The Ellinikon Is Not a Development. It Is a Price Floor.
Two billion euros of residential sales, and a gravitational pull that has repriced everything from Alimos to Voula.
02
The House
Property · Neighbourhoods · Architects · Interiors
Eighty-eight percent of wealthy arrivals buy on this coastline rather than in central Athens or on an island. The interesting question is not whether to buy here. It is which four kilometres, and what you are actually paying for.
Where to buy, what it really costs, and who to build it with.
- €2.95M
- Median non-dom purchase
- 88%
- Of those buy on the Riviera
- 2% + VAT
- Agency fee, each side
- 6.5–8%
- Annual price growth, southern suburbs
What Actually
Matters Here
The framework, not a listing. Rules and figures are sourced and current as of August 2026; anything that would name a business waits for an editor who has been there.
- 01
The price bands are real, and they are not subtle
Vouliagmeni runs €8,500 to €12,000 per square metre, with landmark properties well above €20,000. Glyfada sits between €5,300 and €9,000. Elliniko runs €5,000 to €8,000 and rising. These are not adjacent markets that happen to differ; they are different products. The premium on Vouliagmeni is scarcity of coastline, not quality of building.
- 02
Both sides pay the agent, and the rate is standard
2% of the purchase price plus VAT, from the buyer and from the seller. It is not a fee you negotiate hard. It is close to statutory practice. What you should negotiate is what the buyer-side 2% actually buys you: off-market access, honest structural advice, and someone who will tell you when to walk. Most buyers pay the fee and receive a portal search.
- 03
If it is a Golden Visa purchase, two rules bind you
In Attica the threshold is €800,000, and the property must be a single unit of at least 120 square metres of usable interior space. It also cannot be let short-term, Airbnb-style. Long lets only. People discover the 120m² rule after agreeing a price on a beautiful 95m² apartment more often than you would expect.
- 04
The Ellinikon has repriced everything around it
It is the largest urban regeneration project in Europe and it is not a neighbourhood you are choosing between. It is the reason Alimos through Voula has moved. Whether you buy inside it or not, its delivery schedule is now a variable in your purchase. Buying nearby ahead of a phase completing is a different trade from buying into the finished thing.
- 05
Quality of life overtook the visa as the reason people buy
The market has shifted. The dominant motivation among buyers here is no longer the residency permit or an opportunistic yield play. It is that people intend to live here. That changes what matters: light, orientation, walking distance to a school, whether the street works in February. Investment-grade and liveable are diverging on this coast, and the agents have not all caught up.
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What is actually available
A meaningful share of what trades on this coastline never reaches a portal. We work with a small number of licensed agencies and can put your brief in front of them at once, with a budget band and a timeline, so you get shown property rather than a newsletter.
- 01 A human reads it. Always.
- 02 We name names, and we say why.
- 03 Any commercial relationship is disclosed up front.
- 04 Nothing you send us is sold to anyone.
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What opened, what closed, what quietly changed hands, and the one thing worth your Saturday. Read by roughly four hundred people who live between Alimos and Sounio, and by the people who advise them.