T18 City Residences — Feasibility Report
- M. Sami Akbeniz
- 1 day ago
- 4 min read
ATHENS CITY CENTRE · LARISIS STATION · GREECE GOLDEN VISA PROGRAMME
T18 City Residences — Feasibility Report
T18 City Residences is a new-build address in the heart of Athens, on Trofoniou Street, a three-minute walk from the Larisis metro and rail interchange. This report is an investment-feasibility read of the project: the pricing ladder, the €250,000 Golden Visa route, the developer payment plan to delivery, the central-Athens rental-yield context, and an honest note on the short-let regime. It is written for the investor weighing a city-centre entry rather than a description of the neighbourhood alone.
At a Glance
Entry price: €262,500 (one-bedroom) up to €336,000 (ground-floor duplex) · apartments ~39–86 m².
Unit mix: One- to three-bedroom apartments plus a ground-floor duplex, fully furnished.
Amenities: Communal gym, individual storage, several units with very large balconies up to ~49 m².
Golden Visa: €250,000 change-of-use route — 5-year renewable residence permit + Schengen free movement.
Payment plan: Staged to delivery — 20 / 20 / 20 / 10 / 10 with the balance on handover.
Completion: January 2027 — buy ahead of delivery at today’s price.
Location: Trofoniou 18, Athens City Centre — 3 min to Larisis interchange (Metro Line 2 + rail).
The Pricing Ladder
T18 offers a compact, well-defined ladder. The one-bedroom is the entry point and the natural Golden Visa vehicle; the larger formats and the ground-floor duplex suit owner-occupiers and longer-hold investors who want more space and outdoor area in the centre.
UNIT TYPE | INDICATIVE SIZE | FROM PRICE |
One-bedroom | ~39–55 m² | €262,500 |
Two-bedroom | ~60–75 m² | €288,000 – €315,000 |
Three-bedroom | ~75–86 m² | On request |
Ground-floor duplex | ~80–86 m² | €336,000 |
Sizes are indicative and several units carry very large private balconies (up to ~49 m²) — a rare amenity for a central-Athens new-build and a genuine differentiator for both rental appeal and resale.
The €250,000 Golden Visa Math
Greece’s standard residential Golden Visa thresholds rose to €800,000 and €400,000 by zone. T18 qualifies under a separate, lower route: the €250,000 change-of-use (commercial-to-residential conversion) pathway, which is unaffected by the higher residential bands. This keeps a central-Athens permit within reach at the lowest legal threshold.
ITEM | AMOUNT / TERM |
Qualifying route | €250,000 — change-of-use conversion |
Minimum qualifying investment | €250,000 |
Residence permit | 5 years, renewable |
Family included | Spouse, children under 21, dependent parents |
Travel | Visa-free movement across the Schengen Area |
Physical-stay requirement | None to maintain the permit |
At T18, a single one-bedroom from €262,500 clears the €250,000 change-of-use threshold with margin — a city-centre Golden Visa from one apartment, not a portfolio.
Payment Plan to Delivery
Payments are staged across the construction period to January 2027, so capital is committed in tranches rather than upfront. The schedule below illustrates the structure on an indicative basis; exact milestone dates are set in the reservation contract.
STAGE | SHARE | TRIGGER |
Reservation / contract | 20% | On signing |
Stage 2 | 20% | Construction milestone |
Stage 3 | 20% | Construction milestone |
Stage 4 | 10% | Construction milestone |
Stage 5 | 10% | Construction milestone |
Handover | 20% | On delivery — January 2027 |
Why it matters: a staged plan lets an investor secure today’s price and a central address while spreading the capital outlay over roughly a year, with the largest single payment deferred to handover.
Central-Athens Rental-Yield Context
Athens city-centre stock around major transport interchanges has tightened as supply of quality new-build remains thin and tenant demand — professionals, students near central campuses, and relocating EU workers — stays deep. The figures below are an indicative market context for long-let, not a guaranteed return.
METRIC | INDICATIVE RANGE |
Gross long-let yield (central Athens new-build) | ~4.0% – 5.0% |
Monthly long-let, one-bedroom | ~€800 – €1,000 |
Occupancy (long-let, central) | High — structural housing shortage |
Capital-value trend, central Athens | Multi-year upward trajectory |
Location & Demand
The defining asset of T18 is the address. Larisis is one of the best-connected nodes in Athens: Metro Line 2 plus the main intercity and suburban rail station, including the direct link toward Athens International Airport. From the front door, the rest of the city is minutes away.
DESTINATION | MODE | TIME |
Larisis interchange (Metro + Rail) | Walk | 3 min |
Omonia Square | Metro | 8 min |
Syntagma Square | Metro | 15 min |
Athens International Airport | Metro / Rail | Direct |
A property that lets a tenant or owner reach Syntagma in around fifteen minutes and the airport without changing transport is, in rental terms, close to self-marketing. Connectivity of this grade underpins both occupancy and exit liquidity.
Price Context & Comparables
On a per-square-metre basis, T18’s entry pricing sits in the band expected for furnished, amenitised new-build beside a primary metro-and-rail interchange. The comparison below frames the project against typical central-Athens product.
SEGMENT | TYPICAL €/m² (CENTRAL ATHENS) |
Older resale apartment (unrenovated) | €2,200 – €3,200 |
Renovated central apartment | €3,500 – €4,500 |
New-build, furnished, transport-adjacent | €4,500 – €6,000 |
T18 City Residences (indicative) | Within the new-build band |
You are not paying a premium for the address — you are buying the address at new-build rates, with furniture, a gym and storage already inside the price.
The Appreciation Thesis
A furnished, A-grade new-build three minutes from Athens’s primary transport interchange, bought at today’s pre-delivery price under the €250,000 Golden Visa route, combines the three forces that drive central-property appreciation: scarce quality supply, structural rental demand, and a continuing programme of public-transport and urban-renewal investment around the rail corridor.
Buying ahead of a January 2027 delivery means committing at the current price while construction completes — the classic mechanism by which off-plan central stock has historically delivered capital growth before the keys are even handed over.
An Honest Risk Note
Short-let is the obvious caveat. Athens has moved to freeze new short-term-rental (Airbnb-style) registrations in its most central districts to ease housing pressure, and that freeze can apply to addresses in the very core where T18 sits. An investor should therefore underwrite this asset on long-let economics, not nightly tourism rates.
The good news is that the long-let case stands on its own: a furnished one-bedroom beside Larisis is exactly the product that central professionals and students rent first, and the yields in the table above are long-let figures. Treat any future easing of the short-let regime as upside, not as the base case. As always, confirm the current registration status of the specific unit before purchase.
Avla Gayrimenkul A.Ş. — your trusted partner for the Greek Golden Visa. Talk to us about reserving a unit at T18 City Residences, the €250,000 change-of-use route, and the payment plan to January 2027 delivery.
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