Images are from the developer’s promotional materials; some may be computer-generated representative visuals.
Four 2-bed residences on the Vyronas–Pangrati border; 62.7–69.6 m², 3.5 km from Syntagma. A boutique collection of four units. Starting from €440,000.
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 | Balcony m² | Gross m² | Price | € / m² net | € / m² gross | Plan |
|---|---|---|---|---|---|---|---|---|---|
| The Agora | Boutique block (4 residences, shared entrance) | — | — | — | — | €470,000 | — | — | — |
| The Atelier | Boutique block (4 residences, shared entrance) | — | — | — | — | €440,000 | — | — | — |
| The Corner Residence | Boutique block (4 residences, shared entrance) | — | — | — | — | €450,000 | — | — | — |
| The Garden Residence | Boutique block (4 residences, shared entrance) | — | — | — | — | €500,000 | — | — | — |
Avla Real Estate Area Report · Vyronas · Central Athens · 23 – 24 October 2026. This is a district-level assessment; it does not include a review of any specific apartment.
Vyronas is a residential district with its own municipality, adjacent to the Municipality of Athens. The district center is approximately 2.8 km southeast of Syntagma; it rises from the east of Pangrati towards the foothills of Mount Hymettus. According to the 2021 census, approximately 59 thousand people live in the 9.2 km² municipality. The district was established after 1922 with refugees arriving from Anatolia; sources cite it as the first urban refugee settlement in Greece. Today, it is a neighborhood-scale district with a high resident population.
Housing demand is driven by three factors. The first is proximity to the center: Syntagma is ~3.9 km by car, and the border of Pangrati is within walking distance. The second is greenery and culture: the Hymettus hiking trails, the Kareas neighborhood, and Theatro Vrachon (~790 m), which hosts a summer festival. The third is price: a significantly discounted entry compared to central districts. There are no large-scale housing projects within the municipal boundaries. Public works on the agenda include a €8.25 million flood prevention package (September 2025) together with Ilioupoli, and the area around Theatro Vrachon within the Attica Region’s green space program. In the northern neighbor Kaisariani, the Kaisariani and Panepistimioupoli stations of Metro Line 4 are planned (expected opening 2032).
English-language schools and their straight-line distances from the district center:
Distance is the straight-line measurement from the district center (OpenStreetMap district point) to the school campus; road distance is longer. There is no school with an English curriculum within the district; options are in the northern and eastern suburbs, and shuttle time is a decisive factor for family tenants. Enrollment conditions and availability should be confirmed directly with the school.
There is no metro station within the municipal boundaries of Vyronas; this is the district’s weakest point. The municipality’s transport page lists trolleybus 11 and buses 140, 203, 204, 204B, 209, 212, and 214. These lines connect to the Evangelismos, Syntagma, Akadimia, and Dafni metro stations. The shortest access to the metro is provided by the Line 2 (red) stations in the southwest.
Distances are measured as a straight line from the district center; car travel time is calculated without traffic and increases during peak hours.
Demand comes not from tourism, but from the resident population seeking housing that is close to the center but more affordable. Vyronas remains outside the short-term rental registration restriction zones of Athens; however, there is no tourist core in the district to support short-term demand. The increase in rents is significantly ahead of the increase in sales (+3.3%) by (+8.7%): this indicates that rental demand is growing faster than supply.
Figures are listing (asking) prices; actual transaction prices are generally somewhat lower. The gross yield is the district average, not the return on a specific apartment. We do not provide unverified rent or yield figures for a specific apartment; the text of the lease agreement is obtained in writing at the offer stage.
Avla’s area view: Neutral – positive — value-oriented. Vyronas is located 3 – 4 km from the centre and offers an entry price approximately 20% lower than Pangrati. As rental growth is outpacing sales growth, the gross yield is higher than in central districts. The weak point is transport: until Line 4 opens, the district remains dependent on buses and value appreciation remains limited. A reasonable address for a long-term rental asset based on family tenants.
Sources: Indomio district data (September 2026) · xe.gr market trends · Bank of Greece · ELSTAT 2021 census · Municipality of Vyronas transport page · Greece 1922 Archives · Dimarxos 365 · GTP · Elliniko Metro (Line 4) · official school websites · Avla measurements via OpenStreetMap and OSRM.
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 |
|---|---|---|---|---|---|---|
| A0177 | ARDITTOS | Vyronas · centre | — | m² net | €440,000 – €500,000 | 0% |
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.
Phone
The bird in our logo is a weaver bird. It weaves its nest stitch by stitch, with patience and strength. The bird returns to the word “Avla,” which means the place where it will build its nest. Every line of the logo was drawn with a single stroke and the same thickness: the same care in every detail. We build your nest with the same patience and care.
avlarealestate.com →Projects we highlight under the Golden Visa; each card opens the project’s own page.
The listings on the map represent the current state of our portfolio; the list is synchronized with our website twice daily. You can narrow down your search using price, region, district, and ready-made filters, and view the photos and project facts for each listing.
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.
Open map in full screen →