & Rodou — Marousi project — A complex of three buildings: restoration of the central historic mansion + two newly built buildings. A mix of restoration and new construction — a combination of αλλαγή χρήσης and a listed building; the €250,000 lower threshold exemption applies.

Quick Overview

Entry price:€280,000 – €350,000 · apartment 35-58 m²
Unit types:Predominantly 1+1 (from previous records)
Rental guarantee:Brochure not available — passive corporate rental base is strong
Golden Visa:5-year renewable residence permit + Schengen free movement
Energy:A Energy Class (from previous records)
Delivery:2028 Q1 (from the previous feasibility report)

01Executive Summary & Area Analysis

Marousi is North Athens' most prestigious business and living center — the 'kingstone' (keystone) district of Athens where OTE/Vodafone HQ, the OAKA Olympic Stadium, The Mall Athens, and Marousi Metro Station intersect. Demand is intense (most units reserved quickly), and the rental market is corporate-professional based; international firms, embassy personnel, and senior management structurally drive rental demand. With access to a premium international school (St. Catherine's), the area has a strong expat family profile.

Accessibility Index

DESTINATION	TRANSPORT	TIME
Marousi Metro Station	On foot	2 min (130 m)
Main shopping strip	On foot	1 min (50 m)
OTE / Vodafone HQ	On foot	10 min
Agricultural University of Athens	On foot	12 min (1 km)
OAKA Olympic Stadium	By car	5 min
The Mall Athens	By car	5 min
St. Catherine's British School	By car	~5 min (2 km)
Athens City Center	Metro/Car	15-20 min
Athens Airport	By car/Metro	20 min

02Legal Framework & Project Description

Law No. 5100/2024 — αλλαγή χρήσης + new construction from scratch + restoration Scope

A complex of three buildings: restoration of the central historic mansion + two newly built buildings. A mix of restoration and new construction — a combination of αλλαγή χρήσης and a listed building; the €250,000 lower threshold exemption applies.

Project Highlights

A complex of three buildings — restoration of the central historic mansion
Two newly built buildings complement the heritage with modern architecture
A energy class + Grohe fixtures + European kitchen
130 m to the metro + 50 m to the main shopping strip
Corporate HQ density — high professional rental base
OTE/Vodafone HQ + The Mall + OAKA Stadium triangle

03Risk Analysis, SWOT & Conclusion

STRENGTHS (S)

• Athens' 'kingstone' business center location • Corporate rental base (OTE, Vodafone, multinationals) • Marousi Metro 130 m — public transport strength • Historic restoration + new construction combination • A energy class + Grohe + European kitchen • Intense demand — units reserved quickly • St. Catherine's British School nearby — expat family profile • Avla Real Estate end-to-end process assurance

WEAKNESSES (W)

• Brochure not available — project details limited • Developer identity must be confirmed • 2028 Q1 delivery — long capital lock-up period • Marousi premium segment — entry threshold €280K+ • No coastal/marina frontage • The Athens central coast is stronger in the tourist rental segment

OPPORTUNITIES (O)

• Marousi's corporate rental base is growing structurally • Expat-professional rental segment for the Turkish investor • OAKA Stadium event rental demand • Central Athens annual value appreciation of 5.5%+ • Schengen + 7-year path to citizenship • Family coverage (spouse + child + parent) advantage • Premium English-language education demand

THREATS (T)

• The GV threshold may rise in the future (acquired rights are protected) • EUR/TRY exchange-rate volatility • Brochure missing — detail confirmation required • Marousi center parking constraint (existing building) • Tightening trend in Airbnb regulation • Potential for a European macro shock

CONCLUSION & INVESTMENT DECISION

Investment decision:POSITIVE Premium

Perikleous & Rodou — Marousi is a complex project combining historic restoration + two new constructions, located 130 meters from Marousi Metro Station in North Athens' 'kingstone' business and living center. Under the αλλαγή χρήσης €250K exemption, entry is in the €280K band; the OTE/Vodafone HQ, OAKA Olympic Stadium, and The Mall Athens triangle structurally draws a corporate-professional rental base to the district. Proximity to St. Catherine's British School supports the expat family profile, while the Agricultural University of Athens supports academic demand. With its A energy class, Grohe fixtures, European kitchen, and modern interior design, it is positioned in the premium rental segment; because demand is intense, units are reserved quickly. As brochure details are limited, the developer and delivery details should be confirmed.