Feasibility report
Metro Apartments G1 | A0133 Feasibility Report
Agios dimitrios (southern axis, athens-riviera belt) · athens · greece golden visa program
Athens Metro Apartments — Apartment G1 / G2
Athens Metro Apartments — Apartment G1 / G2 project — αλλαγή χρήσης residential conversion — under the €250,000 lower-threshold exemption. A clear 3% guaranteed monthly rental contract in the brochure. 2 ground-floor apartments (G1: 66.5 m², G2: 41.2 m²) — both GV-compliant in the €265K-300K band.
Quick Overview
- Entry price:€265,000 – €300,000 · apartment 41-66.5 m² (G2: 41.2 m² / G1: 66.5 m² + 10.76 m² terrace)
- Unit types:G2: 2+1 (1 bathroom) / G1: 2+1 (2 bathrooms)
- Inventory:2 units
- Rental guarantee:3% guaranteed monthly rent (explicit in the brochure)
- Golden Visa:5-year renewable residence permit + Schengen free movement
- Energy:Unknown
- Delivery:2027 Q1 (from the previous feasibility report)
01Executive Summary & Area Analysis
Agios Dimitrios is the calmest upper-middle-class living axis on Athens' southern axis, connecting the central belt with the Athens Riviera. On the Line 2 (red) metro, 15 minutes to Syntagma, 10 minutes to the coast by car; thanks to its position parallel to the Riviera corridor, it gradually benefits from the Riviera's price surge. Family-friendly composition — established everyday grocery, school, and social infrastructure.
Accessibility Index
| DESTINATION | TRANSPORT | TIME |
|---|---|---|
| Agios Dimitrios Metro Station (Line 2) | On foot | 5 min |
| Syntagma Square | Metro | 15 min |
| Athens Riviera (Faliro) | By car | 10 min |
| Acropolis | By car | 12 min |
| Stavros Niarchos Foundation | By car | 12 min |
| Port of Piraeus | By car | 15 min |
| Glyfada Marina | By car | 20 min |
| Athens Airport | By car | 25 min |
02Legal Framework & Project Description
Law No. 5100/2024 — αλλαγή χρήσης Scope
αλλαγή χρήσης residential conversion — under the €250,000 lower-threshold exemption. A clear 3% guaranteed monthly rental contract in the brochure. 2 ground-floor apartments (G1: 66.5 m², G2: 41.2 m²) — both GV-compliant in the €265K-300K band.
Project Highlights
- αλλαγή χρήσης conversion project
- 2 designated ground-floor apartments (G1 + G2)
- G1: 66.5 m² + 10.76 m² private terrace, 2+1, 2 bathrooms (€300K)
- G2: 41.2 m², 2+1, 1 bathroom (€265K)
- 3% guaranteed monthly rental contract
- 5 min walk to the Line 2 metro
- Family-friendly quiet street — established everyday grocery/school
- Position parallel to the Riviera corridor
03Risk Analysis, SWOT & Conclusion
| STRENGTHS (S)• 3% guaranteed monthly rental contract (downside protection) • αλλαγή χρήσης under the €250K exemption • Line 2 metro 5 min — 15 min direct to Syntagma • Family-friendly neighbourhood — low volatility • Private 10.76 m² terrace in the G1 unit • Gradually benefits from the Riviera price surge • strong developer signature • Avla Real Estate end-to-end process assurance | WEAKNESSES (W)• Only 2 apartments — inventory is very narrow • Ground floor — some investors prefer upper floors • The 3% guarantee limits upper-band rental potential • Energy class is not clear in the brochure • No parking detail |
|---|---|
| OPPORTUNITIES (O)• Athens overall annual 5.5%+ value appreciation • Riviera premium transfer mechanism • Schengen + 7-year path to citizenship • Family coverage (spouse + child + parent) advantage • Turkish investor demand growing +30% annually • Calm upper-middle family neighbourhood — sustainable rental demand | THREATS (T)• The GV threshold may rise in the future (vested rights are preserved) • EUR/TRY exchange-rate volatility • Tightening trend in Airbnb regulation • Only 2 apartments — limited sales velocity • European macro shock potential |
CONCLUSION & INVESTMENT DECISION
Investment decision:POSITIVE Defensive
Athens Metro Apartments — Apartment G1/G2 is an αλλαγή χρήσης conversion project; it is located in Agios Dimitrios on Athens' southern axis, within a 5-minute walk of the Line 2 metro. The explicit 3% guaranteed monthly rental contract in the brochure clarifies the lower-bound rental risk on the downside; the ground-floor apartments G1 (66.5 m² + 10.76 m² terrace, €300K) and G2 (41.2 m², €265K) are each individually GV-compliant under the αλλαγή χρήσης €250K exemption. Its position parallel to the Riviera corridor gradually benefits from the Riviera price surge; the family-friendly composition and calm upper-middle-class neighbourhood offer low volatility + balanced capital appreciation. A defensive position for a family residence or long-term rental.
Download the PDF version of this report
PDFA0133_Metro_Apartments_AgiosDimitrios_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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