HALANDRI (ATHENS NORTH, COMMERCIAL-INTELLECTUAL) · ATHENS · GREECE GOLDEN VISA PROGRAMME
Halandri Residences | A0140 Feasibility Report
Halandri Project
The Halandri Project — the brochure explicitly states 'CHANGE OF USE PROJECT' — falls under the αλλαγή χρήσης €250,000 lower-threshold exemption. A 3-storey (ground + 2 upper + rooftop maisonette) new-build conversion. Delivery September 2026.
2-minute audio brief
Quick Overview
- Entry price:€305,000 – €335,000 (currently available units) · apartments 36-44 m² (main apartments) + maisonettes 39.5-44 m²
- Unit types:1+1 / 2+1 (maisonette 1+1, upper floors a mix of 1+1 and 2+1)
- Inventory:20 units
- Rental guarantee:No guarantee stated in the brochure — Halandri is a premium professional rental market
- Golden Visa:5-year renewable residence permit + free movement within Schengen
- Energy:A Energy Class (heat pump + solar panels)
- Delivery:September 2026
01Executive Summary & Area Analysis
Halandri is a dynamic and intellectual district in the northern part of Athens, with its parks, shopping centres, restaurants and cafes. Together with the Marousi district, it has historically continued to be the centre of Greece's intense commercial activity. International firms, embassies, consulates and international schools are concentrated in the area; the professional family + expat base is structurally strong. Metro stations and public transport connections make it easy for residents to reach the centre and other important points.
Accessibility Index
| DESTINATION | TRANSPORT | TIME |
|---|---|---|
| Halandri Metro Station (Line 3) | On foot | 8-10 min |
| Athens City Centre | Metro/Car | 20 min |
| Athens Airport | By car | 30 min |
| International Schools | By car | 10 min |
| Marousi (OAKA/The Mall) | By car | 10 min |
| Embassy / Consulate axis | By car | ~15 min |
| Lycabettus Hill | By car | ~25 min |
| Acropolis | By car | 30 min |
02Legal Framework & Project Description
Law No. 5100/2024 — αλλαγή χρήσης (Change of Use Project) Scope
The brochure explicitly states 'CHANGE OF USE PROJECT' — falling under the αλλαγή χρήσης €250,000 lower-threshold exemption. A 3-storey (ground + 2 upper + rooftop maisonette) new-build conversion. Delivery September 2026.
Project Highlights
- α Change of Use Project (αλλαγή χρήσης)
- 3-storey building + 2 maisonettes (ground + 1st + 2nd + 3rd floor)
- Total inventory of 20 apartments
- A Energy Class + heat pump + solar panels
- Thermal-barrier double glazing + 10 cm exterior facade insulation
- Fully furnished + with white goods, turnkey
- Ground-floor apartments with 32-126 m² private outdoor areas
- Apartments with balconies on the upper floors
- Delivery September 2026 — short-to-medium term
- Most units 'SOLD' — an indicator of demand strength
03Risk Analysis, SWOT & Conclusion
| STRENGTHS (S)• Halandri, a prestigious northern Athens business + professional area • Falls under the αλλαγή χρήσης €250K exemption • A Energy Class + premium technical equipment • Turnkey furnished — immediate rental • Density of international firms/embassies as a rental base • Delivery September 2026 — short-term capital lock-up • Medium inventory of 20 apartments — flexible price point • Most units SOLD — a demand-confirming signal | WEAKNESSES (W)• Most units 'SOLD' — limited supply available • Maisonette 1 sold, maisonette 2 €305K (upper-mid) • Metro 8-10 min walk — medium distance • No seafront/marina frontage • Parking not clear |
|---|---|
| OPPORTUNITIES (O)• Halandri's professional + expat demand is growing • The Marousi-Halandri northern axis for corporate rentals • 5.5%+ annual value appreciation in central Athens • Schengen + a 7-year path to citizenship • Family-coverage advantage (spouse + children + parents) • Density of international schools — the expat family rental segment • Turkish investor demand growing +30% annually | THREATS (T)• The GV threshold may rise in the future (acquired rights are protected) • EUR/TRY exchange-rate volatility • Limited available units — reserved quickly • Tightening trend in Airbnb regulation • Potential for a European macro shock |
CONCLUSION & INVESTMENT DECISION
Investment decision:POSITIVE Strategic
The Halandri Project is a 20-apartment new-build conversion in Halandri, Athens' northern commercial-intellectual district, under the αλλαγή χρήσης (Change of Use Project) scheme. While offering premium technical equipment with A Energy Class, a heat pump + solar panels, thermal-barrier double glazing and 10 cm exterior facade insulation, its fully furnished, turnkey structure with white goods gives the investor the opportunity to move immediately into rental income. Thanks to the density of international firms, embassies, consulates and international schools, the professional + expat family rental base is structurally strong. Delivery September 2026 — the advantage of a short-to-medium-term capital lock-up period; the fact that most units are in 'SOLD' status confirms the strength of demand, but the inventory of available units is limited (M2 maisonette €305K, GF2 €325K, GF4 €335K). Under the αλλαγή χρήσης €250K exemption, it is a strategic northern Athens position for the Turkish investor whose budget is in the €300-340K band.
Download the PDF version of this report
PDFA0140_Halandri_Residences_Fizibilite_v11.pdfOpen the full report↗Contactrealestate@avla.com.tr · +90 532 282 2657 · Avla Gayrimenkul A.Ş.
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.
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