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The images are computer-generated representations; the final construction may differ after the building permit is issued.
In the green, family-oriented district of Lykovrysi in North Athens, right next to Kifisia and Marousi, 17 fully furnished apartments are being planned. There are 8 garden duplexes (two levels, total 68 – 71 m²), 7 units of 1-bed (1st floor, 38 – 40 m²), and 2 penthouse apartments with private jacuzzis (44 and 55 m²); the project includes a communal rooftop pool and a private gym for residents.
Prices €260,000 – €350,000: 1st floor apartments €260,000 – €268,000, garden duplexes €318,000 – €329,000, 2nd floor apartments €315,000 and €350,000 (list from 10 November 2026). The duplexes have the lowest unit prices in the project at approximately €4,600/m² based on total interior area including the basement. Building permit is pending; target delivery is Q2 2028 (+3 months).
Location is shown with a circle at the district level; the exact address is shared upon signing the Digital Viewing Protocol.
Distances are as the crow flies from the district centre (OpenStreetMap); airport travel time is by car in non-peak traffic. Information is confirmed in writing prior to an offer.
| Apartment | Floor | Type | Ground / main floor m² | Basement m² | Total internal m² | Garden / balcony m² | Price | € / internal m² | Bathrooms | Plan |
|---|---|---|---|---|---|---|---|---|---|---|
| BG1 | Basement + ground floor | 2-bed duplex · 2 room in basement | 40.00 | 31.00 | 71.00 | 6.00 garden | €318,000 | €4,479 | 2 | |
| BG2 | Basement + ground floor | 2-bed duplex · 2 room in basement | 40.00 | 31.00 | 71.00 | 33.00 garden | €321,000 | €4,521 | 2 | |
| BG3 | Basement + ground floor | 2-bed duplex · 2 room in basement | 40.00 | 31.00 | 71.00 | 45.00 garden | €323,000 | €4,549 | 2 | |
| BG4 | Basement + ground floor | 2-bed duplex · 2 room in basement | 40.00 | 28.00 | 68.00 | 16.00 garden | €320,000 | €4,706 | 2 | |
| BG5 | Basement + ground floor | 2-bed duplex · 2 room in basement | 40.00 | 28.00 | 68.00 | 17.00 garden | €320,000 | €4,706 | 2 | |
| BG6 | Basement + ground floor | 2-bed duplex · 2 room in basement | 40.00 | 28.00 | 68.00 | 61.00 garden | €328,000 | €4,824 | 2 | |
| BG7 | Basement + ground floor | 2-bed duplex · 2 room in basement | 40.00 | 29.00 | 69.00 | 73.00 garden | €329,000 | €4,768 | 2 | |
| BG8 | Basement + ground floor | 2-bed duplex · 2 room in basement | 41.00 | 28.00 | 69.00 | 24.00 garden | €319,000 | €4,623 | 2 | |
| A1 | 1 | 1-bed | 40.00 | — | 40.00 | 30.00 balcony | €265,000 | €6,625 | 1 | |
| A2 | 1 | 1-bed | 40.00 | — | 40.00 | 41.00 balcony | €268,000 | €6,700 | 1 | |
| A3 | 1 | 1-bed | 38.00 | — | 38.00 | 5.00 balcony | €260,000 | €6,842 | 1 | |
| A4 | 1 | 1-bed | 38.00 | — | 38.00 | 5.00 balcony | €260,000 | €6,842 | 1 | |
| A5 | 1 | 1-bed | 38.00 | — | 38.00 | 12.00 balcony | €263,000 | €6,921 | 1 | |
| A6 | 1 | 1-bed | 39.00 | — | 39.00 | 14.00 balcony | €263,000 | €6,744 | 1 | |
| A7 | 1 | 1-bed | 38.00 | — | 38.00 | 6.00 balcony | €260,000 | €6,842 | 1 | |
| B1 | 2 | 1-bed · terrace with jacuzzi | 44.00 | — | 44.00 | 63.00 terrace | €315,000 | €7,159 | 1 | |
| B2 | 2 | 2-bed · terrace with jacuzzi | 55.00 | — | 55.00 | 63.00 terrace | €350,000 | €6,364 | 1 |
Avla Real Estate Area Report · Lykovrysi · North Athens · 23 – 24 October 2026. This is a district-level assessment; it does not include a review of a specific apartment.
Lykovrysi is a small municipal unit located approximately 11 km north of Syntagma as the crow flies, between Kifisia, Marousi and Pefki: 9,705 people live in 1.95 km² (2021). Together with Pefki, it forms the municipality of Lykovrysi – Pefki (30,999 people, 4.13 km²). The population has remained almost unchanged over the decade. The density is approximately 5,000 people per km²; this is about a third of Nea Ionia. Lykovrysi is not a dense apartment district, but a green and family-oriented suburb.
The district’s strongest demand factor is schools: St Catherine’s British School is ~1.3 km from the district centre. Kifisia Oncology Hospital is ~1.5 km away, and KAT hospital is ~2.4 km away. Kifisia centre and The Mall Athens are ~2.7 – 2.8 km away; the Marousi business corridor can be reached in ~6 minutes by car. In 2026, it was reported that a contract was signed for an urban area programme worth €4 million from the Attica Region: approximately 21,500 m² of pavement and 3,100 m² of afforestation are planned in Lykovrysi and Pefki. The northern branch of Metro Line 4 extending from Goudi to Lykovrysi (Pefki and Lykovrysi stations) is only at the proposal stage; there are no studies or funding.
English-language schools and distances from the district center as the crow flies:
The distance is a straight-line measurement from the district centre (OpenStreetMap settlement point) to the school campus; the road distance is longer. The German School in Marousi is ≈3,640 m away, and long-established private schools providing Greek education, such as Athens College in Psychiko, are 5.7 km or more away. Registration conditions and quotas are confirmed directly with the school.
There is no rail system station in Lykovrysi; this is the district’s most significant weakness. The closest options are in neighbouring districts: the Irakleio station of the suburban railway (airport line) and the KAT, Marousi and Kifisia stations of Metro Line 1. Kifisias Avenue, Attiki Odos and National Road (A1) are a few minutes away by car; daily life is largely car-dependent.
Distances are as the crow flies from the district centre. Driving times are measured without traffic; they increase significantly during peak hours, especially on Kifisias Avenue. Metro time is an approximation based on schedule indicators.
Demand is not based on tourism or the metro, but on schools and the northern business corridor. The tenant is mostly a car owner. The listing rent (€9.79/m²) has increased by 6.2% in the last 12 months, but the listing price has jumped by 25.6% in the same period; therefore, the gross listing ratio is the lowest of the six northern districts for which we have prepared this report.
The figures are listing (asking) prices; actual transaction prices and rents are usually slightly lower. Since the number of listings in a small district is low, the average is volatile. The gross ratio is before tax, service charges and vacancy. We do not provide unverified rent or yield figures for a specific apartment; the text of the lease agreement and rental guarantee is obtained in writing at the offer stage.
Avla’s district view: Neutral – positive, selective. Lykovrysi is one of North Athens’ strong family districts with its green landscape, low density, and walking distance to the British school; it is a few minutes from Kifisia and Marousi. However, prices have risen much faster than rents over the last year and there is no rail system. The deciding factor here is product–tenant fit: apartments that appeal to school-going families and car-owning professionals see permanent demand.
Sources: Indomio (September 2026) · ELSTAT 2021 census (citypopulation.de) · Attica Region funding (local press, 2026) · Line 4 extension news (2025) · Bank of Greece · OpenStreetMap and OSRM measurements · official school websites.
Because there is no single figure. Legislation defines three tiers, and the location and legal status of a property determine which tier it falls into.
Practical implications for your file: The threshold for standard new builds in Attica is €800,000. Which threshold the properties in this file fall under is determined by the location and legal status of the property; this is confirmed in writing via an independent Greek lawyer’s review on a property-by-property basis. We have not stated in any section that “this apartment qualifies for GV”; we obtain confirmation via documentation.
This protocol is the PROPERTY VIEWING AND ADVISORY AGREEMENT.
Dear investor; this page is the digital viewing of the property on this page, made for you by Avla Real Estate Gayrimenkul A.Ş. Presenting a property to you on this page carries the same weight as showing it on site.
When you sign the protocol, the exact addresses and street details of all the properties presented to you are sent to you. You can then examine each property's street, address and surroundings in full detail on Google Maps.
1 · Introduction record. The property and the representative introducing it are recorded via a viewing form. Our viewing form covers digital and physical viewings equally — presenting a property to you via video call carries the same weight as an on-site viewing.
2 · Viewing. If you wish, properties can be shown via video call; alternatively, we can pick you up from the airport during your visit, prepare a comprehensive two-day tour program, and accompany you from start to finish. We kindly ask you to sign the viewing form before the tour. The tour and consultation are free of charge.
3 · Service fee. The service fee for the property on this page is 0%. Our only request is that the purchase of any property we introduce is completed through our firm.
4 · Reservation. If you wish, a full legal due diligence (title deed history, mortgages/liens, permits) can be conducted by our lawyers; once the preliminary review is complete, we proceed to reservation. The reservation amount is generally limited to 10% of the sale price; the property price can be paid in full or in installments.
5 · We are with you from start to finish. We are by your side at every step, from the purchase itself to the Golden Visa application and its renewals.
| Ref | Property | District | Type | Area | Price | Service fee |
|---|---|---|---|---|---|---|
| LYK | Lykovrysi · furnished 1-bed apartments and garden duplexes | Lykovrysi · North Athens | 1-bed / 2-bed / Duplex | 38.00 – 55.00 m² net | €260,000 – €350,000 | 0% |
The Contracting Party confirms that the property/properties listed above have been introduced and shown to them by Avla Real Estate Gayrimenkul A.Ş. and Avla International Properties FZ-LLC ("Agency"; together or separately "Avla"), and that they had no prior knowledge of these properties from any other source. Any prior acquaintance or relationship the Contracting Party may have with the owner, developer, or contractor of the listed properties does not imply prior knowledge of the properties themselves and shall in no way affect or invalidate the Agency’s rights arising from this Agreement; the determining factor is that said properties were introduced by the Agency. (a) Service fee: If the Contracting Party, directly or indirectly, or through their spouse, relative, close business associate, or any related natural or legal person, purchases or leases any of the listed properties through the Agency, they shall pay the Agency the fee calculated over the final transaction price as specified in the "Service fee" column; this fee becomes automatically due and payable upon the signing of the final sales or lease contract. (b) Protection of introduction rights: If the Contracting Party or any of the related persons listed above purchases or leases a property introduced by Avla by bypassing Avla, either directly from the owner or through a third party, a service fee at the rate of 5% of the final transaction price shall be paid to Avla (including VAT, if applicable) to compensate for Avla’s losses and expenses. (c) Protection on a developer basis: This protection is not limited to the listed properties; it also covers the firm that is the owner, developer, or contractor of the properties introduced by the Agency, as well as the related companies of this firm. If the Contracting Party or any of the related persons listed above purchases or leases another property from these firms that is not on the list, this transaction shall also be considered a result of the Agency’s introduction, and the above service fee and protection provisions shall apply in full. No subsequent changes in price or negotiations shall eliminate or reduce these obligations. The parties agree that the fees payable to the Agency under this Agreement will be invoiced from the United Arab Emirates or Turkey. The personal data provided herein is processed solely for the purpose of this brokerage activity and in accordance with Regulation (EU) 2016/679 (GDPR). This Agreement is subject to Turkish law; the Istanbul Anatolian Courts and Enforcement Offices have exclusive jurisdiction over any disputes arising from the Agreement. The Contracting Party’s rights as a consumer under the law are reserved.
By opening the presentation, you acknowledge that the properties on this page have been introduced to you by Avla.
For exact location and street information, please call us or fill out the short form at the end of the page (in accordance with KVKK/GDPR), and we will call you.
The purchase price is not deposited into an account that the seller can use freely. It enters a separate bank account from which not a single cent can be withdrawn without two signatures: one from the seller and the other from the lawyer Avla has appointed for you. The money is transferred to the seller in installments only as the following steps are documented.
The co-signing lawyer cannot be removed without your consent; funds in the account are free from seizure and liens.
No payments can be made to any other person or account; the flow can only be altered by a court order.
Funds deposited into the account are used solely for the price and construction of this apartment and cannot be withdrawn. The contract is subject to Greek law; source of funds (AML) documents are required.
Source: developer’s “Private Agreement on Release of Funds” template. Installment ratios and timelines are written into the contract for each purchase; this section is a summary and does not replace the contract text.
We will disclose the figures with documentation during our meeting; however, to set your expectations correctly from the start, the framework is as follows:
For residential property purchases by non-EU/EEA natural persons, the property transfer tax is being increased from 3.09% to 15.45%. Corporate purchases, EU/EEA citizens, long-term residence permit holders, and individuals of Greek descent are excluded. The Prime Minister announced this on 6 September, and the Ministry of Finance provided details on 8 September — there is no draft law submitted to Parliament yet.
The 2026–2035 National Housing Strategy proposes a separate Golden Visa category where multiple apartments are purchased as a single portfolio and all are rented out long-term. The threshold, rental duration, and conditions have not yet been drafted; market sentiment suggests it will be an option for the €400,000 / €800,000 tiers where the single-property rule applies — this is a proposal, not law.
The €250,000 tier is currently in effect and applies only to properties converted into residential units through a change of use. The sector is requesting an exemption from the new title deed tax for this category — the rationale being that these investments do not withdraw housing from the market, but rather create new stock. No decision has been made yet.
Once you submit the form, our team will call you; we will share the current availability, binding price, and payment plan for the apartments you are interested in via writing.
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avlarealestate.com →Projects we highlight under the Golden Visa; each card opens the project’s own page.
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Circles indicate neighborhoods, not specific buildings. We do not publish the exact addresses of properties; we provide the location via neighborhood circles. The apartment-based list and exact location are revealed during our meeting along with your file.
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