Renovated 3-Bedroom Apartment Agios Panteleimonas — A0188 Feasibility Report

M. Sami Akbeniz
Aug 28
4 min read

FEASIBILITY REPORT · AGIOS PANTELEIMONAS · ATHENS

This report presents an investment-focused assessment of listing A0188 — a 96 m² three-bedroom (3+1) apartment on the second floor of a comprehensively renovated building in Agios Panteleimonas, central Athens. The purpose is not marketing: it is a data-driven, conservative view of price, rental potential and risks.

The apartment is offered as a single unit at a list price of €221,111. The renovation was completed in 2026 and the property is ready for delivery. The location sits on the walkable central axis around Victoria metro station, Athens' central railway station and the National Archaeological Museum.

All calculations rely on listing data; availability, final pricing and technical documents are subject to developer confirmation. Rent and appreciation projections should be read as conservative estimate bands, not guarantees.

Location and Transport

Agios Panteleimonas is an established residential district along the Patision axis, immediately north of central Athens. The apartment is within walking distance of Victoria metro station (Line 1), Attiki metro and Athens' central railway station. The National Archaeological Museum and Pedion tou Areos park are roughly one kilometre away.

The district benefits from the ongoing regeneration of the wider Athens city centre; everyday amenities, schools and markets are accessible at street level. That said, regeneration does not advance evenly across the district and character varies noticeably street by street — the location assessment should always be completed with an on-site visit.

In line with our policy, this report does not disclose an exact address; the location is defined at district level and full details are shared during the consultation stage.

The Project and Units

The listing consists of a single unit: a 96 m² three-bedroom (3+1) apartment on the second floor of a comprehensively renovated building. The layout comprises three bedrooms, a living area and one bathroom. The renovation was completed in 2026; construction and delivery-timeline risk is therefore low, as the property is effectively ready for handover.

A three-bedroom layout within 96 m² points to relatively efficient space use for central Athens, serving both family and shared-tenancy scenarios. The single bathroom is the layout's most notable limitation for a 3+1 of this size and may somewhat narrow the target tenant and buyer profile.

Unit: B1 · 2nd floor · 3+1 · 96 m² · 1 bathroom · €221,111 · Available
Building: comprehensive renovation completed in 2026 — ready for delivery
Energy certificate: to be shared upon developer confirmation
Floor plan available on request

Price Analysis

The unit price calculated from the actual feed price is approximately €2,303/m² (€221,111 / 96 m²). As this is a single unit, the price band consists of a single point.

Our conservative estimate band for renovated residential stock in Agios Panteleimonas and along the Patision axis is roughly €1,900–2,600/m²; unrenovated older stock trades noticeably below this. Against renovated comparables, this unit sits in the middle of the band — it does not carry a marked unit-price premium. One important caution: the district-wide average (which includes old stock) is below this figure; comparisons must be made against renovated comparables, not district-wide averages.

These are our estimate bands, not definitive market data. The final pricing view should be verified against current renovated comparables on the same axis and through an independent valuation.

List price: €221,111 · 96 m² → unit price ≈ €2,303/m²
Our conservative comparison band (renovated stock in the district): roughly €1,900–2,600/m²
The unit sits in the middle of this band

Rental Potential

Proximity to Victoria metro and the central axis generates both family and shared-tenancy demand for this 3+1 layout. In our conservative scenario, long-term monthly rent falls in the €800–950 band — roughly a 4.3–5.1% gross yield on the €221,111 list price. After operating costs, taxes and a vacancy allowance, our net estimate falls to the 3–4% band.

These figures are not guaranteed; the listing data includes no rental guarantee. In addition, regulatory restrictions on short-term rentals are an active topic in central Athens; it is sounder to base the return model on long-term letting rather than a short-term scenario.

Conservative long-term rent estimate: €800–950 per month
Gross yield band: roughly 4.3–5.1%
Estimated net after costs and vacancy: roughly 3–4%

Risks and Points of Attention

This section is the most important part of the report. None of the items above is disqualifying on its own; each, however, marks a verification step to be closed before a decision. In single-unit listings in particular, availability data can go stale quickly — obtain fresh confirmation before proceeding.

In renovated buildings, visible finish quality and building-wide technical condition can diverge. An independent technical survey, a title and legal review, and sight of the energy certificate before purchase are our standard procedure.

Availability confirmation: in a single-unit listing, availability and price are subject to developer confirmation; the unit could sell at any time
Building condition: in a renovated older building, plumbing, roof, common areas and building-wide systems should be verified by an independent technical survey
Energy certificate: not yet shared; it must be reviewed before delivery
District variability: regeneration advances unevenly street by street; resale liquidity and realized prices are sensitive to micro-location
Layout limitation: one bathroom for three bedrooms may narrow certain tenant and buyer segments
Rent assumptions: these are estimate bands; test against current comparable rents before contracting

Conclusion

A0188 is a single-unit listing in central Athens' regeneration axis: metro-connected, ready for delivery, and reasonably priced against renovated comparables. The unit price (≈ €2,303/m²) sits mid-band in our estimate for renovated stock; our conservative net rental yield estimate is in the 3–4% band.

In profile, it suits an investor seeking a renovated, rent-ready apartment in central Athens at an entry-level budget, with a medium- to long-term view of the district's regeneration. Availability confirmation, an independent technical survey and sight of the energy certificate are required before any decision. As a next step, a current comparables set and an on-site visit can be arranged with our advisors.