Sample report · 75 m² apartment in Koukáki · Real data, open to everyone: comparables, value estimate, rental yield, renovation costs and legal checks. Your trial opens a report on any listing.
FULL CLEARANCE SCORECARDClearance check statesTwelve pre-purchase checks, each in one state: VERIFIED (a deterministic fact only — a statutory rate or a zone threshold), LIKELY (a heuristic), VERIFY (needs a professional), FINDING (a real problem), NO DATA. Missing information always shows as NO DATA, never as a pass.
1 VERIFIED · 4 LIKELY · 4 VERIFY · 2 NO DATA · 1 FINDING
▲ 1 blocking issue
Short-term rental is banned in this district. 4 checks need a professional before an offer.
Your checks: 0 of 9 done
Tick each check once you have done it. Your ticks are saved with this report and do not change the findings above.
LEGAL & RESIDENCE
≈Golden VisaGolden VisaGreece's residence-by-investment permit. The property is marked eligible only when the asking price clears the threshold for its zone; one that would qualify only through the €250,000 change-of-use route is flagged VERIFY, because that route depends on a change-of-use approval.Main area 75 m² is below the 120 m² minimum for this zone.BELOW LIST THRESHOLD
SHORT-TERM RENTAL
✕District banShort-term rental legalityWhether short-term letting is legally permitted at this address under Law 5073 and the district bans. It is a legality check only: nothing in this report estimates short-term rental revenue, nightly rate or occupancy.In Athens districts 1–3, new short-term rental licences are banned until 31 December 2026.LAW 5073
TAX & COST
✓Transfer tax ΦΜΑ 3.09%€6,860STATUTORY 3.09%
BUILDING & ENVIRONMENT
COMPARABLESComparablesNearby listings the model matched to this property by similarity. They are asking prices from portals, not registered transaction prices, so the set shows what sellers want rather than what buyers paid.
25 nearby listings used in this analysis — top 7 by similarity.
Κουκάκι - Μακρυγιάννη— SUBJECT€222,0002,96075——191 d
Κουκάκι€140,0001,81877130m0.9792 d
Κουκάκι€265,0003,7867064m0.96162 d
Κουκάκι - Μακρυγιάννη€320,0004,1037888m0.96192 d
Κουκάκι - Παιδική Χαρά€150,0001,9487776m0.9666 d
Κουκάκι€260,0004,0006526m0.95188 d
Κουκάκι - Μακρυγιάννη€193,0003,1136257m0.95191 d
Κουκάκι€400,0004,706855m0.95188 d
VALUATION & ECONOMICS
EST. €229,758
ASKING €222,000
€171,078
€288,439
AS-IS ESTIMATE · RANGE
€/M²: 2,281 – 3,063 – 3,846
Model, not an appraisal. The gap to the asking price is an indication, not proof.
4.7%
GROSS YIELDGross yieldAnnual rent before any costs, divided by the asking price. It ignores vacancy, running costs, ENFIA/ΤΑΠ and the entry costs, so it is always the flattering number. Watch the denominator: gross divides by the price, net by the walk-away cost, so the two are not one ratio measured twice.
at asking price, before costs
Below the 6% most investors look for
Rent is an estimate from area rents.
€232,212
WALK-AWAY COSTWalk-away costThe asking price plus the model's entry costs: statutory ΦΜΑ 3.09%, then notary, land registry and legal. Those three start from defaults you can change under "Adjust acquisition costs", alongside optional engineer and agent lines. Without an agent line its fee (~2% + VAT) is excluded, so the cash you need is higher.
incl. ΦΜΑ + fees (+4.6%)
Mid-range
€/M² VS NEIGHBORHOOD€/m² position vs neighborhoodWhere the property's €/m² sits among the nearby comparables: the share of them with a lower €/m² puts it in the cheapest, middle or priciest third. It needs at least 5 usable comparables and is a position in a distribution, never proof that the price is low or high.
directional · 20 comps
LIKE-FOR-LIKE
Cheaper per m² than 20 of 31 similar live listings (Κουκάκι - Μακρυγιάννη).
Their median asking price: €3,182/m²
Similar: same area and type, 60–90 m², ground floor or below, built before 1980.
PRICE HISTORY
Now€222,000
First seen1 Apr 2026€222,000
No price changes since 1 Apr 2026.
RENOVATION → UPLIFT · 75 m²
MODEL ESTIMATES · HATCH = ESTIMATE
PACKAGES
BASIC · €300/M²
basic renovation
WALK-AWAY COST
RENOVATION COST
EST. POST-RENO VALUE
Paint, floors, lighting. Roughly €300 to €400 per m².
Renovation cost€22,500
Post-reno value€252,734
EST. NET GAINEst. net gainThe estimated value after renovation, minus what buying it costs you all-in, minus the renovation itself. A minus figure means the work does not pay for itself at this price.−€2.0k
PLUS · €550/M²
plus renovation
WALK-AWAY COST
RENOVATION COST
EST. POST-RENO VALUE
Wet areas, systems, joinery. Roughly €401 to €650 per m².
Renovation cost€41,250
Post-reno value€281,454
EST. NET GAINEst. net gainThe estimated value after renovation, minus what buying it costs you all-in, minus the renovation itself. A minus figure means the work does not pay for itself at this price.+€8.0k
LUX · €950/M²
BEST NET GAINBest net gain markerMarks whichever of the three packages shows the largest estimated net gain. It compares that one number and nothing else: not the risk, the permits, the time the work takes or how much cash you have to put up. It is not advice. When all three lose money, none is marked.
lux renovation
WALK-AWAY COST
RENOVATION COST
EST. POST-RENO VALUE
Full rebuild to a high spec. €651 per m² and up.
Renovation cost€71,250
Post-reno value€315,918
EST. NET GAINEst. net gainThe estimated value after renovation, minus what buying it costs you all-in, minus the renovation itself. A minus figure means the work does not pay for itself at this price.+€12.5k
Tick the work this property needs and price it, and the matching package activates here.
PER WORK ITEM
Tick the work this property needs and put in your own price per m². The total decides which package above is active.
€/M²
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Estimated renovation costNothing ticked yet, so there is no estimate to show.
Built from your own € / m² rates, not from ours: we hold no per-item price data and will not invent any. Blank items stay blank. Rates are saved to your profile and reused on every report.
The prices above are indicative. For a final price, please consult a renovation company.
VALUE & ECONOMICS
Where the value is — and where it could go
All-in acquisition cost
What you actually pay on top of the asking price.
€0walk-away €232,212
Purchase price€222,000
Transfer tax · ΦΜΑ 3.09%ΦΜΑ (transfer tax)The property transfer tax the buyer pays: 3% plus a 3% municipal surcharge on the tax, i.e. 3.09% of the price. The report applies it to the asking price, while in practice the base is the higher of the contract price and the tax-office value.€6,860
Notary[VERIFY]€1,903
Land registry€1,110
Legal€339
Walk-away cost€232,212
Agent fee (~2% + VAT) excluded — not in the model. Rates flagged [VERIFY] are indicative.
Try your own purchase costs on this sample. Changes stay on this page. With an account, they apply to every report you open.
Transfer tax · ΦΜΑ3.09%Fixed
Statutory rate on the transfer of property, so it isn't an assumption anyone gets to set. It changes here only when the law changes.
Default 0.86% of price
Default 0.50% of price
Default 0.15% of price
Off by default
Off by default
ΦΜΑ aside, a blank field keeps our default and stays flagged for you to verify. When anything here is your own, the analysis says so next to the walk-away total.
€/m² vs 20 comparables
Where the subject sits in the nearby price-per-m² distribution — position, not a deal claim.
median €3,786
Κουκάκι1,818
Κουκάκι - Παιδική Χαρά1,948
◆ subject2,960
Κουκάκι - Μακρυγιάννη3,113
Κουκάκι3,786
Κουκάκι4,000
Κουκάκι - Μακρυγιάννη4,103
Κουκάκι4,706
Subject sits in the mid-range of nearby €/m². Model estimate — read this as position, not a pricing verdict.
Annual income
Gross rent → net, after running costs.
RENT / MONTH€863
Net income€7,438
Vacancy 8%€828
Operating & management€1,496
ENFIA + ΤΑΠ€594
3.2%NET YIELD ON COSTNet yield on costNet annual income — rent after vacancy, running costs, ENFIA and ΤΑΠ — over the walk-away cost, not the asking price: the Greek καθαρή απόδοση convention, elsewhere yield on cost. Gross puts more income over that smaller price, which is why net lands far below. The negotiation panel runs this same ratio on the all-in cost at its offer.€92,975MAX WALK-AWAY AT 8% NETMax walk-away at 8% netThe highest walk-away cost at which this property would still return an 8% net yield: net annual income ÷ 0.08. The 8% is a fixed model assumption, not your target, and the figure says nothing about where rent stops covering costs.−€139,237HEADROOM TO 8% NETHeadroom to 8% netHow much more you could pay in total and still earn 8% net on it. A plus figure is room left to bid with; a minus figure means the price already puts you under 8%. It is measured against the all-in cost, not the price alone.
Rent is an adjustable assumption — everything else recomputes.
Financing & cash-on-cash
Leveraged return on your down payment after debt service.
DOWN PAYMENTDown paymentThe share of the all-in cost the model treats as cash you put in. A bank sizes the down payment off the purchase price, not this all-in cost, so use it to compare scenarios, not as a loan offer. The control only moves between 20% and 80%.25%
RATEInterest rateThe annual rate the model uses to work out the monthly repayment. It is not a rate a bank has quoted you. The control only moves between 3% and 8%, in steps of 0.25.4.5%
TERMLoan termHow many years the model spreads the loan over. A longer term lowers the monthly payment and raises the total interest. It is not a term a bank has agreed to lend.
€968Monthly P&IMonthly loan paymentThe monthly repayment, interest and capital together, at the rate and term set in the financing panel. The model sizes the loan off the all-in cost, while a bank lends against the purchase price alone, so this figure runs high. Running costs and taxes are not in it.€11,616Annual debt serviceAnnual debt serviceThe monthly repayment times twelve: what the loan takes out of a full year. It is the amount the net income has to cover before anything is left for you.−€4,178Pre-tax cash flowAnnual cash flowNet annual income minus the year's loan payments. What the property leaves you after the bank. A minus figure means you top it up out of your own pocket every year.−7.2%CASH-ON-CASHCash-on-cashPre-tax cash flow (net income minus debt service) divided by the cash you put in. The model sizes both the down payment and the loan off the walk-away cost, while a bank lends against the purchase price alone — so use it to compare scenarios, not to plan a loan.0.64×DSCRDSCRDebt service coverage ratio: net annual income divided by a year of loan payments (principal + interest). Below 1.0 the rent doesn't cover the loan; the ratio excludes income tax and loan fees.
Where these come from: the down payment and the loan split the all-in acquisition cost, and the net annual income from Annual income (rent × 12, less 8% vacancy, running costs and ΕΝΦΙΑ + ΤΑΠ) is what pays the debt service. Change the rent there and the cash flow, cash-on-cash and DSCR all move with it.
Model uses fixed-rate amortisation. Taxes and closing costs on the loan are excluded.
Negotiate the ask
What if you close below the ask — yield and cash-on-cash on the all-in cost that offer implies.
OFFER OF ASKING PRICE95%
€210,900Offer priceOffer priceThe price you would hand the seller: the asking price times the percentage on the slider. Purchase costs are not in it, so it is not what the deal ends up costing you.€220,601ALL-IN AT OFFERWalk-away costThe asking price plus the model's entry costs: statutory ΦΜΑ 3.09%, then notary, land registry and legal. Those three start from defaults you can change under "Adjust acquisition costs", alongside optional engineer and agent lines. Without an agent line its fee (~2% + VAT) is excluded, so the cash you need is higher.€2,812€/m² at offer€/m² at offerThe offer price divided by the floor area. This is the figure to hold against the asking €/m² of the comparables, because those are asking prices too, with no purchase costs in them.3.4%NET YIELD ON COSTNet yield on costNet annual income — rent after vacancy, running costs, ENFIA and ΤΑΠ — over the walk-away cost, not the asking price: the Greek καθαρή απόδοση convention, elsewhere yield on cost. Gross puts more income over that smaller price, which is why net lands far below. The negotiation panel runs this same ratio on the all-in cost at its offer.−€127,626HEADROOM TO 8% NETHeadroom to 8% netHow much more you could pay in total and still earn 8% net on it. A plus figure is room left to bid with; a minus figure means the price already puts you under 8%. It is measured against the all-in cost, not the price alone.€920Monthly P&IMonthly loan paymentThe monthly repayment, interest and capital together, at the rate and term set in the financing panel. The model sizes the loan off the all-in cost, while a bank lends against the purchase price alone, so this figure runs high. Running costs and taxes are not in it.−6.5%CASH-ON-CASHCash-on-cashPre-tax cash flow (net income minus debt service) divided by the cash you put in. The model sizes both the down payment and the loan off the walk-away cost, while a bank lends against the purchase price alone — so use it to compare scenarios, not to plan a loan.
Where these come from: the offer is a percentage of the asking price, and all-in at offer adds the same entry costs as the acquisition table. Net yield, headroom and cash-on-cash all divide by that all-in figure — the same base Annual income uses — and run on the same net annual income. Change the rent there and every figure in this panel moves.
Loan terms are the ones set in Financing. Model estimate.
Which play wins
Estimated net gain per strategy.
Renovate & sell+€8.0k
5-year rental+€34.4k
Renovate: estimated value after renovation, less the walk-away cost and the renovation cost. Rental: 5 years of net income. All model estimates.
Estimates come from a model and are not a certified appraisal or legal due diligence. Absence of data is always shown as “no data” — never as green. Glossary of terms
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