This file was built on your own description, so we set it out at the very top: two bedrooms, above 60 m², under €280,000. If we have misread anything, tell us and we will rebuild the selection against the corrected brief.
The honest answer first. No apartment in our portfolio meets all three conditions at once — and we are telling you that in the opening paragraph rather than burying it at the end. Even when we relax the size threshold to 50 m², the picture does not change: there are 21 apartments above 50 m² and under €280,000, but on the developers' own lists every one of them is a one-bedroom. Genuine two-bedroom apartments start at €310,000.
This is where the decision sits. You have two defensible paths. Hold the budget, and €269,000 buys you a 57.88 m² one-bedroom. Add roughly €30,000, and €310,000 buys a 58.38 m² two-bedroom with two bathrooms. This file prices both paths; which one is right for you is your call, but putting the number in front of you rather than hiding it is ours.
Four projects, two geographies. The selection sits in two clusters: Akademia Platonos next to the centre and Nea Filadelfia to the north, plus two projects side by side in Kaminia, an inner neighbourhood of Piraeus. The order is not a ranking — it runs from the project with the widest two-bedroom choice to the one that fits your budget exactly but not your bedroom count.
How to read this. Under each project you will find two expandable sections — an area report (location, transport, tenant profile, risks) and a project report (building, unit layouts, handover, our assessment). We added a Beds column to the unit tables specifically for this selection: bedroom counts were verified one by one against the developers' own floor plans and availability lists, with no guesswork. We have written the weaknesses as plainly as the strengths; where we do not have verified data, we say so rather than filling the gap.
Almost everything about these four projects is already open in this file — prices, areas, bedroom counts, floor plans, commercial terms and our own reservations. Only the exact locations and street details are not published; the map shows each project as a neighbourhood-level circle. For the exact location, call us — your adviser M. Sami Akbeniz will give you the full briefing, share the location and present the properties in person. Or fill in the short form at the end of this page and we will call you. Our terms and how we work →
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. This last point matters for your mixed-use plan and we will walk through it with you unit by unit: staying in the apartment yourself and letting it on a long-term basis are both permitted, and it is only daily and weekly letting that is restricted on that route.
Locations are shown as neighbourhood-level circles. The four projects fall into two clusters — Akademia Platonos next to the centre and Nea Filadelfia to the north, and two projects standing side by side in Kaminia, an inner neighbourhood of Piraeus. The two in Kaminia can be seen on a single walk; the other two comfortably fit into the same day. Once you have told us which projects interest you, we share the exact addresses together with the visit programme.
In Akademia Platonos, one of Athens' central districts, a 5-level, 56-apartment project with a pool. It is the only address in this selection offering one-, two- and three-bedroom layouts at once: net areas of 40 – 92 m², prices in the €250,000 – €360,000 band.
Delivery is fully furnished with appliances; en-suite bathrooms, parquet floors and lifts are specified. Balconies run 4 – 30 m², reaching 42 – 53 m² on penthouse terraces. Metro access is direct and the city centre is close. The district sits in the Akademia Platonos area, and a modern underground museum is planned for the Plato's Academy park — a development that would strengthen the area's cultural draw and its medium-term value outlook.
The developer's rental projection is €7,500 – €11,250 per year; set against the entry price band, that corresponds to roughly a 3% gross return. It is a projection, not a commitment.
Our reading: this is the widest choice of layout on the page inside a single building, which matters when you are buying one apartment that has to do two jobs. 12 of the thirty-five available units are 40 – 55 m² net priced €250,000 – €295,000 — all inside the target size band and all well below the €400,000 ceiling. If you would rather have a genuine second bedroom for the months you are in residence, G4 at 53.40 m² for €300,000 or A3 at 58.38 m² with two bathrooms for €310,000 put a two-bedroom inside your budget with €90,000 to spare. Furnished handover means no fit-out spend on either side of the decision.
We filmed this construction site ourselves. Our active status report — block-by-block progress, floor levels and the handover timetable — sits on a separate page with six videos. We suggest watching it before you form a view on this project.
| Unit | Floor | Beds | Net m² | Gross m² | Price | € / m² net | Floor plan |
|---|---|---|---|---|---|---|---|
| ★ A3 | 1 | 2-bed | 58.38 | 65.98 | €310,000 | €5,310 | |
| G6 | Ground | 2-bed | 60.4 | 68.11 | €315,000 | €5,215 | |
| A10 | 1 | 2-bed | 57.96 | 69.76 | €320,000 | €5,521 | |
| B3 | 2 | 2-bed | 58.38 | 65.98 | €320,000 | €5,481 | |
| G2 | Ground | 2-bed | 61.03 | 66.08 | €320,000 | €5,243 | |
| G9 | Ground | 2-bed | 52.3 | 71.1 | €320,000 | €6,119 | |
| A2 | 1 | 2-bed | 61.14 | 67.84 | €325,000 | €5,316 | |
| A8 | 1 | 2-bed | 60.94 | 72.74 | €330,000 | €5,415 | |
| A9 | 1 | 2-bed | 61.03 | 72.83 | €330,000 | €5,407 | |
| B10 | 2 | 2-bed | 57.96 | 69.76 | €330,000 | €5,694 | |
| C3 | 3 | 2-bed | 58.38 | 65.98 | €330,000 | €5,653 | |
| G1 | Ground | 2-bed | 65.33 | 77.13 | €330,000 | €5,051 | |
| B2 | 2 | 2-bed | 61.14 | 67.84 | €335,000 | €5,479 | |
| ★ A1 | 1 | 2-bed | 70.81 | 82.61 | €340,000 | €4,802 | |
| B9 | 2 | 2-bed | 61.03 | 72.83 | €340,000 | €5,571 | |
| C10 | 3 | 2-bed | 57.96 | 69.76 | €340,000 | €5,866 | |
| C2 | 3 | 2-bed | 61.14 | 67.84 | €345,000 | €5,643 | |
| B7 | 2 | 2-bed | 65.18 | 77.32 | €350,000 | €5,370 | |
| C8 | 3 | 2-bed | 60.94 | 72.74 | €350,000 | €5,743 | |
| C9 | 3 | 2-bed | 61.03 | 72.83 | €350,000 | €5,735 | |
| D3 | 4 | 2-bed | 60.76 | 85.11 | €355,000 | €5,843 | |
| D4 | 4 | 2-bed | 62.56 | 85.18 | €360,000 | €5,754 | |
| ★ BS1 | Garden level | 3-bed | 92.29 | 114.29 | €340,000 | €3,684 | |
| A4 | 1 | 1-bed | 41.22 | 46.02 | €250,000 | €6,065 | |
| A5 | 1 | 1-bed | 42.34 | 51.74 | €250,000 | €5,905 | |
| A6 | 1 | 1-bed | 47.13 | 50.93 | €260,000 | €5,517 | |
| B4 | 2 | 1-bed | 41.22 | 46.02 | €260,000 | €6,308 | |
| B5 | 2 | 1-bed | 42.34 | 51.74 | €260,000 | €6,141 | |
| G3 | Ground | 1-bed | 47.5 | 53.37 | €260,000 | €5,474 | |
| G7 | Ground | 1-bed | 55.4 | 55.4 | €265,000 | €4,783 | |
| B6 | 2 | 1-bed | 47.13 | 50.93 | €270,000 | €5,729 | |
| C4 | 3 | 1-bed | 41.22 | 46.02 | €270,000 | €6,550 | |
| C5 | 3 | 1-bed | 42.34 | 51.74 | €270,000 | €6,377 | |
| G11 | Ground | 1-bed | 40 | 57.85 | €275,000 | €6,875 | |
| G8 | Ground | 1-bed | 40.78 | 59.1 | €275,000 | €6,744 |
Akademia Platonos sits in Athens' inner north-western ring, adjoining the centre; it is part of the area known in antiquity as Plato's district. Its character is local rather than tourist-oriented: a year-round residential fabric with visible urban-renewal momentum. The planned underground museum in the Plato's Academy archaeological park is the district's most concrete cultural project.
The metro connection is direct and is the district's main advantage; central stations are a few stops away. For a part-year resident this is a district you can live in without a car.
Demand is resident and year-round: professionals working in the centre, students and families. The developer's projection of €7,500 – €11,250 a year corresponds to roughly a 3% gross band against the price range; we hold no verified per-unit lease figure. The strength here is consistency rather than height — a district that lets on local employment does not empty out of season.
56 apartments over 5 levels; a shared pool, lifts and rooftop solar panels are specified. Delivery is fully furnished with appliances.
One-, two- and three-bedroom types together: 40 – 92 m² net interiors, balconies of 4 – 30 m² and penthouse terraces of 42 – 53 m². En-suite bathrooms, parquet floors, lifts. Price band €250,000 – €360,000.
The project is at an early stage; the handover schedule and payment plan await written confirmation and will be requested at offer stage.
This is the best floor area per euro in the dossier. On gross area the available stock reads at €4,500 – €5,900 per m², and G7 — 55.4 m² for €265,000 — is the single cheapest square metre on this page. If your question is strictly "what does each euro buy", Akademia Platonos answers it more emphatically than anywhere else here, and furnished handover removes the fit-out cost that usually eats the difference.
The honest counterweight is location. Akademia Platonos is a working central district, not an address that will impress anyone, and if part of the pleasure of owning in Athens is where you own, this is not it. Our reading is that Platon Court Residences makes most sense if you decide the apartment's job is to be spacious, comfortable and easy to let, and that the neighbourhood you enjoy is somewhere you travel to rather than live in. It is also the one project here where a two-bedroom of 58 – 61 m² fits your budget with room to spare — worth weighing if the months you spend in Athens are ever shared.
Want the full file on this project? The complete specification, the developer's own material and the unit-level detail behind this section are held by us. Ask us and we will send them over or walk you through them — message Sami Akbeniz on WhatsApp →
A new-build, five-storey building with 20 apartments in the Kaminia district of Piraeus. Four units per floor; 18 are currently available and 2 are reserved. Net areas run 42.39 – 77.20 m², prices €280,000 – €338,000.
The floor plate repeats identically on every level: one two-bedroom unit of 77.20 m² plus three one-bedroom units (52.22 / 55.81 / 42.39 m²). That means the building holds five two-bedroom apartments in total — GF1, A1, B1, C1 and D1 — all at the same 77.20 m², priced between €330,000 (ground floor) and €338,000 (fourth floor). The layout is two bedrooms, one bathroom and an open-plan kitchen-living room; the architecture uses rounded dome lines and floor-to-ceiling glazing.
Parking is priced separately: the building has 13 double parking spaces at €30,000 per pair. The developer offers a guaranteed rental yield; the rate and the term are fixed in writing at the offer stage — any figure quoted is the developer's projection, not a commitment. The interior images are computer-generated renders.
Our reading: the two-bedroom units here work out at €4,275 per m² — the best per-square-metre value of any two-bedroom apartment in this selection, and at 77.20 m² also the largest. But here is the arithmetic without decoration: your brief set a ceiling of €280,000, and the entry price for a two-bedroom here is €330,000 — €50,000 above it. What that buys: against the cheapest two-bedroom in the selection (58.38 m² at €310,000), you pay €20,000 more for 18.8 m² more interior space. If you hold the €280,000 line, your option in this building is GF4: 42.4 m² at €280,000 — the one apartment that lands exactly on your ceiling, but it is a one-bedroom. Nothing in this selection satisfies "two bedrooms, over 50 m², under €280,000" all at once. Kaminia gives up nothing on space or value per square metre; it asks for the compromise on budget.
| Unit | Floor | Beds | Net m² | Price | € / m² net |
|---|---|---|---|---|---|
| ★ GF1 | Ground | 2-bed | 77.2 | €330,000 | €4,275 |
| A1 | 1 | 2-bed | 77.2 | €332,000 | €4,301 |
| B1 | 2 | 2-bed | 77.2 | €334,000 | €4,326 |
| C1 | 3 | 2-bed | 77.2 | €336,000 | €4,352 |
| D1 | 4 | 2-bed | 77.2 | €338,000 | €4,378 |
| GF4 | Ground | 1-bed | 42.4 | €280,000 | €6,604 |
| B4 | 2 | 1-bed | 42.39 | €284,000 | €6,700 |
| C4 | 3 | 1-bed | 42.39 | €286,000 | €6,747 |
| D4 | 4 | 1-bed | 42.39 | €288,000 | €6,794 |
| GF2 | Ground | 1-bed | 52.2 | €295,000 | €5,651 |
| A2 | 1 | 1-bed | 52.22 | €297,000 | €5,687 |
| B2 | 2 | 1-bed | 52.22 | €299,000 | €5,726 |
| GF3 | Ground | 1-bed | 55.8 | €300,000 | €5,376 |
| C2 | 3 | 1-bed | 52.22 | €301,000 | €5,764 |
| A3 | 1 | 1-bed | 55.81 | €302,000 | €5,411 |
| D2 | 4 | 1-bed | 52.22 | €303,000 | €5,802 |
| C3 | 3 | 1-bed | 55.81 | €306,000 | €5,483 |
| D3 | 4 | 1-bed | 55.81 | €308,000 | €5,519 |
Kaminia is one of the inner districts of Piraeus. It sits close to the port and to Mikrolimano, but the district itself is not waterfront — it is established residential fabric: apartment blocks, neighbourhood shops, schools. It is not a tourist quarter and does not pretend to be one; it is a place that lives and works year-round, on the urban axis of Piraeus rather than central Athens.
The Piraeus metro and tram network is the backbone of the area, with the port terminals and the centre of Piraeus a short distance away. You can live here without a car — which matters for the tenant base, since a significant share of tenants in Kaminia do not own one. It is also why separately priced parking sits in our view as a negotiable line item rather than a necessity.
Demand is settled and year-round: port and logistics employment, professionals working in Piraeus, students and families. This is a letting base that does not follow the season — the district does not empty out in winter. The developer offers a guaranteed rental yield, but we do not yet hold the rate and term in writing, and we have no verified rental figure at apartment level. The strength here is stability, not headline yield.
New build, five storeys (ground, 1, 2, 3 and 4), four apartments per floor, 20 in total. Currently 18 available, 2 reserved. It is a small, single-block structure — there is no large-scheme amenity programme here, and we do not hold the detailed common-area and building services specification in writing.
The floor plate repeats identically on every level: one two-bedroom unit of 77.20 m² and three one-bedroom units (52.22 / 55.81 / 42.39 m²). The two-bedroom units are coded GF1, A1, B1, C1 and D1; all are the same size, and the price difference comes from the floor alone — €330,000 at ground level to €338,000 on the fourth. Layout: two bedrooms, one bathroom, open-plan kitchen-living room. The architecture features rounded dome lines and floor-to-ceiling glazing. Room counts are taken directly from the developer's floor-plan sheet.
We do not hold the delivery schedule or the payment plan in writing; both are requested from the developer in writing at the offer stage. The same applies to the handover specification — furniture, appliances, fit-out level. We do not guess at these items. Parking is charged separately: 13 double spaces at €30,000 per pair.
This building is the best answer in the selection to the two-bedroom question. At 77.20 m² it is the largest two-bedroom on the page, and at €4,275 per m² it delivers the best per-square-metre value of any two-bedroom here — for comparison, the cheapest two-bedroom in the selection is €310,000 for 58.38 m², or €5,310 per m². That €20,000 gap buys you 18.8 m² more interior space. Measured by what each euro buys, this is the most efficient two-bedroom decision on the page.
The honest counterweight has three parts. First, budget: entry is €330,000, which is €50,000 above the ceiling in your brief. Second, the bathroom: a 77 m² two-bedroom apartment with a single bathroom is below what that size normally offers, and it is felt both when letting and when the flat is shared. Third, location: Kaminia is a working, stable district, not a prestige address; if the sentence "where I own in Athens" needs to carry weight for you, what this district offers is space and yield, not the address. Our reading: if you can extend to €330,000, this is where your two-bedroom requirement is met with the least money and the most space in the selection. If the €280,000 line is firm, your option in this building is the 42.4 m² one-bedroom GF4 — the one apartment that lands exactly on your ceiling, but not the layout you asked for.
Would you like the full file on this project? We hold the complete floor-plan sheet, the developer's own material and unit-level detail on all five two-bedroom apartments. Ask us and we will send it over, or we can go through it together step by step — message Sami Akbeniz on WhatsApp →
A boutique building of 18 apartments in Kaminia, Piraeus. The layout logic sets it apart from everything else in your selection: duplexes and lofts with generous terraces on the ground floor, standard flats on the upper levels. Interior areas run 27 – 97 m², prices €250,000 – €420,000. Of the eighteen units, 14 remain available; 4 are sold.
Two-bedroom stock here is thin: two apartments only, both ground-floor duplexes. I1 — 74 m² of interior space, 97 m² gross with the terrace, €330,000. I3 — 97 m² interior, 120 m² gross, €420,000. Everything else available is one-bedroom or studio: nine standard one-beds upstairs (47 – 54 m² interior, in the €265,000 – €285,000 range), plus a ground-floor duplex one-bed (69/88 m², €320,000), a loft one-bed (44/63 m², €270,000) and a studio (27/50 m², €250,000).
One caution up front. The ground-floor terraces are large, so gross area sits well above the interior figure. Read I1 on gross and the price per square metre looks like €3,402; read it on interior area and it is €4,459. Both numbers are true and they have to be read together — a terrace is livable space, but it is not heated interior space. We also hold a second address in the same district built as conventional flats (Kaminia Bay); comparing the two side by side is the natural move.
Our reading: Mr Yusuf Müftüoğlu, the three conditions you set — two bedrooms, above 50 m², under €280,000 — are not met here either. What fits under €280,000 in this building is one-bedroom stock. If you want a genuine second bedroom, entry is I1 at €330,000 for 74 m² of interior space. That is €20,000 above the cheapest two-bed in your selection (€310,000 for 58.38 m²) — but it buys you roughly 15 m² more interior area plus a large terrace, and it brings the price per interior square metre down from €5,310 to €4,459. Against the 77.20 m² unit at Kaminia Bay, price and area land almost level. So the choice is not financial, it is architectural: living on one floor, or across two. That is not a call we can make for you — we can show you both.
| Unit | Floor | Type | Net m² | Gross m² | Price | € / m² net |
|---|---|---|---|---|---|---|
| ★ I1 | Ground | Duplex · 2-bed | 74 | 97 | €330,000 | €4,459 |
| I3 | Ground | Duplex · 2-bed | 97 | 120 | €420,000 | €4,330 |
| I2 | Ground | Studio | 27 | 50 | €250,000 | €9,259 |
| A3 | 2 | 1-bed | 49 | 53 | €265,000 | €5,408 |
| B1 | 3 | 1-bed | 47 | 54 | €265,000 | €5,638 |
| C1 | 4 | 1-bed | 47 | 54 | €265,000 | €5,638 |
| B4 | 3 | 1-bed | 47 | 52 | €270,000 | €5,745 |
| C4 | 4 | 1-bed | 47 | 52 | €270,000 | €5,745 |
| I4 | Ground | Loft · 1-bed | 44 | 63 | €270,000 | €6,136 |
| B3 | 3 | 1-bed | 49 | 53 | €275,000 | €5,612 |
| C3 | 4 | 1-bed | 49 | 53 | €275,000 | €5,612 |
| B2 | 3 | 1-bed | 54 | 59.5 | €285,000 | €5,278 |
| C2 | 4 | 1-bed | 54 | 59.5 | €285,000 | €5,278 |
| I5 | Ground | Duplex · 1-bed | 69 | 88 | €320,000 | €4,638 |
Kaminia is an inland residential district of Piraeus, sitting between the port and Neo Faliro. Its character is local rather than tourist-oriented: a settled, year-round neighbourhood. Central Piraeus and the port area are a short distance away, and historic Athens is within reach by rail.
The district has taken some share of the wider Piraeus regeneration of recent years — though how far that reaches into Kaminia's inner streets varies block by block. This is not a waterfront address; the coastline lies in the neighbouring district.
The Piraeus and Neo Faliro rail stations flank the district; connections to central Athens and the airport line run with a change. Tram and the coastal corridor pick up on the Faliro side. Walking distances within the district vary by the building's position — we measure that for the specific project and give it to you in writing.
Demand is settled and year-round: people working in the port and shipping sector, students at the university in Piraeus, professionals commuting into central Athens. This is a tenant base that does not empty out off-season — its strength is stability, not headline yield.
We have no verified rental projection from the developer for this project. We will not put a number in front of you that we do not hold; if you want one, we will request it from the developer in writing.
A boutique building of 18 apartments. Ground floor holds duplex and loft layouts with generous terraces; upper floors are standard flats. 14 units available; prices €250,000 – €420,000, interior areas 27 – 97 m².
Two-bedroom (2 units, both ground-floor duplexes): I1 — 74 m² interior, 97 m² gross with terrace, €330,000 (€4,459 per interior m²). I3 — 97 m² interior, 120 m² gross, €420,000 (€4,330 per interior m²).
Other available stock: I5 duplex one-bed (69/88 m², €320,000) · I4 loft one-bed (44/63 m², €270,000) · I2 studio (27/50 m², €250,000) · nine standard one-beds on the upper floors (A3, B1, B2, B3, B4, C1, C2, C3, C4) — 47 – 54 m² interior, in the €265,000 – €285,000 range.
Terraces on the ground-floor duplexes are large and pull the gross figure up. Judging price per square metre on gross area makes the project look better than it is; the table shows both figures side by side so the comparison stays honest.
The delivery schedule and payment plan are not settled in our records. We request them from the developer in writing at offer stage and pass them to you as received. The scope of the handover specification — furniture, appliances — is clarified in the same correspondence.
The real strength of this project is the price per interior square metre on the two-bedroom units: €4,459 and €4,330. That sits clearly below the two-bedroom stock elsewhere in your selection — and the interior space you receive is larger. I1 gives 74 m² of interior area, I3 gives 97 m², terrace on top of that. The same money buys 58 – 61 m² at another address.
The honest counterweight comes in two parts. First, all two-bedroom stock is on the ground floor. The duplex layout compensates in part — living space separates from the sleeping level — but ground floor is ground floor: set your expectations on privacy and outlook accordingly. Second, duplex and loft types appeal to a narrower resale audience than a conventional flat.
For your file the conclusion is clean: hold the €280,000 ceiling and what you get here is a one-bedroom. The step to a second bedroom is €330,000, and it buys one of the largest two-bedroom interiors on this page. You can compare this project against Kaminia Bay in the same district at almost the same budget; the difference is not price but layout — one floor, or two.
Would you like the full file on this project? Floor plans, the complete specification and the unit-level detail behind this section are with us. Ask and we will send it, or walk through it with you step by step — message Sami Akbeniz on WhatsApp →
Nea Filadelfia sits in northern Athens — a settled, green residential district that takes its name from the city's large pine forest and park. The project holds 73 apartments; our inventory record shows 48 available and 25 sold. Net areas run 32.12 – 57.88 m², prices €255,000 – €278,500.
This is the only project in the selection whose entire available stock sits below your €280,000 ceiling. Twenty of the available apartments exceed 50 m², all priced between €269,000 and €278,500. The largest are A23 and B23: 57.88 m² net + 6.16 m² balcony = 64.04 m² total, at €269,000 — roughly €4,650 per net square metre. A11 and B11 cost the same and give 53.18 m² net with a larger balcony of 9.39 m², 62.57 m² in total.
One thing has to be said plainly. The developer's availability list carries a bedroom column, and every one of the 48 available apartments is a one-bedroom. There is no two-bedroom layout in this project — not within budget, not above it. So the only project that fits your budget does not fit your brief on room count. We are saying this at the start of the section, not the end.
Our reading: you told us Nea Filadelfia feels far, and you are right — it is well outside the central districts. What the distance buys you is concrete: greenery, a district that is lived in year-round, the lowest entry price on this page, and the only stock that stays under your ceiling. What it does not buy you is equally concrete: the central premium, the sea, and a second bedroom. This is where the decision turns. If you hold the €280,000 ceiling, what you get is a 57.88 m² one-bedroom in Nea Filadelfia. If you want a genuine second bedroom, the cheapest two-bedroom in the selection is €310,000 — roughly €30,000 more. No apartment in this selection delivers both at once; if one existed, we would be showing it to you.
| Unit | Floor | Beds | Net m² | Total m² | Price | € / m² net |
|---|---|---|---|---|---|---|
| ★ A23 | 1 | 1-bed | 57.88 | 64.04 | €269,000 | €4,648 |
| B23 | 2 | 1-bed | 57.88 | 64.04 | €269,000 | €4,648 |
| A11 | 1 | 1-bed | 53.18 | 62.57 | €269,000 | €5,058 |
| B11 | 2 | 1-bed | 53.18 | 62.57 | €269,000 | €5,058 |
| A28 | 1 | 1-bed | 51.87 | 56.6 | €269,000 | €5,186 |
| B28 | 2 | 1-bed | 51.87 | 99.17 | €269,000 | €5,186 |
| B14 | 2 | 1-bed | 51.82 | 58.8 | €269,000 | €5,191 |
| Z5 | 3 (Z Collection / cati) | 1-bed | 50.71 | 62.02 | €278,500 | €5,492 |
| A5 | 1 | 1-bed | 50.61 | 55.85 | €269,000 | €5,315 |
| B5 | 2 | 1-bed | 50.61 | 55.85 | €269,000 | €5,315 |
| A3 | 1 | 1-bed | 50.6 | 55.74 | €269,000 | €5,316 |
| A6 | 1 | 1-bed | 50.6 | 56.8 | €269,000 | €5,316 |
| A8 | 1 | 1-bed | 50.6 | 54.97 | €269,000 | €5,316 |
| B3 | 2 | 1-bed | 50.6 | 55.74 | €269,000 | €5,316 |
| B6 | 2 | 1-bed | 50.6 | 56.8 | €269,000 | €5,316 |
| B8 | 2 | 1-bed | 50.6 | 54.97 | €269,000 | €5,316 |
| A7 | 1 | 1-bed | 50.57 | 56.08 | €269,000 | €5,319 |
| B7 | 2 | 1-bed | 50.57 | 56.08 | €269,000 | €5,319 |
| A4 | 1 | 1-bed | 50.54 | 55.94 | €269,000 | €5,323 |
| B4 | 2 | 1-bed | 50.54 | 55.94 | €269,000 | €5,323 |
| A2 | 1 | 1-bed | 48.6 | 53.52 | €265,000 | €5,453 |
| B2 | 2 | 1-bed | 48.6 | 53.52 | €265,000 | €5,453 |
| Z9 | 3 (Z Collection / cati) | 1-bed | 46.81 | 73.93 | €275,500 | €5,885 |
| Z12 | 3 (Z Collection / cati) | 1-bed | 45.76 | 73.67 | €275,500 | €6,021 |
| A9 | 1 | 1-bed | 44.32 | 47.84 | €265,000 | €5,979 |
| B9 | 2 | 1-bed | 44.32 | 47.84 | €265,000 | €5,979 |
| A21 | 1 | 1-bed | 44.24 | 48.57 | €265,000 | €5,990 |
| B21 | 2 | 1-bed | 44.24 | 48.57 | €265,000 | €5,990 |
| A20 | 1 | 1-bed | 44.23 | 48.36 | €265,000 | €5,991 |
| B20 | 2 | 1-bed | 44.23 | 48.36 | €265,000 | €5,991 |
| Z3 | 3 (Z Collection / cati) | 1-bed | 43.54 | 57.36 | €275,500 | €6,328 |
| Z4 | 3 (Z Collection / cati) | 1-bed | 43.08 | 56.66 | €275,500 | €6,395 |
| A22 | 1 | 1-bed | 42.85 | 48.35 | €265,000 | €6,184 |
| B22 | 2 | 1-bed | 42.85 | 48.35 | €265,000 | €6,184 |
| Z10 | 3 (Z Collection / cati) | 1-bed | 42.76 | 81.34 | €275,500 | €6,443 |
| Z2 | 3 (Z Collection / cati) | 1-bed | 42.38 | 55.96 | €275,500 | €6,501 |
| Z8 | 3 (Z Collection / cati) | 1-bed | 42.28 | 93.57 | €275,500 | €6,516 |
| B13 | 2 | 1-bed | 42.09 | 47.73 | €265,000 | €6,296 |
| A10 | 1 | 1-bed | 41.99 | 44.2 | €265,000 | €6,311 |
| B10 | 2 | 1-bed | 41.99 | 44.2 | €265,000 | €6,311 |
| Z7 | 3 (Z Collection / cati) | 1-bed | 41.7 | 86.7 | €275,500 | €6,607 |
| Z11 | 3 (Z Collection / cati) | 1-bed | 40.6 | 71.17 | €275,500 | €6,786 |
| A29 | 1 | 1-bed | 36.92 | 43.51 | €255,000 | €6,907 |
| B29 | 2 | 1-bed | 36.92 | 43.51 | €255,000 | €6,907 |
| Z6 | 3 (Z Collection / cati) | 1-bed | 34.54 | 88.29 | €265,500 | €7,687 |
| Z1 | 3 (Z Collection / cati) | 1-bed | 33.85 | 43.88 | €265,500 | €7,843 |
| Z13 | 3 (Z Collection / cati) | 1-bed | 33.16 | 87.41 | €265,500 | €8,007 |
| B30 | 2 | 1-bed | 32.12 | 46.81 | €255,000 | €7,939 |
Nea Filadelfia lies in northern Athens and takes its name from the city's large pine forest and park. Its character is local rather than tourist-oriented: low-rise fabric, a high share of green space, and a resident family population that stays put all year. The noise of the central districts is absent here — so is their price premium.
Metro and bus connections to the centre exist, but the district is far from it and we will not soften that. For someone whose daily life happens downtown, this means a commute every day. For someone living within the district, it is walkable without a car.
Demand is local and year-round: families, long-term tenants, professionals working within the district. The strength here is stability, not seasonal peaks. We hold no verified rental figure from the developer for this project. When one reaches us we will pass it on, flagged as a projection rather than a commitment.
Avla holds a fuller area file on Nea Filadelfia; we are happy to send it if useful.
73 apartments in total; our inventory record shows 48 available and 25 sold. That sales pace suggests the price band is finding its buyer locally. Some of the interior and exterior images on this page are computer-generated renders and may not match the delivered apartment exactly.
Net areas of 32.12 – 57.88 m² at €255,000 – €278,500. The entire available stock is one-bedroom — read directly from the bedroom column of the developer's own availability list, not our interpretation.
The 20 apartments above 50 m² sit between €269,000 and €278,500. The ones worth naming:
The drawings we hold are architectural site plans, so we are not publishing floor plans on this page. Unit-level floor plans are shared on request — send us the apartment number you are interested in.
We are awaiting written confirmation from the developer on the delivery schedule, the payment plan, and the delivery specification — including whether furniture and appliances are included. It will be requested at the offer stage and passed to you as received. No agency service fee is charged to you on this project.
This project does one thing very clearly: it puts an apartment above 50 m² inside your budget. No other address on this page manages both conditions at once. At €269,000 for 57.88 m² net, you are paying about €4,650 per net square metre — among the most competitive unit prices in the selection.
The honest counterweight falls under two headings. First, location: Nea Filadelfia is far from the centre, there is no sea, there is no prestige premium — the objection you raised is a fair one. Second, and more binding, room count: there is no two-bedroom here. Your brief was "two-bedroom, above 60 m², under €280,000"; no apartment in this selection satisfies all three at once. Hold the €280,000 ceiling and you end up with a one-bedroom. Insist on the second bedroom and the entry point in this selection is €310,000. Our job is not to make that choice for you — it is to put the arithmetic in front of you clearly.
Would you like the full file on this project? We hold the unit-level floor plans, the complete specification, and the full availability list. Ask us and we will send it, or we can walk through it together step by step — message Sami Akbeniz on WhatsApp →
The column that sets this table apart from our other selections is “of which 2-bed”. A hundred available apartments in a project does not mean there is one in the layout you are looking for — so we count separately how many genuine two-bedroom apartments remain in each. The figures were verified against the developers' floor plans and availability lists.
| Project | Neighbourhood | Available | of which 2-bed | Area range net | Price range | Cheapest 2-bed | Best € / m² net |
|---|---|---|---|---|---|---|---|
| 1 · Platon Court Residences | Akademia Platonos | 35 | 22 | 40 – 92.29 m² | €250,000 – €360,000 | A3 · 58.38 m² · €310,000 | €3,684 |
| 2 · Kaminia Bay Residences | Kaminia, Piraeus | 18 | 5 | 42.39 – 77.20 m² | €280,000 – €338,000 | GF1 · 77.20 m² · €330,000 | €4,275 |
| 3 · Kaminia Loft Residences | Kaminia, Piraeus | 14 | 2 | 27 – 97 m² | €250,000 – €420,000 | I1 · 74 m² · €330,000 | €4,330 |
| 4 · Filadelfia Park Suites | Nea Filadelfia | 48 | 0 | 32.12 – 57.88 m² | €255,000 – €278,500 | — | €4,648 |
In this selection, budget and bedroom count exclude one another. Read the last two columns together: the only project that sits entirely inside your budget is Filadelfia Park Suites (€255,000 – €278,500), and it has no two-bedroom apartments at all. In the three projects that do have them, the entry price is €310,000. The gap is roughly €30,000, and that is the real question this file poses: is a second bedroom worth that €30,000 to you, or not.
If you want two bedrooms, there are three different answers. Platon Court gives the cheapest entry — €310,000 for 58.38 m² with two bathrooms and fully furnished handover; it also has the widest pool, with 22 apartments. Kaminia Bay gives the most space — €330,000 for 77.20 m², which at €4,275 per square metre is the best value among the two-bedrooms in this selection; the extra €20,000 buys you 19 m² more. Kaminia Loft offers a different architecture — €330,000 for 74 m² net, but on two levels as a duplex with a large terrace.
What holding the budget gets you. Below the €280,000 ceiling, the largest apartment available is 57.88 m² (Filadelfia, €269,000, plus a 6.16 m² balcony) or 55.40 m² (Platon G7, €265,000). Both are one-bedroom and both are generous; if you will be in Athens alone or with your wife, these are not small apartments. The constraint appears only when a second bedroom is genuinely needed.
Our suggestion for the visit. One day is enough. In the morning you see the two projects in Kaminia side by side — same neighbourhood, within walking distance of each other, one a flat and one a duplex; the comparison lands very clearly on site. In the afternoon you return to the centre for Platon Court; we filmed the site ourselves, and the video status report sits in that project's section. We know you find Nea Filadelfia far — even so, let us map the route, because measuring the distance with your own eyes is the soundest basis for the decision.
Tell us which of the four projects you would like to see. We will obtain written confirmation of current availability and price from the developers before you travel, start the independent legal review of the Golden Visa threshold for those units, and build your viewing programme around a single day in Athens — timed for whenever your calendar allows. If you wish, we can place a short-term option on the units you choose.
1 · Introduction record. Which property was introduced, and by whom, is put on record with the viewing form. Our viewing form covers digital and physical showings alike — presenting a property to you on a video call and showing it on site carry the same weight.
2 · Viewing. If you wish, properties are shown over a video call; or, during your visit, we collect you from the airport and build a comprehensive two-day viewing programme, accompanying you throughout. Before the viewing we kindly ask you to sign the viewing form. Viewing and information are free of charge.
3 · Service fee. On most Golden Visa properties we charge our clients no service fee; our only request is that the purchase of a property we introduced is completed through our firm. On some properties a service fee may apply; where it does, it is capped at 2% + VAT.
4 · Reservation. If you wish, the full legal review (title history, mortgage/lien, permits) is carried out by our lawyers; once the preliminary review is complete, we proceed to reservation. The reservation amount is generally capped at 10% of the purchase price; the property can be paid in full or in instalments.
5 · With you throughout. From the purchase itself to the Golden Visa application and its renewals, we are at your side at every step.
| Ref | Project | Neighbourhood | Type | Area | Price | Service fee |
|---|---|---|---|---|---|---|
| A0121 | Platon Court Residences | Akademia Platonos | 1-bed · 2-bed · 3-bed | 40 – 92.29 m² net | €250,000 – €360,000 | 0% |
| A0178 | Kaminia Bay Residences | Kaminia, Piraeus | 1-bed · 2-bed | 42.39 – 77.20 m² net | €280,000 – €338,000 | 0% |
| A0168 | Kaminia Loft Residences | Kaminia, Piraeus | Studio · loft · 1-bed · duplex | 27 – 97 m² net | €250,000 – €420,000 | 0% |
| A0139 | Filadelfia Park Suites | Nea Filadelfia | 1-bed | 32.12 – 57.88 m² net | €255,000 – €278,500 | 0% |
The Contracting Party confirms that the property(ies) listed above were introduced and shown to them by AVLA REAL ESTATE GAYRİMENKUL A.Ş. (the "Agency") 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 being 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 associate, or any related person or legal entity, 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, automatically due and payable upon the signing of the final sale or lease agreement. (b) Circumvention Penalty: if the Contracting Party, or any of the above related persons, acquires or leases any of the listed properties without the involvement of the Agency, by contracting directly with the owner or through any third party, they shall pay the Agency, as an agreed contractual penalty (liquidated damages), an amount equal to five percent (5%) of the final transaction price plus VAT, if applicable, without the Agency being required to prove any damage. 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 Turkiye and are accordingly exempt from VAT. 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 applicable 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, including the DIFC Courts' Small Claims Tribunal.