ATHENS CITY CENTRE · 3IS SEPTEMVRIOU STREET · GREECE GOLDEN VISA PROGRAMME
3S Athens — Feasibility Report
3S Athens sits on one of the capital’s most recognisable central arteries — 3is Septemvriou Street — within walking distance of Syntagma Square, the Acropolis, Monastiraki and the Kolonaki district. This report assesses the project purely as an investment: who it suits, the numbers behind the €250,000 Golden Visa, the payment structure, the rental-yield context of a true city-centre address, and the honest risks. The collection comprises fully furnished studios through two-bedroom apartments (roughly 25–58 m²), each delivered with a furniture package and the option of basement storage, with completion scheduled for March 2027.
At a Glance
- Entry price: €250,000 — furnished studio, central Athens
- Price range: €250,000 – €320,000 across studios, one- and two-bedroom units
- Unit sizes: Fully furnished studios to two-bedroom apartments, approximately 25–58 m²
- Included: Furniture package in every unit; optional basement storage
- Golden Visa: Qualifies via the €250,000 change-of-use route — 5-year renewable residence permit + Schengen free movement
- Availability: Many Golden-Visa-eligible units currently available
- Payment: Flexible installments over a 24-month-plus horizon
- Completion: March 2027
- Location: 3is Septemvriou Street — walk to Syntagma, the Acropolis, Monastiraki and Kolonaki; Metro on the doorstep
Unit Price List
| Unit type | Approx. size | Guide price |
|---|---|---|
| Studio | ~25–35 m² | from €250,000 |
| One-bedroom | ~35–45 m² | €250,000 – €280,000 |
| Two-bedroom | ~45–58 m² | €270,000 – €320,000 |
Every unit is delivered furnished with a furniture package included; basement storage is available as an option.
The €250,000 Golden Visa Math
Central Athens normally sits inside the higher Golden Visa thresholds. 3S Athens qualifies under the change-of-use exception, which preserves the €250,000 entry point even at this prime address — the lowest investment level still available in the programme.
| Item | Amount |
|---|---|
| Qualifying property investment | €250,000 |
| Property transfer tax (3.09%) | ≈ €7,725 |
| Legal, notary & registration (est.) | ≈ €7,500 |
| Government application fees (main applicant) | ≈ €2,000 |
| Residence permit | 5 years, renewable; whole family |
| Physical residency required | None |
Figures above are indicative; closing costs vary with unit value and advisers. The headline remains: one €250,000 purchase secures residence rights for the whole family.
The 24-Month Payment Plan
Payments are staged across the build, easing capital deployment over a 24-month-plus horizon to the March 2027 handover.
| Stage | Share | On a €250,000 unit |
|---|---|---|
| Reservation | 20% | €50,000 |
| Contract signing | 20% | €50,000 |
| Mid-construction | 20% | €50,000 |
| Shell completion | 10% | €25,000 |
| Delivery (Mar 2027) | 10% | €25,000 |
The staged schedule shown above totals the project’s published milestone percentages; the balance is structured flexibly with the buyer over the build period.
City-Centre Rental Yield Context
A furnished unit metres from Syntagma rents at a premium and rarely sits empty. The table sets out indicative long-let economics for a city-centre studio — the route we recommend given current rules (see the risk note).
| Scenario | Monthly rent | Annual | Gross yield |
|---|---|---|---|
| Studio, long-let | €850 – €1,050 | ≈ €10,200 – €12,600 | ≈ 4.1% – 5.0% |
| One-bed, long-let | €1,000 – €1,300 | ≈ €12,000 – €15,600 | ≈ 4.3% – 5.6% |
Yields are gross and indicative, calculated against entry prices in this report; net returns depend on service charges, taxes and management.
Location & Demand
3is Septemvriou Street runs off one of central Athens’ iconic squares, putting residents inside the city’s civic and cultural core. Syntagma Square, the Greek Parliament and the metro interchange are a short walk away; the Acropolis, Plaka and Monastiraki sit to the south; and the upscale shopping and dining of Kolonaki are within easy reach. This is the part of Athens that international tenants, professionals and visitors actively search for — a location that anchors demand through the cycle.
Walkability and metro access are the engine of the investment case. A central, furnished, move-in-ready unit speaks to the deepest pool of tenants in Greece, and to the buyers who will one day take it off your hands.
Price Context & Comparables
Central Athens has re-rated sharply since 2017, yet on a per-square-metre basis it remains markedly cheaper than comparable historic-core addresses across Western and Southern Europe. The comparison below frames where this project sits.
| Address | Indicative €/m² |
|---|---|
| 3S Athens (this project) | ≈ €5,500 – €7,000 |
| Central Athens, prime new-build (typical) | ≈ €4,500 – €6,500 |
| Lisbon, historic centre | ≈ €6,000 – €9,000 |
| Madrid, central districts | ≈ €6,500 – €9,000 |
Comparable figures are indicative market ranges for orientation, not quotations. The premium on this project reflects the furnished, central, Golden-Visa-eligible package.
Appreciation Thesis
A furnished, move-in-ready home at a landmark central address, bought at the programme’s lowest €250,000 threshold, combines the scarcest land in Greece with the broadest tenant and resale demand — the configuration most likely to compound value as the city centre keeps re-rating toward Western European norms.
An Honest Note on Risk
No investment is risk-free, and a city-centre project carries specific considerations. Greece has frozen new short-term-let (Airbnb-style) permits across central Athens districts, so the high-turnover holiday-rental model is no longer the plan here. Our base case is a furnished long let — the yields shown above assume exactly that, and central demand for quality long-term rentals is strong and durable. Beyond this, the usual caveats apply: completion is scheduled for March 2027 and off-plan timelines can move; the project relies on the change-of-use legal route, which should be confirmed in writing by your own lawyer; and resale liquidity, while supported by the location, is never guaranteed. We would rather you weigh these openly than discover them later.
Avla Gayrimenkul A.Ş. — your trusted partner for the Greek Golden Visa. Talk to us for the current 3S Athens availability list, unit-by-unit pricing and a tailored €250,000 plan.
A senior economist, graduate of Université Paris 1 Panthéon-Sorbonne, and a graduate of Istanbul University Business Administration with 33 years in business; founder of Avla. Today the focus is Greece: homes for Golden Visa and for investment. He reads every shortlist and every agreement himself.
Founder profile →
