Aether Residences, Vouliagmeni

Aether Residences: new homes between Vouliagmeni and Varkiza

Aether Residences is a new boutique building on the Vouliagmeni–Varkiza border of the Athens Riviera, about 1.5 km from Vouliagmeni Beach. The building has four homes: a ground-floor maisonette with a private garden and pool, two full-floor apartments and a top-floor penthouse maisonette with open sea views.

Three homes are listed for sale, from €790,000 for a 127 m² apartment to €1,980,000 for the 237 m² penthouse. Every home has private parking and a storage room.

Listing details and asking prices as supplied by the developer, updated October 2026. Availability changes, so ask for the current price list.

Key facts

• Location: Vouliagmeni–Varkiza border, Athens Riviera, about 1.5 km from Vouliagmeni Beach.
• Building: four homes (a garden maisonette with a pool, two apartments and a penthouse maisonette).
• Homes listed: three, of 127 m² to 237 m², with 3 or 4 bedrooms.
• Build: new build, energy-efficient systems, elevator.
• Every home: private parking and a storage room.
• Asking prices: from €790,000 to €1,980,000.
• Price per m²: €6,220–€8,350 (our calculation from the asking prices).
• Golden Visa: two of the three priced homes meet the test of €800,000 or more in one home of at least 120 m².

Homes and prices

• Residence A: €790,000. 127 m², first floor, 3 bedrooms, 2 bathrooms and a WC, storage and parking. About €6,220 per m².
• Residence B: €860,000. 127 m², second floor, 3 bedrooms, 2 bathrooms and a WC, storage and parking. About €6,770 per m².
• Penthouse maisonette: €1,980,000. 237 m², top floor, 4 bedrooms, 4 bathrooms and a WC, storage and parking, open sea views. About €8,350 per m².

Location

The building stands where Vouliagmeni meets Varkiza, about 1.5 km from Vouliagmeni Beach, its lake and coves. Varkiza’s beach and shops are close by, and Athens International Airport is about 25 minutes by car. For prices, rents and rules across the area, see property for sale in Vouliagmeni.

Price compared with the area

At €6,220–€8,350 per m², the asking prices here compare with an average asking price of €4,231 per m² in Athens' southern suburbs, up 4.4% in a year (Spitogatos, Q2 2026), and €7,364 per m² in Vouliagmeni (Spitogatos, Q2 2026, reported by dnews.gr on 12 July 2026). For Vouliagmeni itself we publish €8,000–€18,000+ per m² for prime homes (BUY GREECE® network comparables, July 2026). Area averages mix old and new homes, so a new build usually prices above them; compare homes of the same age, size and floor.

Golden Visa

Vouliagmeni is in the €800,000 tier of Law 5100/2024: the amount must go into one home of at least 120 m² of main living space, and a home bought for the Golden Visa cannot be let short term. Here, Residence B and Penthouse maisonette meet both tests. Residence A is priced below €800,000.

Costs on top of the price

On Residence A at €790,000, a 3.09% transfer tax comes to €24,411, and notary, lawyer and registry fees add roughly €18,170 to €29,230 (about 2.3% to 3.7%; our calculation). New builds are usually sold with 24% VAT instead of the transfer tax unless the developer suspends it, which is possible until 31 December 2026, so ask which applies here. In total, budget about 5% to 7% on top of the price without an agent’s commission, or 8% to 10% with one, and a yearly property tax (ENFIA) from the first year. Each step is in our guide to buying property in Greece.

Renting it out

At the average asking rent in Athens' southern suburbs, €13.27 per m² a month (Spitogatos, Q2 2026), a home of 127 m² such as Residence A would ask about €1,690 a month, a gross yield of about 2.6% on its price. That is our calculation from area averages, not a valuation; new and sea-view homes can ask more. Short lets are allowed with an AMA registration number and the safety standards in force since 1 October 2025, but not on a home bought for the Golden Visa. Rental income is taxed at 15% up to €12,000 a year, rising in bands to 45% above €36,000 (Law 5246/2025).

Buying from abroad

Americans and other non-EU buyers can buy here in their own name: Vouliagmeni is not a border area under Law 1892/1990, so no special permit is needed. You need a Greek tax number (AFM), a Greek bank account, your own lawyer for the title, permit and tax checks, and a notary; a power of attorney lets you complete without flying. A 15% transfer tax for non-EU individual buyers was announced in September 2026 for 1 July 2027 but is not yet law. More in our guide on whether Americans can buy property in Greece.

Frequently asked questions

How much does a home at Aether Residences cost? Asking prices run from €790,000 to €1,980,000, about €6,220–€8,350 per m² (our calculation), for homes of 127 m² to 237 m². Ask for the current price list.

Can a home at Aether Residences get a Greek Golden Visa? Yes, some homes do. Here, Residence B and Penthouse maisonette meet both tests. Residence A is priced below €800,000. The €800,000 tier needs one home of at least 120 m², which cannot be let short term.

What does it cost to buy at Aether Residences on top of the price? On Residence A at €790,000, budget €24,411 in transfer tax and about €18,170 to €29,230 in notary, lawyer and registry fees, or 24% VAT instead of the transfer tax if the developer has not suspended it. With an agent, total costs usually run 8% to 10% of the price.

Where is Aether Residences? The building stands where Vouliagmeni meets Varkiza, about 1.5 km from Vouliagmeni Beach, its lake and coves. Varkiza’s beach and shops are close by, and Athens International Airport is about 25 minutes by car.

Can Americans buy at Aether Residences? Yes. Vouliagmeni is not a border area under Law 1892/1990, so Americans and other non-EU buyers need no special permit: a Greek tax number (AFM), a Greek bank account, a lawyer and a notary, all possible by power of attorney. A 15% transfer tax for non-EU buyers was announced for July 2027 but is not yet law.

For the price list, floor plans and a call with our team in Glyfada or Chicago, send your brief and a person replies within 24 hours. Contact BUY GREECE®.