Axis Pikermi Residences: A Golden Visa in Athens from €250,000

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Hello everyone. In Athens the Golden Visa threshold €800,000. Bu projede ise €250,000. The reason is a very particular legal exception. Today, AXIS PIKERMI RESIDENCES is what we are looking at today!

For prices, taxes and the whole buying process, see our guide: Greece Property Guide

Apartment types, current price range and location: see the project page

In the east of Athens, Pikermia residential scheme located in. It was developed by converting an existing industrial building into homes. Axis Pikermi 1 and Axis Pikermi 2 making in total roughly 80 upper segment apartments. To the centre of Athens 20 to 25 minutes, and to Athens International Airport about 15 minutes. Yes, you read that correctly: the airport is closer than the city centre.

Prices

• Apartments: €250,000and up
• Size: 56 m²and up
• Two phases: Axis Pikermi 1 and Axis Pikermi 2, roughly in total 80 apartments
• Target rental yield: 4 to 6%
• Address: Pikermi 190 09, Athens, Greece

The price of €250,000 is no coincidence. It is the threshold of the conversion exception in the Greek Golden Visa programme, and the scheme was developed precisely to benefit from that exception. We set it out in detail below.

Why Axis Pikermi?

The only way to obtain a Golden Visa in Athens for €250,000

Since 2024 the Greek Golden Visa thresholds have been separated by region. For Attica, that is the Greater Athens area, the threshold for standard homes has risen to €800,000. The only exception is this: by converting a commercial or industrial building into homes properties created that way, regardless of location, remain subject to the €250,000 threshold.

Axis Pikermi falls exactly into that category. In other words in the Athens area you obtain the same right of residence with less than a third of the capital required for a standard apartment. This is at present the only legally valid way to obtain a Golden Visa in Attica from €250,000.

• The centre of Athens: 20 to 25 minutes
• Athens International Airport: about 15 minutes
• Attiki Odos links to everywhere in the region via the motorway
• The port of Rafina and the ferry link to the Aegean islands a short distance away
• Pikermi and its surroundings: a quiet, green area in the eastern suburbs of Athens

15 minutes to the airport

That is a practical advantage for an investment managed remotely. When you come to see your property the proximity of the airport works directly in your favour. And Athens is reachable on a short flight from many cities in Europe and the Middle East; you can go to your property and back in a day.

Daily life: in the eastern suburbs of Athens

Pikermi is a quiet area in the east of Athens, in the Marathon and Rafina corridor. It is away from the density of the city centre, green and low density. Thanks to the Attiki Odos motorway access to the centre is fast. Ferries leave from the port of Rafina for the Aegean islands. In the summer the coastal areas are a short distance away. It is a favoured corridor for anyone who wants to live in Athens without the crowds of the city centre.

Axis Pikermi rental yield

Schemes 4 to 6% gross rental yield is targeted. That rate is below our schemes in the Emirates (6 to 8%) but above London Zone 1 (3.5 to 4%).

But here we must be honest: in Greece you pay tax on rental income. The banded rate varies between 15% and 45% and there is the annual ENFIA property tax as well. In the Emirates none of those items exists. In other words your reason for choosing Greece should not be the net return but the right of residence within the European Union. The return is a secondary benefit.

Tenant profile: professionals working in Athens and people working in the sectors around the airport. There is a very critical rule here: short term letting (daily, Airbnb style) is BANNED in a property bought under the Golden Visa. Breaching the rule can lead to the cancellation of the residence permit and a fine of up to 50,000 euros. So the model you should target in Pikermi is long term letting; do not make your calculation on daily letting returns.

The standout features and the details that set Axis Pikermi apart

• An industrial building conversion: the legal basis that brings the scheme within the €250,000 Golden Visa threshold.
• Two phases: Axis Pikermi 1 and 2, roughly 80 apartments in total.
• Upper segment apartments: modern architecture and functional living areas.
• A 56 m² entry layout: a reasonable size for this price band.
• 15 minutes to the airport: an advantage for remote management and for the tenant pool around the airport.
• 20 to 25 minutes to the city centre: the Attiki Odos motorway link.
• A Golden Visa compliant structure: the scheme was developed from the outset with this programme in mind.
• Boutique scale: 80 apartments; not a crowded complex.

Who is buying?

This project is squarely aimed at of buyers targeting residence in the European Union scheme. Those who want freedom of movement in the Schengen area, the option of education in Europe for their children, or a long term plan B. The Golden Visa does not impose an obligation to live in Greece, so you can obtain the right without giving up your current life.

If you are looking only for an investment return, our Emirates schemes are mathematically stronger: there is no tax there and the return is higher. What Greece offers is a different asset: Avrupa’da oturum.

Frequently asked questions

Does the Golden Visa require living in Greece? No. You obtain a residence permit but there is no obligation to reside in Greece. As long as you hold the property it can be renewed every 5 years.

Is the family included? Yes. A spouse and children up to a certain age limit can be included in the same application. We confirm the current age limits before the application.

Is the conversion exception permanent? This is the most important question. The Greek Golden Visa rules have changed several times in recent years and the conversion exception could be revised in future too. It is valid today, but there is no open ended guarantee. If you are considering this programme, timing matters.

What happens to my residence if I sell the property? The right of residence is tied to the property. When you sell it the right ends; to continue you must acquire another property meeting the threshold.

Can I buy remotely from abroad? To a large extent, yes. The tax number, the bank account and the notary formalities can be completed by power of attorney. For the Golden Visa application you need to go to Greece once for the biometric data.

More information about the Greece Golden Visa for our Greece Golden Visa guide.

Total cost: what you actually pay when you buy at Axis Pikermi

Greece’s tax structure works differently from both England and the Emirates. In the Emirates there is no tax at all, in England stamp duty is heavy. Greece is in between: the purchase tax is low but there is an annual property tax and tax on rental income. Let us calculate on an apartment of €250,000:

The additional costs come to about 8.2% of the total price. The typical range for foreign buyers is between 6% and 10%. In addition, to buy property in Greece you need a Tax number (AFM) and a Greek bank account; we manage those steps for you too.

There are two items you will pay annually:

• ENFIA (annual property tax): Between €2 and €16.20 per square metre for the building, plus municipal tax. For a 56 m² apartment that is roughly in the €112 to €907 band; the exact amount is set by the zone valuation coefficient.
• Tax on rental income: Kademeli olarak between 15% and 45%. Up to €12,000 a year 15%, between €12,001 and €35,000 35%, above that 45%.

That is markedly different from the zero tax structure of the Emirates. In return Greece gives you residence within the European Union; which is right for you depends on your goal.

The Golden Visa: residence and free movement in Europe

The Greek Golden Visa gives, through a property investment, a 5 year renewable residence permit. It covers your spouse and children, provides freedom of movement in the Schengen area and imposes no obligation to live in Greece.

As at 2026 the thresholds are as follows:

• €800,000: Attica (Greater Athens), Thessaloniki, Mykonos, Santorini and islands with a population above 3,100
• €400,000: The rest of Greece
• €250,000: converted from a commercial building into homes properties, regardless of location

And here is the key point of this scheme: a standard apartment in the Attica region at a price of €250,000 would not be enough for a Golden Visa, because there the threshold is €800,000. Ancak bu proje by converting an industrial building into homes it was developed, and conversion schemes remain subject to the €250,000 threshold regardless of location tabi.

In other words you obtain the same right of residence with less than a third of the capital. At present conversion schemes of this kind are the only legally valid way to obtain a Golden Visa in the Athens area from €250,000.

Dikkat edilmesi gerekenler: To benefit from the conversion exception the change of use must have been completed in due form and the property cannot later be turned back to commercial use. The Golden Visa rules have also changed several times in recent years; we would suggest confirming the current conditions with your Greek solicitor before applying. We manage that process from start to finish.

The Axis Pikermi buying process, step by step

If you are buying from abroad the process works as follows:

• 1. A tax number (AFM) and a bank account. To buy property in Greece a tax number and a local bank account are needed. These steps can be completed remotely by power of attorney.
• 2. Appointing a solicitor and the title search. An independent Greek solicitor examines the title history of the property and its mortgage and charge position. In Greece this step is critical and must not be skipped.
• 3. The preliminary contract and the deposit. Usually at the rate of 10% of the price.
• 4. Noter huzurunda devir. The contract of sale is signed before a notary and the transfer tax is paid at that stage. It can be done remotely by power of attorney.
• 5. Tapu tescili. The property is registered in the land register and the cadastre.
• 6. Golden Visa application. Once the title is complete the residence application is made; you need to go to Greece once for the biometric data.

You can manage most of the process from the country you are in. There is no restriction on foreign nationals acquiring property in Greece (apart from border areas, and Athens is not within that scope).

Risks and what to watch for

We have set out the strengths; in fairness there are points to watch as well. For Axis Pikermi, these are the ones worth pausing on:

• The Golden Visa rules can change: the thresholds have been revised several times in recent years; the conversion exception could change in future too. There is no open ended guarantee.
• You pay tax on the rental income: in Greece there is a banded income tax of 15-45% and the annual ENFIA property tax; in the Emirates none of that exists.
• The return is below the Emirates: the targeted gross rate of 4-6% is below the Dubai schemes (6-8%); tax widens the net difference further.
• If you sell the property the residence ends: the right of residence is tied to the property; your exit plan should be built accordingly.
• Pikermi is not the centre: it is in the eastern suburbs of Athens; 20 to 25 minutes to the city centre and a car is necessary in practice.

None of this makes the project a bad one, but there is a wide gap between buying with your eyes open and finding out afterwards. We give every client this list up front.

How does Axis Pikermi compare with the alternatives?

Before you decide, it is worth looking at the other projects in the same budget band:

• EATON PLACE by Ellington: A tax free alternative with a higher return in Dubai on a similar budget.
• CIRCLE by Binghatti: The investment option with the most affordable entry price in Dubai.
• St James Quay: For anyone who wants to compare in a similar budget band in England.

We can work out together which project fits your goal, judged on budget, intended use and exit plan. For an overview, our guide to UK property investment for international buyers is worth reading too.

Answers to the most common questions on this topic: Is Buying a Home in Athens a Good Idea?