TREN
This dossier has been prepared for you personally, Mr Hassan Ali Novin. Unlike our customary short selections it does not compare several projects: after our meeting the search narrowed down to a single building — Riviera Palio Faliro, in Palaio Faliro on the Athens Riviera. The reason is straightforward. The criteria you set — a completed building carrying no construction risk, a family scale, an established neighbourhood, and a price that can be divided between two shares each remaining above the Golden Visa threshold — come together in this one property.
Because the file is focused on a single project we have written it in more depth than a comparison page: the building, the apartment layout, the specification, the commercial terms, the area and project reports and the risks are all set out on this one page. Where we hold no verified data under a heading we say so openly rather than filling the gap with estimates — you will find those headings named plainly in both reports.
Seven of the building's eight apartments have been sold. One apartment remains for sale: B2, on the second floor, 137 m² net. We write this not as a pressure of urgency but as a genuine matter of timing: as no alternative unit remains in the building, there is no choice of floor or aspect, and the decision is a binary one between accepting and walking away.
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.
The location is shown as a circle at neighbourhood level. We share the exact address together with the viewing programme.
Riviera Palio Faliro is a boutique eight-apartment building in Palaio Faliro: four floors, two apartments per floor. It is a complete conversion project — the external envelope rebuilt from the ground up and the interiors composed together with a design studio. The apartments are 109–137 m² net; planned to a family scale with three bedrooms and three bathrooms, with one parking space and one storage unit allocated to each apartment. The building is complete and ready for handover — it carries no construction risk.
Seven of the eight apartments have sold; a single apartment remains: B2, second floor, 137 m² net, three bedrooms and three bathrooms, €625,000. Besides being the last apartment of this size, when the €625,000 title deed is divided into two shares, each share amounts to €312,500 — above the Golden Visa threshold of €250,000; meaning that a residency route can be opened for two families with a single property. Palaio Faliro is the ring of the Athens Riviera closest to the city centre and the most established one; in this location, a ready-for-handover apartment of this size does not come up often.
| Unit | Floor | Type | Net m² | Parking | Storage | Price |
|---|---|---|---|---|---|---|
| ★ B2 | 2nd floor | 3-bed · 3 bath | 137 | Yes | Yes | €625,000 |
Palaio Faliro is one of the most established neighbourhoods in the transition band between Athens's historic centre and the southern axis of the Riviera. It lies on the coastal strip facing the Saronic Gulf and is considered the ring of the Riviera closest to the city centre. The character of the neighbourhood is calm but lively; a settled, predominantly family-oriented upper-middle-segment fabric prevails. Its distinguishing feature is this: Palaio Faliro rests its value not on an expectation of transformation but on an already established living environment. This means a different risk profile from areas tied to a regeneration story — the upside surprise is more limited, but the floor beneath it is more solid.
The coastal tram line runs through the area; it provides a direct connection both to the city centre and to the southern stretch of the Riviera. Bus routes are also within walking distance. Against this, there is no direct metro connection to the area; this is the neighbourhood's most evident transport shortcoming and we write it as it is. Daily travel is in practice built on the tram, buses and private car; car dependency is structural in the area. As we have no verified record of the travel time to the airport, we do not give a figure here.
The neighbourhood's natural tenant base consists of local settled households and long-staying foreign residents: families, professionals commuting into the city, and people working at the marina and the surrounding business centres. Demand is not tied to a single season; the neighbourhood lives all year round, and winter occupancy is more decisive for net yield than the summer peak. For large three-bedroom apartments demand is shallow but of good quality — the number of tenants is small, yet the tenant profile that comes is strong and long-standing. Since short-term (daily) letting cannot be carried out in a property held under the Golden Visa, the income model rests entirely on long-term letting. Because area-specific achieved rent and average square-metre data are not present in our verified sources, we do not give a yield range here; should you be interested, we will prepare an area-specific feasibility study separately. In the comparison within our own selection, this project's gross yield sits in the lower band — what is bought here is not a high rental yield but location quality and capital security.
The fabric of the neighbourhood is defined by the seafront promenade, the marina, the coastal park and the general park fabric; at the scale of an established neighbourhood, the everyday service infrastructure is in place. On the cultural axis, the Stavros Niarchos Foundation Cultural Centre is in the band of approximately 2 km at neighbourhood scale, the Port of Piraeus approximately 6.5 km, and the Acropolis and the historic centre approximately 6.7 km. These distances have been measured from a reference point within the neighbourhood and should be read as orders of magnitude; walking and driving distances specific to the building are measured and shared separately before the viewing. The marina and the cultural centre are the two strong reference points that carry the area's value.
Riviera Palio Faliro is a boutique building of four floors with two apartments per floor, comprising eight units in total. The project is a complete conversion: the external envelope has been rebuilt from the ground up and the interiors composed together with a design studio. The eight-apartment scale offers a calm building with few users instead of crowded complex living; against this, it also means the communal cost burden is divided between a small number of apartments. The building's year of construction or renovation and its energy class have not been shared by the developer; we request this information separately on demand.
Across the building the apartments are in the 109–137 m² net range; they are planned with three bedrooms and three bathrooms. B2, the only apartment remaining for sale, is on the second floor and has a net area of 137 m² — three bedrooms, three bathrooms, a living room and a terrace. This is a genuine family scale, different from the customary two-bedroom investment typology in our selection; it can be used both for owner occupation and for long-term letting. The terrace's square metres, the gross area and the floor-plan dimensions are not given separately in the developer's listing; exact measurements are verified through the title deed and the project file.
One parking space and one storage unit are allocated to each apartment — in Athens's established neighbourhoods, having parking guaranteed is not an advantage to be underestimated. Heating and cooling are resolved with an independent system. The kitchen and interior finishes have been executed to the design studio's scheme. The service charge amount has not been published; since in a boutique building of eight apartments the communal cost burden per apartment may be higher, this item is confirmed in writing at the negotiation stage. As we do not have a figure to hand, we do not give an estimated service charge here.
The building is complete and ready for handover. This is the most important technical advantage in the file: there is no construction risk, no handover delay risk and no plan revision risk; what you see is what you buy. The stock position is clear — seven of the eight apartments have been sold, only B2 remains. These figures are based on the developer price list dated 1 July 2026; availability may change according to market conditions, so in the event of serious interest our first action is to obtain current confirmation.
The scoring within our selection is as follows: Location 5/5 · Building 5/5 · Investment 4/5 · Liquidity 4/5. Location and building take full marks; investment and liquidity fall one point behind as a natural consequence of the large typology. The price is €625,000, with a net unit price of approximately €4,562/m². The point that is truly decisive for your situation is this: when the €625,000 title deed is divided into two shares, the value of each share becomes €312,500, and this is clearly above the Golden Visa threshold of €250,000 — a residency structure can be set up for two families with a single property. Against this, it is the last apartment of this size we have; as no alternative unit remains in the building, the room for negotiation is narrow and there is no alternative floor or aspect option. We present the file not as a pressure of urgency but as a genuine matter of timing: the location, its readiness for handover and a price that can be divided between two families are found together; this trio is not a combination we come across often in our selection.
Let us know and we will obtain written confirmation of current availability and price from the developer, then set up your viewing programme in Athens — the building is complete, so it can be seen as it stands. If you wish, we can place a short-term option on the apartment.