2-room flat fifth floor, Akropoli, Athens Historic Center

Property Code: 7-414.Athens has few points where daily life touches History without trying — it simply happens.Here, opposite the Acropolis Museum and Dionysiou Areopagitou, you do not buy square metres.
You buy an address that functions as a passport: for strolls in Plaka before the first coffee, for dinner in Koukaki without needing a taxi, for Syntagma and Thissio on foot, for Acropolis METRO right across — and all of this with the calm of an internal apartment.
The property is rear/internal.
That means lower urban noise, better sense of seclusion, and a more private pied-à-terre in the city’s most talked-about square.A space that can become a refuge for owner-occupation or a stable income stream for investment use — in a market where per-sqm prices in this specific zone move at premium levels (~€6,000+/sqm as of January 2026).
The apartment is on the 5th floor of an exceptionally well-maintained 1959 building with 2 lifts and concierge — details that carry real daily and security value in the historic centre.
Heating is central natural gas, there is A/C in the living room, while frames are aluminium with double glazing, screens, and electric shutters.
Commons are low (~€35/month).And its hidden ace?
It already has an active A.M.A. licence for short-term letting and is free, clean, and ready for immediate transfer.
The Floor Plan is functional, with scope to become even more “contemporary”: 1 bedroom with built-in wardrobe and access to ~4 m² balcony (shared with living room).Living room with wooden flooring (warmth/urban elegance).Separate kitchen in an independent room with window to light well — with the option to remove the wall and create a more open “living-kitchen concept”.Bathroom with bathtub (on brick-tile wall), window to light well, and collector (renovation 2014: plumbing/electrical/kitchen/bathroom).Loft above the bathroom (useful storage), which with insulation/painting becomes exceptional.Hall with second built-in wardrobe and intercom.The signature point?
The shared rooftop: a hidden “observation tower” with views LITERALLY touching the Acropolis, Dionysiou Areopagitou, and Agios Georgios Lycabettus — and with roof insulation forthcoming, enhancing substance (and comfort) for the building.
Why It Stands Investment-Wise:
The Acropolis–Makrygianni area is one of the few in Athens where demand is not “fashion” — it is stable, international, and timeless, precisely because the product is unique: culture, strolls, dining, accessibility, landmark living.

The ancient neighbourhood beneath the Acropolis Museum, open to the public since 2019, reminds that here the city has depth — literally and symbolically.
Key Facts:Area: Acropolis (adjacent to Museum and METRO).Area: 59 m² | Floor: 5th | Year: 1959 | Renovation: 2014.Layout: 1 BR, living room, separate kitchen, 1 bathroom, ~4 m² balcony.Condition: partially renovated (2014: electrical/plumbing/frames/bathroom/kitchen).Heating: central natural gas | Hot water: new electric heater installed late 2025. Frames: aluminium, double glazing, screens, electric shutters.Building: 2 lifts, concierge, very good maintenance. Extra: shared rooftop with Acropolis view.Price: €348,000.Investor Appendix – Yield Scenarios - (A) Long-Term Letting:
Historic rent: ~€1,000/month.
Annual gross: €12,000.
Gross yield on €348,000: ~3.45%.“Upgrade” scenario (refresh + styling, no heavy works):
Target rent: €1,150–€1,250/month.
Annual gross: €13,800–€15,000.
Gross yield: ~3.97%–4.31%.
(B) Short-Term (conservative):
Conservative occupancy 55% (200 nights/year).
ADR scenario: €110–€140.
Annual gross: €22,000–€28,000.
Indicative costs: platforms/commissions **15%**, management ~12%–20%, cleaning/consumables depending on use.
→ Net operational (with management + costs) often ends at ~45%–60% of gross.
→ Realistic “net”: €10,000–€16,000/year, i.e. ~2.9%–4.6% (very conservative approach).
(C) Exit / Resale Logic:
Average asking prices in Makrygianni move at premium levels (~€5,565–€8,000/sqm).
In fully “turnkey” condition (high-aesthetic, fully equipped), the same asset usually broadens the buyer pool: expats, pied-à-terre buyers, investors, Golden Visa strategists (where the regime applies).
Contact PANTOU REALTORS for viewing and guidance through the transfer process.