4-room flat to be refurbished, second floor, Plateia Amerikis, Patision - Acharnon

Property Code: 7-266. At a Glance:Year Built: 1959Floor: 2nd (high)Bedrooms: 3Bathrooms: 1 and WCType: Corner, front-facing, bright and high ceiling heightHeating: Central natural gasLift: Renovated, spacious Balconies: 8 sqm rear with green courtyard view, 15 sqm front overlooking the square Storage: 4 sqm internal, plus loft Flooring: Herringbone parquet in main areas, mosaic in kitchen, bathroom, and hallway Service Charges: ~€40/month | Windows: Wooden Condition: Requires full renovation (estimated €500–600/sqm)Why This Home "Delivers"A rare 122 sqm footprint right on Amerikis Square: a corner layout, a generous 15 sqm balcony with clear urban views, high ceilings, and herringbone parquet—hallmarks architects adore for transforming premium city flats. The well-preserved 1959 building retains its character, while the elevated 2nd floor boosts light and privacy. Layout Scenarios (Value-Add)Signature 3-Bed Family: Open living-dining area facing the square, a new open-plan kitchen, main bathroom plus refreshed WC, and a master with access to the large balcony. Two Flats (Investment): Split into 2x (60–62 sqm) units with separate entrances and meters. Live/Work: Front zone as a professional space (surgery/office), rear zone as a private residence with courtyard seclusion. Renovation Budget: ~€61–73k (500–600 €/sqm). All-in Cost (purchase and renovation): ~€244–256k ⇒ ~€2,000–2,098/sqm.Market Rationale (For the Discerning Buyer)Price Trends: Amerikis Square asking sales at €1,618/sqm (Sept 2025), up 10.9% annually. Rental asks at €8.79/sqm/month (+7.2% yearly). Athens Overview: Flat prices rose ~5.5–5.9% annually in 2025 (Q1–Q2, Bank of Greece), reflecting a mature yet stable market. Geoaxis Insight: Analyses highlight zones like Amerikis Square as outperformers due to value-for-money, compared to saturated premium areas. Future Value Drivers: The upcoming Kypseli METRO Station (Line 4, under construction) will boost the Patission–Kypseli arc, with operations expected 2029–2030—positive spillover for the wider area. Verdict: You’re buying size and square location at ~€1,500/sqm (pre-renovation)—below current asking prices for quality flats in the zone—locking in equity with smart design and build.Yield Scenarios (Indicative)Long-Term, Single Unit (122 sqm): At €8.5–9.0/sqm ⇒ €1,037–1,098/month gross (pre-charges/taxes). With high-standard renovation and partial furnishing, target €9.5–10.0/sqm. Split into 2x 60 sqm: Smaller units often command a 10–15% higher €/sqm rental vs single-let (market trends and local data apply).The Neighbourhood’s Honest EdgeAmerikis Square carries contrasts. Yes, there are signs of decline and minor crime. Yet it’s witnessing steady demand recovery and a portfolio of buildings with architectural value attracting value-add capital. Athens’ broader market remains upward-trending (though more tempered)—making a strategy of buying underpriced square footage on a square and investing in renovation a risk-adjusted play. 122 sqm of Authentic Urban LivingOverlooking Amerikis Square, this rare size boasts a corner facade, expansive balconies, and high ceilings. It demands a bold renovation—and that’s where its payoff lies. Market Value: €183,000. Available immediately. Contact PANTOU REALTORS for a viewing to see how beautifully your project takes shape.