Apartment GF12
€380,000
€3,742 / m² gross · €4,718 / m² net
Net80.55 m²
Outdoor area21.00 m²
Gross101.55 m²
The only available apartment remaining in the project.
The images are computer-generated representations; there may be differences in the final implementation.
Rising in a quiet corner of Lykovrysi, right next to Kifisia, the last two apartments in this 44-unit conversion building: a 34 m² 1-bed (D04) with a terrace on the top floor and a 21 m² 2-bed (GF12) with a garden on the ground floor. Schools, two major shopping malls and hospitals are within ten minutes.
D04 · 1-bed with terrace. The last apartment on the top floor: 46 m² interior space and a 34 m² terrace in front, 80 m² in total. Air conditioning in all rooms, oven, hob and extractor hood are free of charge; full furniture package +€10,000 (total €288,000). D04 is reserved by the developer; as it is the last unit, the order of allocation is determined by the developer’s approval.
GF12 · 2-bed with garden. One of the largest apartments in the building on the ground floor with a 21 m² private garden: 80.55 m² interior space, 1 bathrooms, 101.55 m² in total. Full furniture package +€14,000 (total €394,000). The full furniture package includes a TV, refrigerator, washing machine, sofa, dining table and 4 chairs, coffee table, TV unit, bed, base and bedside table.
Building. A recessed floor with terraces above the ground floor and three standard floors; white facade, glass railings and wooden touches. A total of 44 apartments: 15 on the ground floor, eight on floors A, B and C, and 5 on the top floor. Ground floor apartments have private gardens, while upper floors have spacious balconies.
Location. Lykovrysi is a green, low-rise family neighborhood just west of Kifisia; it offers Kifisia’s school, shopping and healthcare facilities at a more affordable price point. There is quick access from the main street to the Attiki Odos motorway and the national road.
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 | Bathrooms | Plan |
|---|---|---|---|---|---|---|---|---|---|---|
| GF12 Our pick | Ground | 2-bed | 80.55 | 21.00 | 101.55 | €380,000 | €4,718 | €3,742 | 1 | |
| D04 Optional | 4 (top floor) | 1-bed | 46.00 | 34.00 | 80.00 | €278,000 | €6,043 | €3,475 | 1 |
Avla Real Estate Area Report · Lykovrysi · North Athens · 23 – 24 October 2026. This is a district-level assessment; it does not include a review of a specific apartment.
Lykovrysi is a small municipal unit located approximately 11 km north of Syntagma as the crow flies, between Kifisia, Marousi and Pefki: 9,705 people live in 1.95 km² (2021). Together with Pefki, it forms the municipality of Lykovrysi – Pefki (30,999 people, 4.13 km²). The population has remained almost unchanged over the decade. The density is approximately 5,000 people per km²; this is about a third of Nea Ionia. Lykovrysi is not a dense apartment district, but a green and family-oriented suburb.
The district’s strongest demand factor is schools: St Catherine’s British School is ~1.3 km from the district centre. Kifisia Oncology Hospital is ~1.5 km away, and KAT hospital is ~2.4 km away. Kifisia centre and The Mall Athens are ~2.7 – 2.8 km away; the Marousi business corridor can be reached in ~6 minutes by car. In 2026, it was reported that a contract was signed for an urban area programme worth €4 million from the Attica Region: approximately 21,500 m² of pavement and 3,100 m² of afforestation are planned in Lykovrysi and Pefki. The northern branch of Metro Line 4 extending from Goudi to Lykovrysi (Pefki and Lykovrysi stations) is only at the proposal stage; there are no studies or funding.
English-language schools and distances from the district center as the crow flies:
The distance is a straight-line measurement from the district centre (OpenStreetMap settlement point) to the school campus; the road distance is longer. The German School in Marousi is ≈3,640 m away, and long-established private schools providing Greek education, such as Athens College in Psychiko, are 5.7 km or more away. Registration conditions and quotas are confirmed directly with the school.
There is no rail system station in Lykovrysi; this is the district’s most significant weakness. The closest options are in neighbouring districts: the Irakleio station of the suburban railway (airport line) and the KAT, Marousi and Kifisia stations of Metro Line 1. Kifisias Avenue, Attiki Odos and National Road (A1) are a few minutes away by car; 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 based on tourism or the metro, but on schools and the northern business corridor. The tenant is mostly a car owner. The listing rent (€9.79/m²) has increased by 6.2% in the last 12 months, but the listing price has jumped by 25.6% in the same period; therefore, the gross listing ratio is the lowest of the six northern districts for which we have prepared this report.
The figures are listing (asking) prices; actual transaction prices and rents are usually slightly lower. Since the number of listings in a small district is low, the average is volatile. The gross ratio is before tax, service charges and vacancy. 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, selective. Lykovrysi is one of North Athens’ strong family districts with its green landscape, low density, and walking distance to the British school; it is a few minutes from Kifisia and Marousi. However, prices have risen much faster than rents over the last year and there is no rail system. The deciding factor here is product–tenant fit: apartments that appeal to school-going families and car-owning professionals see permanent demand.
Sources: Indomio (September 2026) · ELSTAT 2021 census (citypopulation.de) · Attica Region funding (local press, 2026) · Line 4 extension news (2025) · Bank of Greece · OpenStreetMap and OSRM measurements · official school websites.
1 of the 2 apartments are available. This is the apartment we highlight for its price, m² efficiency, and layout.
The only available apartment remaining in the project.
Terms are taken from the developer’s reservation contract template and their written response dated 21 October 2026. We will read them all together in English before signing.
Estimated completion is December 2027. If the 6 months after this date are exceeded, a delay penalty of 4% per annum of the sale price, at the same rate as the rental guarantee, will accrue monthly (approximately €927 per month for D04, €1,267 for GF12). We will have this rate written into the contract. Force majeure is excluded.
It is documented that the connection application is made at the earliest date. If the document is not provided, a penalty equal to the monthly rent is paid until the connection is made after the grace period.
€11,120 per year for D04 (€33,360 over three years), €15,200 per year for GF12 (€45,600 over three years). According to the contract template, the total amount is paid in advance within 30 days after the title deed signature; the rental period begins 2 months after electricity, water, and internet connection.
This is the developer’s written statement; the phrase “at least B+” will be written into the contract.
If the developer cancels, the full deposit is refunded.
You do not pay a service fee to Avla for this apartment.
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 |
|---|---|---|---|---|---|---|
| A0321 | Kifisia Suites | Lykovrysi · North Athens | 1-bed / 2-bed | 46.00 – 80.55 m² net | €278,000 – €380,000 | 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.
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