Apartment (2)B1
€271,109
€6,952 / m² gross · €6,952 / m² net
Net39.00 m²
Outdoor area—
Gross39.00 m²
Lowest price among available apartments.
Images are from the developer’s promotional materials; some may be computer-generated representative visuals.
A boutique apartment building with 7 units in Patisia, an established district of Athens, ready for delivery. 1-bed and 2-bed apartments, between 39–63 m², on floors 1.–6; within walking distance to Line 1 metro. New build from 2026, with prices starting from €271,109.
Downtown Residences is a boutique apartment project consisting of only seven units in Patisia, one of Athens’ most well-established residential districts. Completed in 2026 and ready for delivery, the building features 1.–6 and 39–63 apartments ranging from 1-bed m² spread across floors 2-bed; there are only one or two apartments on each floor.
Location: Patisia, Central Athens. Patisia is located just north of Athens city center; it is a densely populated residential district with strong transport links, long favored by families, professionals, and students. The building is within walking distance of the Line 1 (ISAP) metro station; Omonia and the commercial center of Athens can be reached in approximately ten minutes. Pedion tou Areos, one of the city’s largest parks, is approximately 1.5 km away, and Athens International Airport is approximately 35 km away by car or via a single metro transfer.
Project. There are a total of seven apartments in the building: two compact 1-bed of 39 and 51 m², and five 2-bed ranging from 59–63 m². All 2-bed apartments have two bathrooms. Construction was completed in (2026) and the building is ready for delivery.
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 |
|---|---|---|---|---|---|---|---|---|---|---|
| (1) A1 Our pick | 1 | 2-bed | 59.00 | — | 59.00 | €393,893 | €6,676 | €6,676 | 2 | — |
| (2)B1 Our pick | 2 | 1-bed | 39.00 | — | 39.00 | €271,109 | €6,952 | €6,952 | 1 | — |
| (2) B2 | 2 | 2-bed | 63.00 | — | 63.00 | €435,626 | €6,915 | €6,915 | 2 | — |
| (3) C1 | 3 | 2-bed | 61.00 | — | 61.00 | €424,297 | €6,956 | €6,956 | 2 | — |
| (4) D1 | 4 | 2-bed | 61.00 | — | 61.00 | €424,297 | €6,956 | €6,956 | 2 | — |
| (5) E2 | 5 | 1-bed | 51.00 | — | 51.00 | €360,041 | €7,060 | €7,060 | 1 | — |
| (6) F1 | 6 | 2-bed | 60.00 | — | 60.00 | €447,626 | €7,460 | €7,460 | 2 | — |
Avla Real Estate Area Report · Patisia – Agios Nikolaos – Agios Panteleimonas · Central Athens (north) · 24 October 2026. This is a district-level assessment; it does not include a review of a specific apartment.
Patisia, Agios Nikolaos and Agios Panteleimonas are adjacent neighbourhoods extending north–south along Patision and Acharnon streets in the northern half of the Municipality of Athens. Patisia and Agios Nikolaos are in the 5th municipal district, and Agios Panteleimonas is in the 6st. Agios Nikolaos metro station, which we use as the neighbourhood centre for this report, is approximately 2.5 km from Omonia and 3.6 km from Syntagma as the crow flies; Agios Panteleimonas church is ~1.2 km to the south, and Kato Patisia is ~0.5 km to the north. The urban fabric is dense, consisting of adjacent apartment blocks; at the street level, markets, schools, and local shops are within walking distance.
The defining characteristic of this belt is its price: according to Indomio, the average asking price in Patisia is among the lowest in central Athens at €1,777/m², while rent is close to the central average at €9.44/m². The result is a gross yield calculated from listing averages of approximately 6.4%; this is one of the highest rates in the centre. Demand is driven by Metro Line 1, proximity to the centre, and the university–hospital cluster: the Athens University of Economics and Business (Patision campus) is ~1.5 km away, the National Technical University’s Patision campus and the National Archaeological Museum are ~2.1 km away, Pedion tou Areos park is ~1.8 km away, and the Tourkovounia hills are ~2.4 km away.
English-language schools and their straight-line distances from the district center:
Distances are measured as the crow flies from Agios Nikolaos metro station to the school campuses (OpenStreetMap); road distances are longer. We have not identified any international schools providing full English-language education in these neighbourhoods; options are located in Psychiko and the northern suburbs. Enrolment conditions should be confirmed with the schools.
The backbone of the belt is Metro Line 1: Agios Nikolaos, Kato Patisia, and Agios Eleftherios stations are within the neighbourhoods, while Attiki station (interchange for Line 1 and Line 2) is on the edge of Agios Panteleimonas. Line 1 provides a direct connection to Omonia and Monastiraki; Syntagma is reached by transferring to Line 2 at Attiki. Larisis train station (Proastiakos and intercity trains) is approximately 1.8 km away. The first phase of Metro Line 4, currently under construction, does not have stops in these neighbourhoods.
Distances are as the crow flies from the district center (OpenStreetMap); car travel times are calculated for routes without traffic (OSRM) and increase significantly during peak hours.
Demand is established and year-round; it relies on budget-conscious tenants seeking 10-minute metro access to the centre. The short-term rental freeze in Athens only covers the 1st, 2nd, and 3rd municipal districts; these neighbourhoods (5th and 6th districts) are outside the scope. Daily rentals in properties purchased with a Golden Visa are prohibited regardless.
Figures are listing (asking) prices; actual transaction prices are generally slightly lower. 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 — yield-focused. Patisia and Agios Panteleimonas, with Line 1 at the doorstep and just a few stops from the centre, offer some of the lowest price per m² in Athens; based on listing averages, the gross yield is in the upper band for the centre. In return, prestige and resale power are weak, and building quality varies from street to street: here, the right building and the right price are more decisive than the district itself.
Sources: Indomio · Municipality of Athens community boundaries · Bank of Greece · Athens Metro (STASY) · short-term rental regulation (AADE registration and Athens 1. – 3. community registration freeze) · OpenStreetMap and OSRM (distance and time measurement) · official school websites.
7 of the 7 apartments are available. Among these, we highlight two apartments in terms of price, m² efficiency, and outdoor area.
Lowest price among available apartments.
The lowest price in the project per gross m² is (€6,676).
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 |
|---|---|---|---|---|---|---|
| A0202 | Downtown Residences | Patisia · Central Athens | — | 39.00 – 63.00 m² net | €271,109 – €447,626 | 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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