URBAN AURA · NEA IONIA · NORTH ATHENS · GREECE GOLDEN VISA
URBAN AURA — Feasibility Report
Urban Aura is a boutique residential project of five fully furnished and equipped apartments in Nea Ionia, one of North Athens’ most characterful and steadily regenerating districts. This report sets out the numbers an investor needs: the unit price list, how a purchase qualifies for the Greek Golden Visa through the €250,000 change-of-use route, the developer’s guaranteed rental income, the delivery timeline, and an honest view of the upside and the risks.
At a Glance
- Location: Nea Ionia, North Athens — walking distance to the Nea Ionia metro station (Line 1 / ISAP).
- Project: A boutique building of five fully furnished and equipped apartments, set on the ground floor plus mezzanine.
- Unit sizes: 35–50 m² — efficient, rental-ready layouts.
- Price range: From €200,000 to €260,000, fully furnished and equipped.
- Golden Visa: Qualifies via the €250,000 change-of-use route — residency for the whole family plus visa-free travel across the Schengen Area.
- Guaranteed income: 4% gross fixed rental return, guaranteed by the developer for the first 2 years from the final contract.
- Delivery: Completion expected around November 2026.
Unit Price List
Five apartments, three price points. Every unit is delivered fully furnished and equipped — ready to let from day one.
| Unit | Size | Price | Golden Visa eligible |
|---|---|---|---|
| Blue | 35–50 m² | €200,000 | Via change-of-use route |
| Purple | 35–50 m² | €250,000 | Yes — meets €250,000 threshold |
| Orange | 35–50 m² | €260,000 | Yes — above threshold |
The €250,000 Golden Visa Math
Greece operates tiered Golden Visa thresholds, but a specific exemption keeps the entry point at €250,000: properties converted from a commercial or other non-residential use to residential (the “change-of-use” route). Urban Aura is structured to qualify under exactly this route, so a single qualifying apartment secures residency for the entire family.
| Item | Amount / Detail |
|---|---|
| Qualifying property investment | €250,000 (change-of-use route) |
| Who is covered | Main applicant + spouse + children + both sets of parents |
| Residency permit | 5-year renewable residence permit |
| Travel rights | Visa-free movement across the Schengen Area |
| Stay requirement | No minimum-stay obligation to maintain the permit |
The €250,000 change-of-use threshold is the decisive advantage: it delivers full family residency at the lowest qualifying entry point currently available.
The 4% Guaranteed Rental Income
For Golden Visa buyers, the developer provides a 4% gross fixed rental return, guaranteed for the first 2 years counted from the final contract. That removes the usual lease-up and vacancy uncertainty of a newly delivered unit — income starts contractually fixed.
| Unit | Price | Annual gross @ 4% | Monthly gross | 2-year guaranteed total |
|---|---|---|---|---|
| Blue | €200,000 | €8,000 | €667 | €16,000 |
| Purple | €250,000 | €10,000 | €833 | €20,000 |
| Orange | €260,000 | €10,400 | €867 | €20,800 |
A contractually guaranteed 4% gross on a fully furnished, metro-side unit is a defensive entry point: the holding period pays for itself while the asset matures.
Location & Demand Drivers
Nea Ionia is an established, characterful North Athens district that has been quietly regenerating for years. It pairs an affordable entry point with the kind of everyday liveability that keeps tenants in place.
- Metro on foot: Walking distance to the Nea Ionia station on Line 1 (ISAP), giving a direct, easy connection into central Athens.
- Lively high street: A busy commercial main street with shops, cafes and daily services — the texture renters and short-stay guests look for.
- Regenerating district: An improving North Athens neighbourhood where renewal supports both rental demand and medium-term value.
- Turn-key product: Fully furnished and equipped units that can be let immediately — no fit-out delay, no extra capex.
- Compact, lettable sizes: 35–50 m² apartments aimed squarely at the deepest, most liquid slice of the Athens rental market.
Price Context & Comparables
Urban Aura is priced for the North Athens regeneration band rather than the premium northern suburbs. The table sets the project against where the wider Athens market sits today.
| Segment | Indicative price level | Read-through for Urban Aura |
|---|---|---|
| Urban Aura (furnished) | €200,000–€260,000 per unit | Turn-key, GV-ready, metro-side |
| Regenerating North Athens | Mid-range €/m², rising | Improving area, room to appreciate |
| Central / prime Athens | Materially higher €/m² | Urban Aura sits well below prime entry |
Buying furnished into a regenerating district at a sub-prime price, with a metro on the doorstep, is where value tends to compound.
Delivery Timeline
| Milestone | Timing |
|---|---|
| Reservation & final contract | On agreement — starts the 2-year guarantee clock |
| Construction & fit-out | In progress through 2026 |
| Completion & handover | Around November 2026 |
| Guaranteed income period | 2 years from the final contract |
Appreciation Thesis
The investment case rests on three reinforcing legs: a sub-prime entry price in a district that is actively regenerating, a metro connection that anchors rental demand, and a contractually guaranteed 4% gross income that pays you to hold while the area matures. Buy below prime, collect a fixed yield through the lease-up window, and let North Athens renewal do the compounding.
An Honest Word on Risk
No investment is without risk. The 4% guarantee is fixed for 2 years; market rents thereafter depend on conditions at the time. A boutique building of five units is, by design, a small and relatively illiquid asset. Golden Visa rules and thresholds can change, so qualification should always be confirmed with current legislation and proper legal advice before contracting. Delivery around November 2026 is a target and, as with any development, can move. None of this undermines the case — but it should be priced in with eyes open.
Avla Gayrimenkul A.Ş. — your trusted partner for the Greek Golden Visa. Talk to us about reserving an Urban Aura apartment, the €250,000 change-of-use route, and the guaranteed-income terms, and we will walk you through every step.
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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