Images are from the developer’s promotional materials; some may be computer-generated representative visuals.
A boutique project in Neo Irakleio, North Athens, consisting of only four furnished apartments — located next to the Kifisias business district, the Attiki Odos motorway, and a direct metro line to the historic centre. Eligible for Golden Visa with the €250,000 route. Delivery in Q2027 1.
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 | Plan |
|---|---|---|---|---|---|---|---|---|---|
| №1 Reserved | Ground | — | 42.00 | — | — | €260,000 | €6,190 | — | — |
| №2 Reserved | Ground | — | 47.80 | — | — | €280,000 | €5,858 | — | — |
| №3 Reserved | Ground | — | 40.30 | — | — | €250,000 | €6,203 | — | — |
| №4 Reserved | Ground | — | 38.90 | — | — | €250,000 | €6,427 | — | — |
Avla Real Estate Area Report · Neo Irakleio · North Athens · 23 – 24 October 2026. This is a district-level assessment; it does not include a review of a specific apartment.
Neo Irakleio, officially the municipality of Irakleio, is approximately 8.5 km north of Syntagma as the crow flies. It has a population of 50,494 people per 4.64 km² (2021); it is a dense residential district with approximately 10,900 people per km². While the population of neighbouring Nea Ionia is declining, Irakleio has grown slightly over the decade (2011: 49,642). The district is located between Nea Ionia, Marousi, and Lykovrysi, where the two main axes of North Athens, Metro Line 1 and the Attiki Odos, meet.
Residential demand is driven by neighbouring hubs: Olympic Sports Complex (OAKA) ~1.95 km, The Mall Athens ~2.15 km, Marousi business corridor ~8 minutes by car. Agia Olga public hospital is ~1.35 km away; HYGEIA and MITERA private hospitals are ~3 km away. For the district’s largest public project, a programme contract worth €16.7 million + VAT was signed with the Attica Region in March 2026: a road axis connecting to Kifisias Avenue will be routed under the metro line via a ~350 m tunnel, and the square above will be redesigned. Construction start date is pending confirmation.
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. Nearby, there is the German School in Marousi (≈2,770 m) and well-established private schools providing Greek-language education in Psychiko – Filothei, such as Ionios, Athens College, Arsakeio, and Moraitis (2.8 – 4.1 km). Enrolment conditions and quotas are to be confirmed directly with the school.
Neo Irakleio is one of the best-connected northern districts via rail: the Irakleio station of Metro Line 1 is right next to the district center, and the Irakleio station of the suburban railway is at ~1.1 km. The airport line of the suburban railway passes through this station. Attiki Odos runs through the district; there is a direct vehicle connection to the airport and the National Road. The first phase of Metro Line 4 currently under construction does not pass through this district.
Distances are as the crow flies from the district center. Car travel times are measured without traffic; they increase significantly during peak hours. Metro time is approximate based on schedule signs.
Demand stems from the transport hub rather than tourism: having the metro, suburban railway, and motorway in the same district attracts those working both in the center and the northern corridor. The listing rent (€10.14/m²) is at the same level as Nea Ionia, but the listing price is 21% higher; therefore, the gross listing yield is relatively low.
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 district view: Neutral – positive. The strength of Neo Irakleio is its transport: the metro, suburban railway, and Attiki Odos are in the same district, with OAKA and The Mall just a few kilometers away. However, price has moved ahead of rental income. As a more accessible northern corridor gateway compared to Marousi, the district is suitable for a patient investor focused on long-term tenants.
Sources: Indomio (September 2026) · ELSTAT 2021 census (citypopulation.de) · Attica Region (March 2026 funding call and program contract) · Elliniko Metro (Line 4) · Bank of Greece · OpenStreetMap and OSRM measurements · official school websites.
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 |
|---|---|---|---|---|---|---|
| A0150 | The Socrates Living | Neo Irakleio · North | m² net | 250,000 € | 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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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.
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