Images are from the developer’s promotional materials; some may be computer-generated representative visuals.
A group of five modern villas near the sea in Skroponeria on the shores of the North Evian Gulf: three bedrooms, approximately 130 m² of living space, 58 m² terrace and 123 m² private garden; optional private pool. Delivery within two years. €695,000.
Location is shown with a circle at the district level; the exact address is shared upon signing the Digital Viewing Protocol.
Distances are as the crow flies from the district centre (OpenStreetMap); airport travel time is by car in non-peak traffic. Information is confirmed in writing prior to an offer.
The price list per apartment has been requested from the developer; this section will be populated once the list is received.
Avla Real Estate Area Report · Skroponeria · North Evian Gulf (Evia) · 23 – 24 October 2026. This is a district-level assessment; it does not include a review of a specific apartment.
Skroponeria is a small seaside settlement on the western shore of the North Evian Gulf, at the head of the bay of the same name. Administratively, it belongs to the Evia regional unit, within the Anthidona unit of the Chalkida municipality; however, it is not on the island, but on the mainland coast. It is accessible from Athens by road without the need for a bridge or ferry.
According to the 2021 census, the permanent population is 42: this is not a town, but a bay consisting mainly of summer residences. As the settlement was born from a housing cooperative founded by Greek members of parliament, it is also locally referred to as "Vouleftika". The bay faces north, towards the gulf and the islet of Gatza; Mount Ptoo rises to the southwest. The calm waters of the coast and the pine-covered slopes give the region a natural character far from mass tourism.
For daily needs, the nearest city is Halkida (~21 km as the crow flies, ~26 km by road): it hosts the hospital, shopping, suburban train, and public services. The nearest villages, Anthidona and Loukisia, are ~8.5 – 9 km away, and Lake Yliki is ~14 km away. Delphi, Arachova, and the Parnassos ski center are within a day-trip distance. Housing demand is driven by second homes and summer use from Athens; new supply is limited to sporadic, small-scale villa projects. No new public investment could be confirmed around the bay.
No international schools with an English curriculum were found in Skroponeria or Halkida; the options in the immediate vicinity are state schools providing education in Greek. The nearest English-language schools are in the northern suburbs of Athens; distances are as the crow flies from the center of Skroponeria:
Road distance is significantly longer than the distance as the crow flies; daily school commuting is not practical. For a family with school-age children, Skroponeria is a second home, not a primary residence. Enrollment conditions are to be confirmed directly with the school.
Transportation relies on the road network. The nearest suburban train stations are Thiva (~19 km as the crow flies) and Halkida (~21 km); the Athens Larissa station – Halkida train journey takes approximately 1 hours and 23 minutes, with services running mostly every two hours.
Travel times are without traffic; they increase during peak hours at the entrance to Athens.
The rental market in Skroponeria is virtually non-existent; the permanent population is 42. There is no tenant base here, only a user base. Since short-term rentals are also prohibited for properties acquired via Golden Visa, this is a district for personal use, not for income generation.
Figures represent listing (asking) prices. The Halkida average reflects city apartments; it cannot be directly compared with prices for new-build villas near the sea. We do not provide unverified rental or yield figures for any specific property.
Avla’s view on the district: Neutral – positive, usage-oriented. Skroponeria is a bay reachable from Athens in one and a half hours by road, free from crowds and mass tourism; its value lies in its tranquillity. It is meaningful for long-term personal use, not with the expectation of income or rapid capital appreciation.
Sources: Indomio · Bank of Greece · ELSTAT 2021 census · Greek Wikipedia (Skroponeria) · suburban train schedule information · official school websites and IB registrations · OpenStreetMap (distances, OSRM times).
Because there is no single figure. Legislation defines three tiers, and the location and legal status of a property determine which tier it falls into.
Practical implications for your file: The threshold for standard new builds in Attica is €800,000. Which threshold the properties in this file fall under is determined by the location and legal status of the property; this is confirmed in writing via an independent Greek lawyer’s review on a property-by-property basis. We have not stated in any section that “this apartment qualifies for GV”; we obtain confirmation via documentation.
This protocol is the PROPERTY VIEWING AND ADVISORY AGREEMENT.
Dear investor; this page is the digital viewing of the property on this page, made for you by Avla Real Estate Gayrimenkul A.Ş. Presenting a property to you on this page carries the same weight as showing it on site.
When you sign the protocol, the exact addresses and street details of all the properties presented to you are sent to you. You can then examine each property's street, address and surroundings in full detail on Google Maps.
1 · Introduction record. Which property was introduced, and by whom, is recorded with the viewing form. Our viewing form covers digital and physical viewings alike — presenting a property to you on a video call carries the same weight as showing it on site.
2 · Viewing. If you wish, properties are shown on a video call; or, during your visit, we pick you up from the airport, prepare a comprehensive two-day tour programme and accompany you throughout. We ask you to sign the viewing form before the tour. The tour and briefing are free of charge.
3 · Service fee. The service fee for the property on this page is 0%. Our only request is that the purchase of a property we have introduced is completed through our firm.
4 · Reservation. If you wish, a full legal review (title history, mortgages and liens, permits) is carried out by our lawyers; once the preliminary review is complete, we move to reservation. The reservation amount is generally limited to 10% of the sale price; the property can be paid for in full or in instalments.
5 · With you from start to finish. We are with you at every step, from the purchase itself to the Golden Visa application and its renewals.
| Ref | Property | District | Type | Area | Price | Service fee |
|---|---|---|---|---|---|---|
| A0270 | Skroponeria Seaside Villas | Evia · islands | m² net | 695,000 € | 0% |
The Contracting Party confirms that the property(ies) listed above were introduced and shown to them by Avla Real Estate Gayrimenkul A.Ş. and Avla International Properties FZ-LLC (the "Agency"; together or individually "Avla"), and that they had no prior knowledge of these properties from any other source. Any prior acquaintance or relationship of the Contracting Party with the owner, developer or constructor of the listed properties does not constitute prior knowledge of the properties themselves and shall in no way affect or invalidate the Agency's rights under this Agreement; the decisive factor is the introduction of the specific properties by the Agency. (a) Service fee: if the Contracting Party, directly or indirectly, or through a spouse, relative, close business associate or any related natural or legal person, purchases or leases any of the listed properties through the mediation of the Agency, they shall pay the Agency the fee stated in the "Service fee" column, calculated on the final transaction price. This fee becomes due and payable automatically upon the signing of the final sale or lease agreement. (b) Protection of the introduction right: if the Contracting Party, or any of the related persons listed above, bypasses Avla and purchases or leases a property introduced by Avla directly from the owner or through a third party, a service fee equal to five percent (5%) of the final transaction price (plus VAT, if applicable) shall be paid to Avla as compensation for Avla's losses and expenses. (c) Developer-level protection: this protection is not limited to the listed properties; it also covers the company that is the owner, developer or constructor of the properties introduced by the Agency, and that company's affiliated companies. If the Contracting Party, or any of the related persons listed above, purchases or leases another property of these companies that is not on the list, that transaction shall also be deemed a result of the Agency's introduction, and the service fee and protection provisions above shall apply in full. No subsequent change in the price or in the negotiations shall cancel or reduce these obligations. The parties acknowledge that the Agency's fees under this Agreement will be invoiced from the United Arab Emirates or Türkiye. Personal data provided herein is processed solely for the purpose of this mediation, in accordance with Regulation (EU) 2016/679 (GDPR). This Agreement is governed by the laws of the United Arab Emirates; any dispute arising from it shall be subject to the exclusive jurisdiction of the Courts of the Dubai International Financial Centre (DIFC Courts), Dubai, United Arab Emirates, and the parties agree in writing that any claim within the applicable limits shall be heard by the DIFC Courts' Small Claims Tribunal.
By opening the presentation, you acknowledge that the properties on this page were introduced to you by Avla.
For the exact location and street details, call us or fill in the short form at the end of the page (under KVKK/GDPR) and we will call you.
The purchase price is not deposited into an account that the seller can use freely. It enters a separate bank account from which not a single cent can be withdrawn without two signatures: one from the seller and the other from the lawyer Avla has appointed for you. The money is transferred to the seller in installments only as the following steps are documented.
The co-signing lawyer cannot be removed without your consent; funds in the account are free from seizure and liens.
No payments can be made to any other person or account; the flow can only be altered by a court order.
Funds deposited into the account are used solely for the price and construction of this apartment and cannot be withdrawn. The contract is subject to Greek law; source of funds (AML) documents are required.
Source: developer’s “Private Agreement on Release of Funds” template. Installment ratios and timelines are written into the contract for each purchase; this section is a summary and does not replace the contract text.
We will disclose the figures with documentation during our meeting; however, to set your expectations correctly from the start, the framework is as follows:
For residential property purchases by non-EU/EEA natural persons, the property transfer tax is being increased from 3.09% to 15.45%. Corporate purchases, EU/EEA citizens, long-term residence permit holders, and individuals of Greek descent are excluded. The Prime Minister announced this on 6 September, and the Ministry of Finance provided details on 8 September — there is no draft law submitted to Parliament yet.
The 2026–2035 National Housing Strategy proposes a separate Golden Visa category where multiple apartments are purchased as a single portfolio and all are rented out long-term. The threshold, rental duration, and conditions have not yet been drafted; market sentiment suggests it will be an option for the €400,000 / €800,000 tiers where the single-property rule applies — this is a proposal, not law.
The €€250,000 tier is currently in effect and applies only to properties converted into residential units through a change of use. The sector is requesting an exemption from the new title deed tax for this category — the rationale being that these investments do not withdraw housing from the market, but rather create new stock. No decision has been made yet.
Once you submit the form, our team will call you; we will share the current availability, binding price, and payment plan for the apartments you are interested in via writing.
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The bird in our logo is a weaver bird. It weaves its nest stitch by stitch, with patience and strength. The bird returns to the word “Avla,” which means the place where it will build its nest. Every line of the logo was drawn with a single stroke and the same thickness: the same care in every detail. We build your nest with the same patience and care.
avlarealestate.com →Projects we highlight under the Golden Visa; each card opens the project’s own page.
The listings on the map represent the current state of our portfolio; the list is synchronized with our website twice daily. You can narrow down your search using price, region, district, and ready-made filters, and view the photos and project facts for each listing.
Circles indicate neighborhoods, not specific buildings. We do not publish the exact addresses of properties; we provide the location via neighborhood circles. The apartment-based list and exact location are revealed during our meeting along with your file.
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