Thiseos 4, Varkiza

Thiseos 4: a garden maisonette with a pool, 200 m from Varkiza beach

Thiseos 4 is a boutique building of six homes in Varkiza, about 200 m from the beach: ground-floor maisonettes with gardens and pools, apartments and penthouse maisonettes with sea views. The building has an A+ energy class.

One home is listed: maisonette BGA1, 207 m² indoors with 201 m² of garden and terraces, a private pool and four bedrooms, at €1,185,000.

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: Varkiza, Athens Riviera, about 200 m from the beach.
• Building: six homes (garden maisonettes with pools, apartments and penthouse maisonettes).
• Home listed: BGA1, 207 m² indoors plus 201 m² of garden and terraces.
• Build: new build, energy class A+; delivery was estimated for 2025, so ask for the current status.
• Asking price: €1,185,000.
• Price per m²: €5,720 (our calculation from the asking price).
• Golden Visa: the priced home meets the test of €800,000 or more in one home of at least 120 m².

Homes and prices

• Maisonette BGA1: €1,185,000. 207 m² indoors, 201 m² of garden and terraces, private pool, 4 bedrooms, 2 bathrooms and a WC, parking and storage. About €5,720 per m².

Location

Varkiza is the beach town at the eastern end of the Athens Riviera, part of the Vari municipal unit, with a long sandy bay, tavernas and a centre that stays open all year. Vouliagmeni is ten minutes away, and Athens International Airport about 25 minutes over the hill. For prices, rents and rules across the area, see property for sale in Varkiza.

Price compared with the area

At €5,720 per m², the asking price here compares with an average asking price of €4,231 per m² in Athens' southern suburbs, up 4.4% in a year (Spitogatos, Q2 2026). For Varkiza itself we publish €3,000–€5,500+ per m² (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

Varkiza 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, Maisonette BGA1 meets both tests.

Costs on top of the price

At the asking price of €1,185,000, a 3.09% transfer tax comes to €36,616, and notary, lawyer and registry fees add roughly €27,260 to €43,840 (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 207 m² such as Maisonette BGA1 would ask about €2,750 a month, a gross yield of about 2.8% 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: Varkiza 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 Thiseos 4 cost? The asking price is €1,185,000, about €5,720 per m² (our calculation), for 207 m². Ask for the current price list.

Can a home at Thiseos 4 get a Greek Golden Visa? Yes. Here, Maisonette BGA1 meets both tests. 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 Thiseos 4 on top of the price? At the asking price of €1,185,000, budget €36,616 in transfer tax and about €27,260 to €43,840 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 Thiseos 4? Varkiza is the beach town at the eastern end of the Athens Riviera, part of the Vari municipal unit, with a long sandy bay, tavernas and a centre that stays open all year. Vouliagmeni is ten minutes away, and Athens International Airport about 25 minutes over the hill.

Can Americans buy at Thiseos 4? Yes. Varkiza 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®.