Images are from the developer’s promotional materials; some may be computer-generated representative visuals.
Boutique new build in Acharnes (Menidi), northwest of the Athens metropolitan area. Two 2-bed apartments of 67–100 m², completed in 2026 and ready for delivery. Located in a quiet residential area; close to the district centre and the suburban train. Prices starting from €127,000.
Boutique New Build in Acharnes. Acharnes Central Residences is a small-scale residential building located in Acharnes (Menidi), a well-established district in the northwest of the Athens metropolitan area. The immediate vicinity is a quiet, family-oriented residential fabric where daily shopping, schools, and cafes are within walking distance. The Acharnes suburban train (Proastiakos) station is approximately 2 km away, and the Attiki Odos motorway connection is about a five-minute drive; Athens city centre is approximately 12 km away, and Athens International Airport is approximately 35 km away via Attiki Odos. The green foothills of Mount Parnitha National Park extend just to the north of the district.
The Project. Both apartments feature a functional 2-bed layout with an open-plan living room and kitchen, an en-suite bathroom, and bright, well-proportioned rooms. Construction is complete; the apartments are ready for immediate delivery.
Delivery and Energy. Construction status: completed — the building was finished in 2026 and both apartments are ready for occupancy.
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 Balcony 65.46 m² | 1 | 2-bed | 100.00 | Balcony 65.46 m² | 100.00 | €168,000 | €1,680 | €1,680 | 1 | |
| (2) B1 Balcony 64.75 m² | 2 | 2-bed | 67.00 | Balcony 64.75 m² | 67.00 | €127,000 | €1,896 | €1,896 | 1 |
Avla Real Estate Area Report · Acharnes (Menidi) · North Attica · 24 October 2026. This is a district-level assessment; it does not include a specific apartment review.
Acharnes, known locally as Menidi, is a large municipality located at the northern end of the Athens basin, on the southern foothills of Mount Parnitha. The old Menidi market is approximately 12.1 km from Syntagma and 11.1 km from Omonia as the crow flies. In the 2021 census, the municipal population was 108,169 (2011: 106,943); the municipal unit alone houses 100,857 people. The area is approximately 150 km², though most of this is forest and mountain terrain of Parnitha; the residential fabric is concentrated in the plain, around the market and surrounding neighborhoods. The 2004 Olympic Village is also within the municipal boundaries.
Acharnes is more of a city with its own economy than a dormitory suburb: logistics, wholesale trade, and light industry are concentrated in the corridor where the Attiki Odos and the National Road (Athens–Lamia) intersect; the Acharnes Railway Center (SKA) is the hub where the country’s main train lines meet. Housing demand is fueled by this employment, households escaping the prices of inner districts, and proximity to the Kifisia–Lykovrysi belt. In terms of pricing, Acharnes is one of the most affordable municipalities in Attica: according to Indomio, the average for sales listings is €1,708/m²; rental listings have increased by 11.6% in the last year. The municipality allocated €2026 in its 180,000 technical program for the zoning and implementation plan of one area; we have not identified any large-scale urban transformation project.
English-language schools and their straight-line distances from the district center:
The distance is measured from the Menidi market to the school campus as the crow flies (OpenStreetMap); the road distance is longer. We have not identified any international schools in Acharnes that provide education entirely in English; the closest option is in Lykovrysi. Enrollment conditions should be confirmed with the school.
There is no metro in Acharnes; rail access relies on the Proastiakos suburban train. The Acharnes stop is ~735 m from the market, and the Acharnes Railway Center (SKA) is ~1.8 km away; the Proastiakos descends to Athens’ Larisis station, where one can transfer to metro Line 2. The extension of Metro Line 2 from Anthoupoli to Ilion is planned; its continuation through Kamatero, Zefyri, and Acharnes is in the feasibility stage, with no construction schedule. On the road side, the Attiki Odos and the National Road are right next to the district.
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 based on local employment and a year-round resident population, not tourism. The short-term rental registration freeze in Athens does not cover Acharnes; furthermore, daily rentals are already prohibited for properties purchased with a Golden Visa. Therefore, the district should be read as a long-term rental market where rents have increased significantly over the last year.
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 view on the district: Cautious — focused on value and rental income. Acharnes combines one of the lowest price per m² in Attica with rental demand that has risen rapidly over the last year and strong local employment. However, there is no metro, the differences between neighbourhoods are significant, and value appreciation has lagged behind Athens: this is a district chosen not for prestige or rapid capital growth, but for rental income in the right neighbourhood with a low entry point.
Sources: Indomio · ELSTAT 2021 census (via Wikipedia) · Municipality of Acharnes 2026 technical programme · Bank of Greece · TrainOSE / Proastiakos · Press reports regarding the Metro Line 2 extension plan (December 2024, 2025) · 2021 Greece wildfires (Wikipedia) · OpenStreetMap and OSRM (distance and duration measurement) · 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 |
|---|---|---|---|---|---|---|
| A0211 | Acharnes Central Residences | Acharnes · West Athens | — | 67.00 – 100.00 m² net | €127,000 – €168,000 | 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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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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