GLYFADA (ATHENS RIVIERA — SAINT-TROPEZ OF ATHENS) · ATHENS · GREECE GOLDEN VISA PROGRAM
The ONE Glyfada | A0137 Feasibility Report
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.
2-minute audio brief
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.
Download the PDF version of this report
PDFA0137_THE_ONE_Glyfada_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.
Founder profile →
