NEA ERYTHRAIA · KIFISIA · NORTH ATHENS · GREECE GOLDEN VISA
The North Village — Feasibility Report
A boutique 37-residence, fully furnished community in Nea Erythraia, Kifisia — Athens’ most prestigious northern suburb — offered off-plan from €159,000 (about €4,100/m²), with a developer-backed 3% net guaranteed annual rental and completion around late 2027. “Villa lifestyle at apartment entry price,” designed by the award-winning Rotterdam studio SVESMI through the adaptive reuse of an existing structure.
Snapshot
- Project: The North Village — 37 furnished units, 25–60 m², lofts with 4.5–6 m ceilings
- Location: Ethnikis Antistaseos 33, Nea Erythraia (Municipality of Kifisia), North Athens
- Entry price: from €159,000 (studio) to €381,000 (largest); ~€4,100/m²
- Rental: 3% net guaranteed annual income (developer-backed)
- Amenities: pool, open-air gym, BBQ lounge, 1,380 m² landscaped grounds, 17 parking; private garden for 22 of 37 homes; fully furnished (LG/Bosch appliances, Grohe/Geberit fixtures)
- Status & timeline: land acquired; permitting in progress; pre-sale (early-bird) open; completion ~Q4 2027
- Deal: 10% reservation deposit; SPA on permit approval; mortgage-eligible
- Golden Visa: eligible via the €250,000 change-of-use (αλλαγή χρήσης) route — Kifisia is €800,000 Zone A for a standard purchase
Location & accessibility
Kifisia and its Nea Erythraia district sit on the green northern edge of Athens, at the foot of Mount Penteli — historically the summer retreat of the Athenian elite and today its most prestigious, low-density residential address. Ethnikis Antistaseos is a calm residential avenue moments from Nea Erythraia’s square, parks and the Tatoi green belt, yet well-connected to the city and the airport via Kifisias Avenue and the Attiki Odos motorway.
| Destination | Mode | Time |
|---|---|---|
| Nea Erythraia square & shops | On foot | a few min |
| Kifisia centre (Metro Line 1) | Road | ~5–10 min |
| Marousi business hub / The Mall | Road | ~10–15 min |
| Athens centre (Syntagma) | Road / Metro | ~30–35 min |
| Athens Int'l Airport | Attiki Odos motorway | ~30 min |
The investment math
Take a representative Golden-Visa-qualifying loft at €250,000 (about 53 m²). Indicative acquisition costs:
| Item | Amount (indicative) |
|---|---|
| Purchase price (representative loft) | €250,000 |
| Transfer tax (≈3.09%) | ≈ €7,725 |
| Notary, legal & registration | ≈ €7,500 |
| Furniture & appliances | Included |
| Indicative all-in | ≈ €265,000 |
Note: new-build VAT (24%) is suspended in Greece through 31 December 2026; for a 2027 completion the applicable tax regime (VAT vs the 3.09% transfer tax) must be confirmed with Greek counsel. Figures are indicative and exclude the developer’s payment schedule.
Indicative rental return
The North Village carries a developer-backed 3% net guaranteed annual rental — a contractual yield that removes vacancy and management risk during the guarantee period, in a district with deep, year-round demand from affluent families and executives.
| Unit type | Price | Net guaranteed/yr (3%) | 2-year |
|---|---|---|---|
| Studio | €159,000 | €4,770 | €9,540 |
| Loft | €250,000 | €7,500 | €15,000 |
| Two-bed | €381,000 | €11,430 | €22,860 |
The thesis is rare access first, guaranteed income second: a furnished home in Athens’ most exclusive suburb at roughly a third of the local villa entry point, with a contracted yield and a clear €250,000 Golden-Visa route.
The Golden Visa route
Kifisia lies within Attica, so a standard finished-home purchase falls in the €800,000 Zone A tier. The North Village’s relevance is that it is an adaptive-reuse redevelopment — an existing structure reprogrammed to residential use — which is exactly the profile that can qualify under the reduced €250,000 change-of-use (αλλαγή χρήσης) route, independent of the zone map. In practice, Golden-Visa applicants should select a unit priced at or above €250,000 and confirm the change-of-use classification with counsel before applying.
- Standard purchase in Kifisia (Zone A): €800,000 minimum, single property of at least 120 m²
- The €250,000 route: change of use (αλλαγή χρήσης) — converting non-residential to residential; available nationwide regardless of zone
- For the Golden Visa, choose a unit of €250,000 or more; sub-€250,000 studios are pure investment/rental plays
- Permit: 5-year renewable residence, no minimum stay, Schengen travel, family inclusion, citizenship path after 7 years
- Short-term letting of a Golden-Visa property is prohibited (revocation and fine risk)
Risks & notes
- Off-plan: completion is targeted for ~Q4 2027; income and the rental guarantee begin on delivery — verify milestones, the developer’s track record (stated as 14 Athens and 5 European projects) and SPA protections.
- The tax regime for a 2027 new-build/conversion (VAT vs the 3.09% transfer tax) must be confirmed with Greek counsel.
- €250,000 Golden-Visa eligibility depends on the formal change-of-use classification of the chosen unit — obtain written confirmation before committing.
- The 3% net rental is contractual for the guarantee period; market rent applies thereafter.
- A furnished, managed product suited to hands-off investors; appreciation depends on Kifisia’s scarcity-driven market.
The asset: The North Village
A 37-home community on a 1,380 m² landscaped plot — fully furnished lofts with 4.5–6 m ceilings, private gardens, a pool, an open-air gym and a BBQ lounge.
The architecture is by SVESMI, preserving the fabric of the existing structure while reprogramming it into modern comfort; every unit is designed for a “villa feeling” of light, height and greenery.
Avla Gayrimenkul A.Ş. — your trusted partner for the Greek Golden Visa. Talk to us about The North Village and the €250,000 route in Kifisia.
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 →
