Trilocale da ristrutturare, primo piano, Kolonaki, Kolonaki - Lykavittos

Property Code: 7-381There are streets that are merely streets.
And then there is that symbolic point where 1960s apartment buildings were not erected to “fit flats”, but to house prestige, rhythm of life, and an urban confidence that needs no proclamation.
Here, between the cosmopolitan hum of the square and the discreet gravity of Vasilissis Sofias, the pavement has a different texture: high-fashion vitrines, cafés with low voices, galleries, embassies, and that unmistakable sense that the city is operating in premium mode.
In this signature location, on the 1st floor of a meticulously maintained six-storey building with a new lift, a 145 sqm apartment is offered for sale — one that promises not ready-made beauty, but transformation.
A property that today calls for renovation — and precisely for that reason carries the rare privilege: to become exactly what you decide (high-aesthetic residence or weighty professional headquarters).
The Floor Plan Reads Like Classic Athenian Narrative
2 bedrooms (with scope for a third), bathroom + WC, independent kitchen, pantry/laundry area, and reception spaces that can become living–dining with libraries, art walls and properly layered lighting.Floors alternate marble and wood, as if reminding that here Athens once dressed to go out.East-west orientation brings light in two acts: clean and practical in the morning — warm and cinematic in the afternoon.And then the balconies: Front: 12 sqm acting as a small private stage toward the symbolic location Rear: 7 sqm to the light well with openness — that rare “quiet light” making bedrooms pleasant rather than internalThis double breath — city in front, calm behind — is, in practice, the greatest luxury element.Central natural gas heating — not a given in the area.
Wooden frames, but exceptional for their era — another sign that the building was conceived with quality of construction, not just address.Plus a 7 sqm basement storage (valuable asset in Kolonaki).
The Investment
Traditionally, the 1st floor is not the “easiest” floor in the prestige game — yet in this specific location, with proper renovation and correct market positioning, it can become a jewel for owner-occupation or a boutique asset for letting.Indicative market benchmark (wider Lycabettus/Kolonaki zone, December 2025): Average sale price €3,298/sqmAverage asking rent €13.10/sqmThis translates, at “average” market level, to rent of ≈ €2,000/month for 145 sqm.Prime scenario post full renovation (high-end): on signature streets, long-term luxury and quality professional lettings (boutique law/consulting/medical) move significantly above average.Realistic targeting scenarios: Residential (renovated, curated): ~€18–€25/sqm ⇒ €2,600–€3,600/monthOffice (boutique, visibility): Athens prime office benchmark recorded at ≈ €26.1/sqm/monthNote: these market ranges show the ceiling when renovation is genuinely premium and positioning is precise.Renovation cost: assuming €1,000–€1,200/sqm for quality full upgrade, we are talking ≈ €145,000–€174,000 (excluding special architectural excesses or bespoke joinery).Exit / appreciation: flipping in Kolonaki is not a volume game — it is a game of quality and correct identity. The right concept (2+1 bedrooms / 3rd as study, curated kitchen, lighting, soundproofing where possible, premium bathrooms) is what turns a 1st floor from “second thought” into a desired product.
Who It Is For
For the one who does not buy “square metres”, but buys position and narrative.
For the investor who knows Kolonaki does not function like an ordinary neighbourhood — it functions as an all-time classic brand district.
For the professional who wants their headquarters to say “I’ve arrived” before the portfolio opens.
And for the private buyer who wants a base in Athens, in a point where everything is 10 minutes away — yet the feeling remains aristocratically selective.
Summary of Key Features145 sqm, 1st floor, built 1962, Energy Class Z2 bedrooms with scope for 3rd | 1 bathroom + 1 WC | independent kitchen Front balcony 12 sqm + rear 7 sqm with openness Floors: marble & wood | East-west orientation Central natural gas heating | 7 sqm basement storage Six-storey building, new lift | commons ~€60/monthIf you want 145 sqm of blank canvas in one of the most expensive, theatrical and quiet-luxury backbones of Kolonaki, then this apartment awaits your signature for a genuine upgrade.In the heaviest square of the city, where Kolonaki presents its most silent luxury and Athens wears its finest, these 145 sqm declare themselves ready for a new era.A location that needs no introduction and an apartment seeking vision on the front line of the district.Discover through PANTOU REALTORS a space for transformation in the Kolonaki of collectors.