The ONE Glyfada | A0137 Feasibility Report

M. Sami Akbeniz
17 hours ago
3 min read

Updated: 3 hours ago

GLYFADA (ATHENS RIVIERA — SAINT-TROPEZ OF ATHENS) · ATHENS · GREECE GOLDEN VISA PROGRAM

THE ONE Glyfada

THE ONE Glyfada project — a 27-apartment boutique smart-studio project. Under the Law No. 5100/2024 αλλαγή χρήσης (επαγγελματικό → κατοικία) mechanism, the €250,000 GV threshold applies; the €800K threshold in Zone A does not apply. Since the pricing band of €330-450K is above the GV minimum threshold (€250K), all units are GV-compliant. The Saint-Tropez of Glyfada with Marina + Golf + luxury axis access.

Quick Overview

Entry price:€330,000 – €450,000 · 30 m² smart-studio apartment (previous feasibility — confirm with developer)
Unit types:Studio (smart layout)
Inventory:27 units
Rental guarantee:Brochure not available — Glyfada rental demand is premium
Golden Visa:5-year renewable residence permit + Schengen free movement
Energy:Unknown
Delivery:2028 Q3 (from the previous feasibility report)

01Executive Summary & Area Analysis

Glyfada, the crown jewel of the Athens Riviera, is referred to as 'the Saint-Tropez of Athens' with Greece's highest-yacht-traffic Marina, its luxury boutique-restaurant ecosystem and the private Glyfada Golf Course. Within the sphere of influence of the Ellinikon mega-project, the planned new metro station will, over the next 5 years, pull the value base upward through two channels (coastal prestige + transport). A 55-70% appreciation has been recorded over the last 5 years; the trophy-asset position is strong for Turkish upper-segment buyers.

Accessibility Index

DESTINATION	TRANSPORT	TIME
Glyfada Marina (yacht)	On foot	5 min
Luxury restaurant-boutique axis	On foot	1 min
Beachfront	On foot	5 min
New metro station (planned)	On foot	~5 min
Glyfada Golf Course	By car	~7 min
The Ellinikon Mega-Project	By car	~10 min
Vouliagmeni Beach	By car	~15 min
Athens Airport	By car	20 min
Athens City Center	By car	~30 min

02Legal Framework & Project Description

Law No. 5100/2024 — αλλαγή χρήσης (επαγγελματικό → κατοικία) Scope

A 27-apartment boutique smart-studio project. Under the Law No. 5100/2024 αλλαγή χρήσης (επαγγελματικό → κατοικία) mechanism, the €250,000 GV threshold applies; the €800K threshold in Zone A does not apply. Since the pricing band of €330-450K is above the GV minimum threshold (€250K), all units are GV-compliant. The Saint-Tropez of Glyfada with Marina + Golf + luxury axis access.

Project Highlights

27-apartment boutique project — 30 m² smart-studio layout
Units on the upper floors have uninterrupted sea views
Access to Glyfada Marina + Golf Course + luxury axis
New metro station in the near future
Upper-segment location — 55-70% appreciation over the last 5 years
5-minute walk to the beachfront
The neighbourhood regarded as the Saint-Tropez of Athens

03Risk Analysis, SWOT & Conclusion

STRENGTHS (S)

• Glyfada premium location prestige — Saint-Tropez of Athens • Walking distance to Marina + Golf + luxury axis • Hellinikon + new metro as a two-channel catalyst • 27-apartment boutique — scarce supply • Trophy asset for the Turkish upper-segment buyer • 5-minute walk to the beachfront • Athens Airport 20 min — international connection • 55-70% five-year appreciation track record

WEAKNESSES (W)

• Brochure not available — project details are limited • Upper units are above the GV €250K threshold • Even the lower band (€330K+) is above the €250K threshold — confirm with developer • 2028 Q3 delivery — long capital lock-up • Studio layout (30 m²) — small square-metreage at a premium price band • Developer identity is unclear

OPPORTUNITIES (O)

• Hellinikon mega-project 2027-2030 openings • Glyfada metro opening catalyst • 6-8% annual coastal capital appreciation • Schengen + 7-year path to citizenship • Family coverage (spouse + children + parents) advantage • Yacht tourism + luxury boutique demand is growing • Turkish premium buyer demand +30% annually

THREATS (T)

• GV mechanism/threshold questions — developer confirmation is essential • The GV threshold may rise in the future (vested rights are protected) • EUR/TRY exchange-rate volatility • Upper-segment liquidity is cyclically volatile • Tightening of Airbnb regulation (affects the coastal premium) • Potential for a European macro shock • Risk of the Hellinikon opening date being postponed

CONCLUSION & INVESTMENT DECISION

Investment decision:POSITIVE Premium

THE ONE Glyfada is a 27-apartment boutique smart-studio project providing access to Marina + Golf + the luxury axis in Glyfada, the 'Saint-Tropez' of Greece. As the crown jewel of the Athens Riviera, it is exposed through two channels to value-premium catalysts — the sphere of influence of the Ellinikon mega-project (€8 billion) and the planned new metro station; the 55-70% appreciation track record over the last 5 years points to the passive strength of premium-segment liquidity. Within the αλλαγή χρήσης mechanism (€250K GV threshold), all units in the €330-450K price band are GV-compliant; the €800K new-construction threshold in Zone A does not apply. It is a trophy asset for the upper-segment Turkish buyer; it offers a clear premium position at the intersection of the premium Glyfada location, marina rental demand and the Ellinikon halo effect.