Sakellariou Residences — A0211 Feasibility Report

M. Sami Akbeniz
2 days ago
4 min read

FEASIBILITY REPORT · ACHARNES · WEST ATTICA

This report assesses the investment feasibility of Sakellariou Residences (code A0211), located in the district of Acharnes (Menidi) in the northwest of the Athens metropolitan area. The assessment is based on the unit, price and construction data in the project file together with the published listing content. The purpose is decision support, not marketing: figures are modelled on conservative assumptions and open points are flagged explicitly.

The project is a boutique-scale new build of just two apartments, one residence per level. The building was completed in 2026 and the apartments are ready for delivery. The price range of €127,000–168,000 represents an accessible entry point for the new-build segment of the Athens metro area.

The sections below cover the location and transport profile, the unit structure, price analysis on a per-square-metre basis, a conservative rental yield model, and the risks an investor should be aware of. All availability and pricing information is subject to vendor-side confirmation.

Location and Access

Acharnes (Menidi) sits in the northwest of the Athens metropolitan area and is among the most populous municipalities of Attica. The project is located in a quiet, family-oriented residential pocket within walking distance of the town centre, with everyday shopping, schools and cafés close at hand. In line with our corporate policy, location is given at district level only; no point address is shared.

The transport profile is strong: the Acharnes suburban railway (Proastiakos) station is roughly 2 km away and the Attiki Odos motorway junction is about a five-minute drive. Central Athens is around 12 km and Athens International Airport approximately 35 km via Attiki Odos. The green foothills of the Mount Parnitha national park lie just north of the district.

One important note from an investment perspective: Acharnes is neither a coastal nor a tourist district. The demand base consists predominantly of local, long-term residential tenants; short-let (tourist rental) potential should be considered limited.

The Project and Units

The building comprises two apartments in total, one per level — a scale that offers a degree of privacy rarely found at this price point. Both apartments have a functional two-bedroom layout with an open-plan living and kitchen area. Construction is complete (2026) and the apartments are ready for immediate delivery.

The project file contains no data on parking, storage or communal amenities, and the energy class has not yet been stated. These items should be confirmed in writing on a per-unit basis before any purchase decision.

A1 — 100 m², 2-bedroom, €168,000 (≈ €1,680/m²), status: available
B1 — 67 m², 2-bedroom, €127,000 (≈ €1,896/m²), status: available
Construction stage: completed (2026), ready for delivery
Energy certificate: not stated in the file — confirmation required
Parking / storage: no data in the file — confirmation required

Price Analysis

The unit-price band calculated from the actual feed prices is approximately €1,680–1,900/m²: A1 (100 m², €168,000) works out at €1,680/m², while B1 (67 m², €127,000) is around €1,896/m². The weighted average across both units is roughly €1,766/m² (167 m² in total / €295,000).

For the district comparison, our conservative estimate band is as follows: across Acharnes we observe roughly €1,000–1,500/m² in second-hand residential listings and €1,500–1,900/m² in the new-build segment. Within this frame, A1's €1,680/m² sits at a reasonable point of the new-build band.

B1 requires plain speaking: a unit price of approximately €1,896/m² is clearly above the district average and at the upper limit of our new-build band. This is the unit-price premium commonly seen in smaller apartments; although the absolute entry price is low, the per-square-metre premium creates a risk against second-hand comparables at resale. These comparisons should be read as observation bands, not precise figures.

Rental Potential

Rental demand in Acharnes comes predominantly from local families and long-term tenants. Our conservative monthly rent estimate band for two-bedroom apartments in the area is €500–650 for A1 and €450–530 for B1, depending on unit size and new-build condition.

On these assumptions, gross rental yield models at roughly 3.6–4.6% for A1 and roughly 4.3–5.0% for B1; our overall framework is a conservative 3.5–5% band. No rental guarantee applies; after vacancy periods, taxes, insurance and maintenance, net yield will typically sit below the gross figure.

Short-term letting should not be modelled as the primary scenario for this location; the realistic investment thesis rests on long-term local tenancy.

Risks and Considerations

The items below are deliberately compiled with a conservative eye to support the decision. This report is a document of trust; stating risks plainly is preferred over marketing language.

Availability and pricing rely on the live feed; the current status of both units must be confirmed in writing by the vendor before purchase.
B1's unit price of approximately €1,896/m² is clearly above the district average; the small-unit premium carries a valuation-comparison risk in a resale scenario.
Second-hand liquidity: the buyer pool in West Attica is predominantly local and price-sensitive; selling periods may be longer than in premium districts.
The energy certificate is not stated in the file; confirming the class matters for both letting and resale value.
No parking or storage data exists in the file; the presence of these features directly affects price comparisons.
Although the building is complete, the occupancy permit, title deeds and full technical file (including horizontal ownership) must be verified through legal due diligence.
In a two-apartment building, communal costs and management may remain informal; cost-sharing arrangements with the neighbouring unit should be clarified.

Conclusion

With its accessible entry price, completed construction and boutique one-apartment-per-floor scale, Sakellariou Residences is a file worth considering for buyers seeking a low-budget, long-horizon residential investment in the Athens metro area. A1's €1,680/m² sits reasonably within our new-build band; for B1, the unit-price premium should be priced in explicitly.

The realistic investment thesis is this: a 3.5–5% gross yield band from long-term local tenancy, with capital-appreciation expectations kept conservative. Short-let or quick-exit scenarios should not form the primary thesis for this location.

Before a final decision, per-unit confirmation of availability, the energy certificate, parking/storage status and the complete documentation set is essential. Our team conducts this verification process on behalf of the buyer.