Apartment M.5
€560,000
€7,000 / m² gross · €7,000 / m² net
Net80.00 m²
Outdoor areaBalcony 40.1 m²
Gross80.00 m²
Lowest price among available apartments; the gross m² price is also the lowest in the project.
Images are from the developer’s promotional materials; some may be computer-generated representative visuals.
New A+ boutique building with a communal pool in the centre of Kifisia: duplexes on the top two floors of approximately 80–83 m² 2-bed, with two bathrooms; 40–47 m² balcony and private parking. Delivery in the 2026 quarter of 4. From €€560,000.
2-bed duplex apartments in a boutique building with a communal pool — Kifisia, North Athens.
Kifisia is one of Athens’ most sought-after addresses: a green and exclusive suburb known for its pedestrianised centre, cycle paths, elegant mansions, shopping opportunities, and above all, its parks. This new boutique building is in the heart of Kifisia; a few minutes’ walk from the metro, cafes, restaurants, and the town’s landscaped park; the Goulandris Natural History Museum and various international schools are also nearby.
Building. A contemporary structure of sixteen residences with white and stone-textured facades, deep planted balconies, and large windows. The ground floor is set within a landscaped garden with a communal swimming pool; ground-floor residences open onto private gardens. Each residence has a parking space in the underground garage, accessed via a ramp.
Technical specifications. A+ energy class, rooftop photovoltaic panels, independent natural gas heating, Italian kitchens, Grohe sanitary ware, and electric vehicle charging sockets.
Location. Metro station, public transport, and restaurants are approximately 300 m away, the park is approximately 500 m away, international schools are approximately 800 m away, and the hospital is approximately 1.5 km away. Athens International Airport is approximately 28 km away via the Attiki Odos motorway.
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 | Net m² | Outdoor area | Gross m² | Price | € / m² net | € / m² gross | Bathrooms | Plan |
|---|---|---|---|---|---|---|---|---|---|---|
| I.1 Sold Garden 70 m² | Ground | 1-bed | 49.40 | Garden 70 m² | — | Sold | — | — | 1 | |
| I.2 Sold Garden 82 m² | Ground | 2-bed | 57.00 | Garden 82 m² | — | Sold | — | — | 1 | |
| I.3 Sold Garden 101 m² | Ground | 2-bed | 57.00 | Garden 101 m² | — | Sold | — | — | 1 | |
| I.4 Sold Garden 74 m² | Ground | 1-bed | 50.00 | Garden 74 m² | — | Sold | — | — | 1 | |
| I.5 Sold Garden 118 m² | Ground | 1-bed | 49.50 | Garden 118 m² | — | Sold | — | — | 1 | |
| M.6 Sold Garden 60 m² | Ground | 2-bed | 70.80 | Garden 60 m² | — | Sold | — | — | 2 | |
| 1,1 Sold Balcony 10.8 m² | 1 | 1-bed | 53.00 | Balcony 10.8 m² | — | Sold | — | — | 1 | |
| 1,2 Sold Balcony 32.6 m² | 1 | 2-bed | 57.00 | Balcony 32.6 m² | — | Sold | — | — | 1 | |
| 1,3 Sold Balcony 31.6 m² | 1 | 2-bed | 57.00 | Balcony 31.6 m² | — | Sold | — | — | 1 | |
| 1,4 Sold Balcony 14.6 m² | 1 | 1-bed | 52.50 | Balcony 14.6 m² | — | Sold | — | — | 1 | |
| 1,5 Sold Balcony 30.6 m² | 1 | 1-bed | 53.00 | Balcony 30.6 m² | — | Sold | — | — | 1 | |
| M.1 Sold Balcony 84 m² | 2-3 | 1-bed | 54.00 | Balcony 84 m² | — | Sold | — | — | 2 | |
| M.2 Sold Balcony 30.8 m² | 2-3 | 2-bed | 82.00 | Balcony 30.8 m² | — | Sold | — | — | 2 | |
| M.3 Our pick Balcony 47.2 m² | 2-3 | 2-bed | 82.70 | Balcony 47.2 m² | 82.70 | €590,000 | €7,134 | €7,134 | 2 | |
| M.4 Sold Balcony 43.25 m² | 2-3 | 1-bed | 53.40 | Balcony 43.25 m² | — | Sold | — | — | 2 | |
| M.5 Our pick Balcony 40.1 m² | 2-3 | 2-bed | 80.00 | Balcony 40.1 m² | 80.00 | €560,000 | €7,000 | €7,000 | 2 |
Avla Real Estate Area Report · Nea Erythraia · Kifisia, North Athens · 23 – 24 October 2026. This is a district-level assessment; it does not include a review of a specific apartment.
Nea Erythraia is the northern unit of the Kifisia municipality; it is approximately 14.5 km from Syntagma as the crow flies. 18,604 people live in 4.83 km² (2021); the population has increased since 2011. With approximately 3,900 people per km², it has the least dense fabric of the six northern districts for which we have prepared this report: houses with gardens, low-rise apartment buildings, and green streets. The total population of the Kifisia municipality is 72,878 (2021); Ekali and central Kifisia are neighbors.
The district is part of Kifisia’s prestige belt but is priced significantly below the Kifisia average. Demand is driven by schools and quality of life: International School of Athens is ~1.4 km away, St Catherine’s British School is ~2.7 km away. Central Kifisia, its park, and the metro terminal are ~1.85 km away; KAT hospital is ~2.65 km away. To the north, a restoration program exceeding €70 million is underway at the former royal estate of Tatoi, ~8.6 km from the district center; the opening to the public was targeted for 2026, current status is pending confirmation. An extension of Metro Line 1 from Kifisia to Nea Erythraia has been proposed in the past; there is no approved study, funding, or timeline.
English-language schools and distances from the district center as the crow flies:
Distance is measured as a straight line from the district centre (OpenStreetMap reference point) to the school campus; road distance is longer. The German School in Marousi is ≈5,980 m away, and the Campion School in Pallini is ≈12,330 m away. Enrollment conditions and availability are confirmed directly with the school.
There is no rail system station in Nea Erythraia. The nearest station is the northern terminal of Metro line 1 (green) in Kifisia; the line provides direct access to Marousi, Omonia, and Piraeus. The National Road (A1) passes just to the west of the district; the airport is reached via Attiki Odos. 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 driven by tourism, but by local and international families who choose to live around Kifisia; the rental calendar is tied to the academic year. The tenant is usually a car owner and seeks spacious residences with a garden or parking. The listing rent (€11.94/m²) has decreased by 2.7% in the last 12 months: the rental market is stagnant in the district.
Figures represent listing (asking) prices; actual transaction prices and rents are generally slightly lower. The gross yield is before taxes, maintenance fees, and vacancy. We do not provide unverified rent or yield figures for a specific apartment; the rental contract and the text of the rental guarantee are obtained in writing during the offer stage.
Avla’s area view: Neutral – positive, long-term. Nea Erythraia offers the quality of life and school proximity of a Kifisia address at a price approximately 22% below the Kifisia average. Conversely, prices and rents have remained stagnant over the last three years and the metro is distant. The district is not for short-term capital appreciation, but is purchased for long-term family tenants and quality of life.
Sources: Indomio (September 2026) · ELSTAT 2021 census (citypopulation.de) · To Vima and The National Herald (Tatoi) · 1. line extension proposal news · Bank of Greece · OpenStreetMap and OSRM measurements · official school websites.
2 of the 16 apartments are available. Among these, we highlight two apartments in terms of price, m² efficiency, and outdoor area.
Lowest price among available apartments; the gross m² price is also the lowest in the project.
After the most suitable entry, the lowest price per gross m² is €(€7,134).
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. Which property was introduced, and by whom, is recorded with the viewing form. Our viewing form covers digital and physical viewings alike — presenting a property to you on a video call carries the same weight as showing it on site.
2 · Viewing. If you wish, properties are shown on a video call; or, during your visit, we pick you up from the airport, prepare a comprehensive two-day tour programme and accompany you throughout. We ask you to sign the viewing form before the tour. The tour and briefing 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 a property we have introduced is completed through our firm.
4 · Reservation. If you wish, a full legal review (title history, mortgages and liens, permits) is carried out by our lawyers; once the preliminary review is complete, we move to reservation. The reservation amount is generally limited to 10% of the sale price; the property can be paid for in full or in instalments.
5 · With you from start to finish. We are with you at every step, from the purchase itself to the Golden Visa application and its renewals.
| Ref | Property | District | Type | Area | Price | Service fee |
|---|---|---|---|---|---|---|
| A0313 | Kifisia Pool Duplexes | Kifisia · North Athens | — | 80.00 – 82.70 m² net | €560,000 – €590,000 | 2% + VAT — applied upon completion of purchase |
The Contracting Party confirms that the property(ies) listed above were introduced and shown to them by Avla Real Estate Gayrimenkul A.Ş. and Avla International Properties FZ-LLC (the "Agency"; together or individually "Avla"), 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 is the introduction of the specific properties by the Agency. (a) Service fee: if the Contracting Party, directly or indirectly, or through a spouse, relative, close business associate or any related natural or legal person, purchases or leases any of the listed properties through the mediation of the Agency, they shall pay the Agency the fee stated in the "Service fee" column, calculated on the final transaction price. This fee becomes due and payable automatically upon the signing of the final sale or lease agreement. (b) Protection of the introduction right: if the Contracting Party, or any of the related persons listed above, bypasses Avla and purchases or leases a property introduced by Avla directly from the owner or through a third party, a service fee equal to five percent (5%) of the final transaction price (plus VAT, if applicable) shall be paid to Avla as compensation for Avla's losses and expenses. (c) Developer-level protection: this protection is not limited to the listed properties; it also covers the company that is the owner, developer or constructor of the properties introduced by the Agency, and that company's affiliated companies. If the Contracting Party, or any of the related persons listed above, purchases or leases another property of these companies that is not on the list, that transaction shall also be deemed a result of the Agency's introduction, and the service fee and protection provisions above shall apply in full. 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 Türkiye. 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 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.
By opening the presentation, you acknowledge that the properties on this page were introduced to you by Avla.
For the exact location and street details, call us or fill in the short form at the end of the page (under 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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