We built this selection around the brief you gave us: Glyfada, the Golden Visa as the primary purpose, a budget band of €250,000 – €300,000, the number of bedrooms left open, and mixed use — you staying in the apartment for part of the year and letting it for the remainder. For every project we went through the most recent list the developer sent us, unit by unit; projects with no remaining unit matching the brief were left off the list.
One point we want to make plainly at the outset. Inside Glyfada itself, your budget band opens exactly one project — the first one below, and it is the backbone of this selection. The other two sit in Elliniko, the neighbouring section of the same coastal corridor: the Athens Riviera band that runs from Glyfada down to the old airport site. This is not a compromise on quality; it is the part of the corridor where the large coastal-park regeneration, the new marina and the tram and metro links are concentrated, and where entry prices in your band still buy a new-build or fully converted apartment. Both are within a few minutes of Glyfada by car and on the same tram axis.
The order is not a ranking of recommendation but a geographic arrangement, starting with Glyfada as you asked. The third project sits above your band, at €337,000, and we have written that plainly rather than dressing the figure down. It is here for two reasons: availability has come down to a single apartment, and that apartment has by some margin the largest total area and the lowest cost per square metre in the whole selection — which matters precisely because you intend to use the apartment yourself for part of the year.
Under each project you will find two expandable sections: the area report (location, transport, tenant profile, yield, risks) and the project report (building, unit layout, handover, payment, Avla's assessment). We have written the weaknesses as plainly as the strengths; where we have no verified data on a heading, we say so openly.
Almost everything about these three projects is already open in this dossier — prices, floor areas, floor plans, commercial terms and our own reservations. Only the exact locations and street details are not published; the map shows each project as a circle at neighbourhood level. For the exact location, call us — your expert consultant will give the full briefing, share the location and present the properties personally. Or fill in the short form at the end of the page (GDPR/KVKK scope) and we will call you. Our terms and model →
Because there is no single figure. The legislation defines three tiers, and which tier a property falls into is determined by its location and its legal status. For this reason Avla provides written threshold confirmation for every project in the portfolio at the offer stage.
On the €250,000 route there is no floor-area requirement; in return, more than one independent residential unit may not be created on the same title, and the property may not be let on a short-term basis (daily/weekly) for 5 years.
Locations are shown as circles at neighbourhood level. You can see here how short the distance is between Glyfada and the Elliniko band — the three circles sit on the same coastal corridor. We share the full addresses together with the viewing programme once we have clarified which project interests you.
This is the project that answers your brief directly: it is inside Glyfada, and it is the only one in your budget band that is. For that reason we treat it as the backbone of this selection rather than as one option among several.
A relatively small-scale new building of six levels including the ground floor and 33 residences, located on the upper, inland axis of Glyfada — not a conversion but built from scratch. It comprises 30 standard apartments and 3 duplex (mezzanine) units combining two floors; the entire stock, without exception, has a one-bedroom + one-bathroom layout.
On your mixed-use plan. This typology suits the pattern you described — using the apartment yourself for part of the year and letting it for the rest — better than it suits a purely rental-yield calculation. A one-bedroom apartment in an established, walkable Glyfada neighbourhood is a comfortable base for your own stays, and between those stays it addresses the district's deepest tenant segment: single professionals and couples. Because the district lives all year round, letting is not confined to the summer season. Note that the developer states a rental guarantee is available on this project — its rate, its term and the entity giving it are confirmed in writing before any commitment, and a guarantee arrangement normally has to be reconciled with the periods you intend to keep the apartment for yourself.
The specification defines a European-brand fitted kitchen, Grohe sanitaryware and fittings, wooden parquet, track spotlighting and large glazed façades; the communal areas are landscaped and the entrance to the development is secured. The energy class is given as A in the developer's file, with heating via A/C.
The most striking aspect of the project is the generosity of the outdoor areas: balconies and exclusive-use areas range from 4 m² to 74 m². The ground floor has apartments with private gardens; one of these, with its 74 m² garden, has the largest total area in the project (109 m²).
District character: established, predominantly residential in fabric, walkable. School 300 m, shops and restaurants 500 m, the coast and the major regeneration project 2 km, hospital 2 km. There is no metro station — the nearest metro is 2.3 km away.
| Unit | Floor | Type | Interior m² | Balcony / garden m² | Total m² | View | Price | Floor Plan |
|---|---|---|---|---|---|---|---|---|
| M3top floor | 4th+5th floor | Duplex · 1-bed | 40.80 | 12.00 | 52.80 | Sea view | €312,000 | |
| M1 | Ground+1st floor | Duplex · 1-bed | 40.80 | 19.00 | 59.80 | — | €310,000 | |
| M2 | 2nd+3rd floor | Duplex · 1-bed | 40.80 | 12.00 | 52.80 | — | €307,000 | |
| 5.5top floor | 5th floor | Apartment · 1-bed | 35.30 | 18.00 | 53.30 | Sea view | €288,000 | |
| ★ 4.5 | 4th floor | Apartment · 1-bed | 35.30 | 18.00 | 53.30 | Sea view | €285,000 | |
| 5.4top floor | 5th floor | Apartment · 1-bed | 34.80 | 6.50 | 41.30 | Sea view | €277,000 | |
| ★ GF5 | Ground | Apartment · 1-bed, with garden | 35.00 | 74.00 | 109.00 | — | €290,000 | |
| GF3 | Ground | Apartment · 1-bed, with garden | 37.30 | 20.00 | 57.30 | — | €282,000 | |
| GF2 | Ground | Apartment · 1-bed, with garden | 37.80 | 9.50 | 47.30 | — | €280,000 |
Ano Glyfada is the upper, inland axis of Glyfada, the established upper-tier district of the Athens Riviera; one step away from the density of the high street and the coastal line, it is a settled, predominantly residential neighbourhood. The restaurants of Glyfada Square, the shopping streets, the beaches and the golf club appear in our records as "a few minutes" away. The factor that shapes the area's medium-term story is the urban regeneration project on the old airport site; our area report describes this project as the single most important reason why values in Elliniko and Glyfada continue to rise. That Athens's leading international schools are located in Glyfada and neighbouring Voula is a separate attraction feeding the district's settled foreign population.
There is no metro station in Ano Glyfada; this is the area's most conspicuous transport shortcoming and should honestly be recorded as such. The rail link is limited to the tram line along the coastal strip, and Ano Glyfada is on the upper axis; day-to-day travel in practice relies on the bus and a private car. In our records the distance to central Athens is 14 km / ~25 minutes and the airport ~20 minutes; these times are estimates and have not been independently measured.
There are two distinct streams of demand: in the long term, white-collar professionals, diaspora returning to Greece and families; in the short term, tourist demand fed by the beaches and the marinas. The presence of international schools in the district and in neighbouring Voula supports family demand. This profile lowers the risk of finding a tenant; however, the short-term side is markedly seasonal, and we have no unit-level verified data to the effect that one-bedroom apartments are the "fastest-letting segment".
Our area guide records the gross rental yield for Glyfada in the 4–5% band, and 6–9% for short-term lets in the summer period; the same study states that annual capital growth of 5–7% was observed over 2018–2024. On the €261,000 entry price, the 4–5% band corresponds roughly to a gross rent of €870–1,090 a month — this is a derived calculation; we have no unit-level verified tenancy figure. Moreover, this band relates to the area as a whole; because the project's net square-metre price sits in the upper band for the area, the realised yield should be expected to come out close to the lower end of the band.
A relatively small-scale new building of six levels including the ground floor and 33 residences; not a conversion but a development built from scratch. A European-brand fitted kitchen, Grohe sanitaryware and fittings, wooden parquet, track spotlighting and large glazed façades are specified; the communal areas are landscaped and the entrance to the development is secured. There is no parking and no storage in the project — in a district with no metro and dependent on cars, this is a shortcoming that should not be disregarded.
All 33 units have one bedroom and one bathroom; the project comprises 30 standard apartments and 3 duplex units combining two floors. Interior areas range from 34.80 to 40.80 m², balconies and exclusive-use areas from 4.00 to 74.00 m², and total areas from 40.30 to 109.00 m². Prices are between €261,000 and €312,000. A sea view is marked on only four units (4.5, M3, 5.4, 5.5); for the other upper-floor units the view status is not stated — that does not mean "none", simply that it has not been marked. Confirmation on site is required.
The handover date has not yet been committed in writing. It appeared as "to be announced" both in the developer's material and in our record; according to the most recent information from the developer, handover is expected in 2028 — this is an estimate, not a commitment. In addition a three-month tolerance (grace) is defined — however, since part of our records notes these three months as a handover allowance and part as a payment-free period, which of the two it is must be confirmed in writing. The instalment structure of the payment plan has not been communicated to us, and the service charge has been left blank as "to be determined". We recommend that no binding decision be taken until these headings are clarified.
The project suits an investor seeking rental income and medium-term capital growth in an established district of the Athens Riviera, at a relatively low ticket price starting from €261,000.
Its strength is the location and the generosity of the outdoor areas: balconies and gardens ranging from 4 m² to 74 m² pull the cost per gross square metre down markedly on some units. Its weaknesses are clear: no parking and no storage; the handover date and the energy class are not settled; because all 33 units are of the same typology they will compete with one another in letting and at resale; and the net square-metre price sits in the upper segment.
In the part of Elliniko closer to the coast, a 28-unit boutique building in which an existing structure has been fully refurbished and converted into housing: ground floor plus two storeys, all one-bedroom apartments with open-plan kitchens. There is a communal swimming pool, a communal roof terrace and lounge with sea views, a lift and a secure entrance. The developer states the metro station to be ~300 m away.
The nearest handover in this selection is in this project: 31 December 2026. It is the option that ties up your capital for the shortest time and can start generating income earliest.
Three upper-floor units remain available: A7 and A8 on the 1st floor, and B7 on the 2nd floor. B7 is the only available unit the developer has marked as having a sea view; because the building is ground plus two floors, B7 is also the top floor — in a three-storey building that weighs far less than it would in a high block, but we want you to know. Being open on floor level works in your favour here: three ground-floor units are also available, two of them with a private terrace of their own — 10 m² on I2 and 19 m² on I7 — which is outdoor space the upper floors do not have.
On your mixed-use plan. Of the three projects this is the one that starts earning soonest — handover is at the end of 2026, so your own first stay and the first tenancy are roughly a year away rather than two or three. Being a walkable distance from the metro is what makes the letting side work here: a tenant without a car can live in this apartment, which is not true of every address in this corridor. The honest counterweight is price — A7 at €305,000 already sits at the very top of your band and B7 is well above it.
| Unit | Floor | Type | Net m² | Private terrace m² | View | Price | Floor Plan |
|---|---|---|---|---|---|---|---|
| ★ A7 | 1st floor | 1-bed · 1 bathroom | 31 | 3 | — | €305,000 | |
| I2 | Ground | 1-bed · 1 bathroom | 30 | 10 | — | €315,000 | — |
| A8 | 1st floor | 1-bed · 1 bathroom | 32 | 3 | — | €315,000 | |
| ★ I7 | Ground | 1-bed · 1 bathroom | 32 – 33 | 19 | — | €347,000 | — |
| B7top floor | 2nd floor | 1-bed · 1 bathroom | 32 | 3 | Sea view | €352,000 |
The dominant element defining the area is the large-scale urban regeneration project rising on the site of the old Athens Airport; it includes a coastal park, a marina, hotels and an office-and-retail programme, and the project boundary sits immediately alongside this band. The neighbourhood, lying between Glyfada's boutique-restaurant ecosystem and the Faliro Bay cultural axis, has an established fabric that lives all year round.
The metro station is within walking distance — an advantage not often found in projects in this price band along the Riviera corridor. By car, Glyfada Marina is about 10 minutes and the Stavros Niarchos Cultural Centre 15 minutes; for the airport the realistic band is 15–30 minutes depending on traffic. For the historic centre of Athens our records use a band of 25–35 minutes.
In Elliniko demand does not come through a single channel: the nearby university campus and the office and service employment around it feed long-term tenants, while proximity to the airport and the Riviera location feed short-term tenants in the summer months. The employment arriving in the area with the regeneration project's phased openings between 2027 and 2030 is expected to broaden the professional and expat tenant base — this is a projection, not a commitment. Because of the small floor areas in stock, the target audience is single-person and couple households; a large family tenant is not the profile of this typology in this area.
In our records the expected gross rental yield for the area is in the band of 4–5% per year; we work with 3.5–4% in a cautious scenario and 5–6% in an optimistic one. For short-term letting in the summer season our area guide reports a band of 6–9%; however, if the €250,000 change-of-use route is chosen, the five-year short-term letting ban comes into force and this band does not apply.
A reinforced-concrete building of ground floor plus two storeys, obtained by converting an existing building into housing; 28 units in total (9 on the ground floor, 10 on the 1st floor, 9 on the 2nd floor). The refurbishment year is given as 2025 and handover as 31 December 2026. There is a communal swimming pool, a communal roof terrace and lounge area with sea views, a lift and a security door. The apartments have open-plan kitchens.
The stock consists almost entirely of one-bedroom units; net internal areas are in the 25–35 m² band, while the two two-bedroom units are 47–49 m². The five priced units in the table have net internal areas of 30–33 m². The floor plans show a balcony on the south façade; however, balcony and total area measurements are not given in any source — those columns are blank in the developer's table.
As at 16 August 2026, 6 units across the project are available and 2 are reserved (I3 and I8); the remaining 20 have been sold. B8 on the 2nd floor, which our own records showed as reserved four days earlier, now appears sold — an indication of the pace at which this stock is moving. Of the six available units, three are on the upper floors (A7, A8, B7) and three on the ground floor (I1, I2, I7); five carry a price in the list we hold, and I1 does not.
This project stands apart on two points: the handover date and proximity to the metro. While the other projects in the selection hand over in 2027–2028, here the timetable is the end of 2026 — the period for which capital is tied up is markedly shorter. Against that, the pricing is ambitious: €352,000 for 32 m² net corresponds to over €11,000 per net square metre; this is a premium paid for the sea view and the near handover, and there is no guarantee that the same premium will be recovered on resale. On a per-square-metre basis, A7 and A8 are markedly more balanced options.
Venus has sold 54 of its 58 apartments, with three more reserved. According to the developer's list of 11 August 2026, one apartment remains open for sale: GF3, at €337,000. That is above the €250,000–€300,000 band you gave us, and we are not going to pretend otherwise. What you get for the difference is 69.7 m² in total — an apartment of 39.7 m² plus an enclosed 19 m² playroom and 11 m² of outdoor space — against the 40–53 m² totals of the units in your band elsewhere in this selection. On a cost-per-square-metre basis it is the most economical unit in the dossier.
It is on the ground floor and looks onto the inner courtyard; if that does not suit you, say so and we will take it out of the conversation. If it does, it will be necessary to move quickly — at this stock level a single sale closes the project.
Venus is a quietly scaled residence in the Elliniko band of the Athens Riviera, three storeys high with 58 apartments and a pool and landscaped garden in its inner courtyard. The architecture is understated and warm: generous balconies, façades woven with greenery, private gardens and playroom solutions on the ground floor. Grohe fittings, a European kitchen, B+ energy class.
Location is the project's greatest strength: 300 m to one of the largest urban regeneration areas in Europe, 300 m to the metro station, 100 m to the shopping street, 1 km to the hospital. The coast is 2 km away — it is not within walking distance, and we state that plainly.
The remaining unit is GF3: 39.7 m² of interior space, a 19 m² enclosed playroom and 11 m² of outdoor area, 69.7 m² in total. The playroom is an enclosed additional volume granted to the ground-floor apartments and found in very few projects in this price band — it can be used as a study, a guest room or storage. In terms of cost per square metre it is the most economical unit in the project.
On your mixed-use plan. This is the unit in the selection that best absorbs two different uses. When you are in Athens yourself, the playroom works as a second room — a study or a guest bedroom — which no other unit in your band offers at this price level; when you are not, the apartment lets as a one-bedroom equivalent rather than a studio, which widens the tenant pool and supports the rent. The developer states that a window can be added to the playroom later, which would turn it into a fully habitable room; permission for that is confirmed in writing before you rely on it. The counterweight, again plainly: ground floor, courtyard outlook, and handover not until the second half of 2028 — so the mixed-use pattern does not begin for close to three years.
| Unit | Floor | Type | Interior m² | Playroom m² | Outdoor m² | Total m² | Price | Floor Plan |
|---|---|---|---|---|---|---|---|---|
| ★ GF3 | Ground (Level 0) | Studio + playroom · 1 bathroom | 39.7 | 19.0 | 11.0 | 69.7 | €337,000 |
Venus is located in the Elliniko section of the Athens Riviera. The dominant element defining the area is the urban regeneration project rising on the site of the old Athens Airport; the boundary of this project, which includes a coastal park, a marina, hotels and an office-and-retail programme, is 300 metres from the building. The neighbourhood, lying between Glyfada's boutique-restaurant ecosystem and the Faliro Bay cultural axis, has an established fabric that lives all year round; there is a shopping axis at 100 metres, a university campus at 800 metres and a hospital at 1 km. Let us be clear on one point from the outset: although the project carries the name "Riviera", it is not on the seafront — the coast is 2 km away.
The metro station is 300 metres away, a 3–4 minute walk; this is an advantage not often found in projects in this price band along the Riviera corridor. By car, Glyfada Marina is 10 minutes and the Stavros Niarchos Cultural Centre 15; for the airport the realistic band is 15–30 minutes depending on traffic. The beach and the coastal promenade are not within walking distance; a car or public transport is needed for daily use of the coast.
In our records the expected gross rental yield is 4–5% per year; 3.5–4% in a cautious scenario and 5–6% in an optimistic one. The developer documentation we hold contains no rental guarantee for this project; a 4% figure reaches us through a single channel, with no term attached, and our own records are not consistent on the point — so we treat it as unconfirmed and would not have you price the unit on it. Rate, term and the legal entity giving the undertaking will be confirmed in writing. In our listing record the service charge appears at roughly €35 a month — in a development of 58 apartments with communal areas it is likely that this figure will rise after handover; a management budget should be requested before contract.
A single block of ground floor plus three storeys; 58 apartments in total, 4 on the ground floor and 18 on each upper floor. The building is not new construction; it is obtained by converting an existing building into housing, and in our record the building type appears as a "conversion project". The specification states a B+ energy class, Grohe bathroom fittings and kitchens of "European manufacture". Storage has been allocated to all apartments.
Of the 58 units, 42 are one-bedroom, 13 are studios and 3 are two-bedroom; all apartments have a single bathroom. Interior areas are 31.4–50.3 m², and with balconies and exclusive-use areas added the total ranges from 35.4 to 82.3 m². The four studios on the ground floor have a different layout: a playroom area of 19–20.5 m² is added to an apartment of 39.7–42 m², reaching 69.2–73 m² in total, and these are the units with the lowest cost per square metre (roughly €4,870–4,890/m² gross, against €6,440–8,220/m² on the upper floors). This advantage stems partly from the ground-floor position and from the fact that a significant part of the area is a playroom rather than the main living space — in the interest of honesty, we write that too.
Handover is given as the third quarter of 2028, and the source list also contains a provision for a 3-month extension; with that provision, actual handover could reach the end of 2028. The payment plan — the deposit rate and the interim payment schedule — has not been shared with us by the developer.
Venus's real thesis is not the building but the location: taking a position 300 metres from one of the largest urban regeneration projects in Europe, within walking distance of the metro and in a mid-budget price band. The project suits an investor prepared to tie up capital until the end of 2028 and who gives priority to long-term capital growth; it is not the right address for a buyer seeking short-term rental income, space for a large family, or a seafront position.
Our particular note on GF3, the single remaining apartment: the playroom offers a flexibility of use that is rare in this price band and pulls the cost per square metre down markedly — for a buyer who intends to occupy the apartment part of the year and let it for the rest, that second enclosed volume is the whole argument. Against that, it is on the ground floor, its outlook is over the inner courtyard, and at €337,000 it sits above the band you set. We have put it in front of you because of the area you get for the money and because the stock is down to one; the decision on whether the ground floor is acceptable is yours, and it is best taken on site.
| Project | Neighbourhood | Building type | Handover | Units in the table | Price range | Service fee |
|---|---|---|---|---|---|---|
| South Glyfada (in Glyfada) | Ano Glyfada | New build · 33 units | 2028 (estimated) | 9 of 33* | €277,000 – €312,000 | 0% |
| The Ellinikon Views | Elliniko | Conversion · 28 units | Dec 2026 | 5 of 6 available** | €305,000 – €352,000 | 2% + VAT |
| Venus Athens Riviera | Elliniko | Conversion · 58 units | 2028 Q3 | 1 — the last one | €337,000 | 0% |
Tell us the two or three units you like; let us obtain written confirmation of current availability and price from the developers, start the independent legal opinion process for the Golden Visa threshold, and set up your viewing programme in Athens. If you wish, we can place a short-term option on the units you choose.
1 · Introduction record. Which property was introduced, and by whom, is put on record with the viewing form. Our viewing form covers digital and physical showings alike — presenting a property to you on a video call and showing it on site carry the same weight.
2 · Viewing. If you wish, properties are shown over a video call; or, during your visit, we collect you from the airport and build a comprehensive two-day viewing programme, accompanying you throughout. Before the viewing we kindly ask you to sign the viewing form. Viewing and information are free of charge.
3 · Service fee. On most Golden Visa properties we charge our clients no service fee; our only request is that the purchase of a property we introduced is completed through our firm. On some properties a service fee may apply; where it does, it is capped at 2% + VAT.
4 · Reservation. If you wish, the full legal review (title history, mortgage/lien, permits) is carried out by our lawyers; once the preliminary review is complete, we proceed to reservation. The reservation amount is generally capped at 10% of the purchase price; the property can be paid in full or in instalments.
5 · With you throughout. From the purchase itself to the Golden Visa application and its renewals, we are at your side at every step.
| Ref | Project | Neighbourhood | Type | Area | Price | Service fee |
|---|---|---|---|---|---|---|
| A0161 | South Glyfada | Ano Glyfada | 1-bed | 34.80 – 40.80 m² interior | €261,000 – €312,000 | 0% |
| A0169 | The Ellinikon Views | Elliniko | 1-bed | 31 – 32 m² net | €305,000 – €352,000 | 2% + VAT |
| A0136 | Venus Athens Riviera | Elliniko | Studio / 1-bed | 39.7 m² interior + 19 m² playroom | €337,000 | 0% |
The Contracting Party confirms that the property(ies) listed above were introduced and shown to them by AVLA REAL ESTATE GAYRİMENKUL A.Ş. (the "Agency") and that they had no prior knowledge of these properties from any other source. Any prior acquaintance or relationship of the Contracting Party with the owner, developer, or constructor of the listed properties does not constitute prior knowledge of the properties themselves and shall in no way affect or invalidate the Agency's rights under this Agreement, the decisive factor being the introduction of the specific properties by the Agency. (a) Commission: if the Contracting Party, directly or indirectly, or through a spouse, relative, close associate, or any related person or legal entity, purchases or leases any of the listed properties through the mediation of the Agency, they shall pay the Agency the fee stated in the "Commission" column, calculated on the final transaction price, automatically due and payable upon the signing of the final sale or lease agreement. (b) Circumvention Penalty: if the Contracting Party, or any of the above related persons, acquires or leases any of the listed properties without the involvement of the Agency, by contracting directly with the owner or through any third party, they shall pay the Agency, as an agreed contractual penalty (liquidated damages), an amount equal to five percent (5%) of the final transaction price plus VAT, if applicable, without the Agency being required to prove any damage. No subsequent change in the price or in the negotiations shall cancel or reduce these obligations. The parties acknowledge that the Agency's fees under this Agreement will be invoiced from the United Arab Emirates or Turkiye and are accordingly exempt from VAT. Personal data provided herein is processed solely for the purpose of this mediation, in accordance with Regulation (EU) 2016/679 (GDPR). This Agreement is governed by the applicable laws of the United Arab Emirates; any dispute arising from it shall be subject to the exclusive jurisdiction of the Courts of the Dubai International Financial Centre (DIFC Courts), Dubai, United Arab Emirates, and the parties agree in writing that any claim within the applicable limits shall be heard by the DIFC Courts' Small Claims Tribunal.
THE CONTRACTING PARTY — completed together before the viewing · THE REAL ESTATE AGENCY — Avla Real Estate Gayrimenkul A.Ş. · M. Sami Akbeniz, Gayrimenkul Yatırım Danışmanı
For the exact location and street details, call us — or fill in the short form at the end of the page (GDPR/KVKK scope) and we will call you.