ARISPremium Accommodation
WhatsApp [email protected]
100+ apartments across Athens

The Athens a hotel
can never give you.

Modern boutique apartments in the neighbourhoods Athenians actually live in. Your own space, your own door, and a local team on WhatsApp from the moment you book.

100+Apartments 4.62★Airbnb rating 1,000+5-star reviews 24/7Self check-in
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Who we are

Knowledge, experience, and a genuine love for this city.

ARISPremium Accommodation

We have been hosting in Athens since 2015. Today we operate boutique apartments across Athens and Piraeus in fifteen neighbourhoods, as a Superhost-verified host, and we keep every part of it in-house — design, housekeeping, maintenance and guest care all sit with the same team, which is the only way we know to hold a standard across that many doors.

We speak English and Greek, we live here, and we’ll do our best to make your stay as comfortable as it can be. We hope to welcome you back.

Where you'll be

We host where Athenians actually live

Our apartments sit in working neighbourhoods, minutes from the centre by metro — real bakeries and neighbourhood tavernas instead of a street of souvenir shops, and more space for less per night. Click any pin to see the apartment and open its listing.

Before you arrive

The part most people get wrong

Landing in a new city at midnight with a suitcase and no plan is the worst hour of any trip. Follow the four steps below — that hour disappears.

ARIS PremiumAthens
The day you book
Welcome to Athens 👋 Here’s a little about us, what’s around your apartment — the market, the metro, where we actually eat — and the link to arrange your airport transfer. Neighbourhood guideBook a transfer
The night before you fly
Your check-in details Door code 4471 · third floor, blue door on the right. Directions from the airport and the Wi‑Fi are below. Message here any time.
Sent automatically on Airbnb, Booking.com or WhatsApp
Step one · From the moment you book

Two messages, and you already know Athens

The first arrives the day you book: who we are, what surrounds the apartment — the market, the metro, the places we actually eat — and the link to arrange your airport transfer while it is still cheap and easy to do.

The second comes the night before you travel, and it is the only one you need on the plane: address, floor, door code, Wi‑Fi. Both are sent automatically through whichever platform you booked on, so nothing depends on you finding an email at the gate.

  • Welcome message — the day you book
  • Check-in message — the night before you arrive
  • Delivered on Airbnb, Booking.com or WhatsApp — wherever you booked
Read the arrival FAQ
Step two · Airport or port

Don’t argue with a taxi at 1am

It costs the same as joining the queue at the rank — the difference is everything around it. The price is fixed and agreed before you take off, so there is no meter to watch and no conversation to have at one in the morning in a language you don’t speak.

A driver is standing inside arrivals holding your name, with room for the luggage, and he takes you to the door of the apartment — where your code is already waiting.

Same priceAs a metered taxi from the airport
FixedAgreed before you land, never on the meter
Met insideYour name on a sign, in arrivals
Your codeARISPR€10 off, because you booked with us
Book my transfer — €10 off

Takes under a minute, and nothing is charged now.

Inside an ARIS apartment
03:14
123456789 0✓
Enter your code
Step three · Any hour

Let yourself in, whenever you get there

Every apartment has its own door code. No reception, no key handover to coordinate, no waiting on a stranger’s schedule. A 3am landing is genuinely fine — walk in, drop the bag, sleep.

  • Self check-in, twenty-four hours a day
  • A new code for every stay, yours alone
  • Late checkout whenever the calendar allows it
See the apartments
Step four · Every day you’re here

A local team, one message away

We’re in Athens, not a call centre in another timezone — and we answer in English or Greek, usually within the hour. Extra towels, a cot, a late checkout, or an honest opinion on where to eat tonight: same thread, before and during your stay.

  • English and Greek, answered by a person
  • Cots, extra beds, luggage drop, airport pickups
  • Restaurant and neighbourhood advice that isn’t a list
Message us on WhatsApp [email protected]
The collection

A hotel gives you a room.
We give you an address.

A selection of what we host across the city. Choose a neighbourhood, then book on Airbnb — prices and availability live there, so nothing on this page can ever be out of date.

Not seeing your dates or your area? This is a small part of over 100 assets. Send us a message and we'll match you to the right one.

Not sure which one? Ask us Tell us your dates, group size and what you want to be near — we'll pick for you.
Staying a month or more

Long stays, students and remote workers

For anything over a month the platforms aren't the right place — the price is better and the terms are more flexible when you talk to us directly. We host Erasmus students, relocating professionals and remote workers all year.

›Monthly rates with bills and Wi-Fi included.
›Fully furnished and equipped — arrive with a suitcase.
›Choice of neighbourhood based on your university or office.
›Accessible units available — tell us what you need and we'll answer honestly.
Ask on WhatsApp instead
Long stays & private events

Prefer to write? WhatsApp or [email protected]. Staying under a month? Book straight on Airbnb.

Groups & private events

The whole building can be yours

A private rooftop with its own bar, a garden courtyard downstairs, and the apartments in between. One building, one team, one contact for the whole night — so the party and the beds never end up in different postcodes.

The private rooftop terrace
The rooftop — yours for the night
The rooftop bar
Its own bar
The garden courtyard
A garden downstairs
Live bouzouki on the rooftop
Live bouzouki
Guests dancing on the rooftop
Past midnight
A Bride’s Team door hanger
Down to the door hangers
40–50on the roof
7–12apartments in the building
30–40beds in a typical one
Tables and seating are built around your group, and a floor works as well as the whole building. Several rooftop buildings to choose from.
For
  • Bachelorette parties
  • Retreats
  • Company offsites
  • Weddings & large families

Check whether we can hold your date

Headcount, rough date, occasion. We come back with a proposal.

Check availability Ask on WhatsApp
Reviews

4.62 out of 5, and over a thousand five-star stays

Every review below is from a guest who actually stayed with us. Names shown as they appear on the platform.

★★★★★

"The apartment looked exactly like the photos and check-in was effortless. They even sorted our transfer from the airport."

Δημήτρης Π.Athens · Airbnb
★★★★★

"Great location, quiet street, and a neighbourhood that felt like actual Athens rather than a postcard."

Lucía MorenoMadrid · Booking.com
★★★★★

"Answered every message within minutes, day and night. Stayed three months and never had an issue."

Rachel BennettChicago · three-month stay
Questions

Good to know

How do I book?

Through Airbnb or Booking.com — each apartment above links straight to its listing, where you'll find live prices, photos and availability. For stays of a month or more, message us directly instead; we'll give you a better rate than the platforms allow.

What time is check-in and check-out?

Check-in is from 15:00 and check-out is at 11:00. That said, because check-in is self-service there is no reception to close — if your flight lands at 2am, that is genuinely fine. Arriving early or leaving late? Message us and we'll do our best, and we can always store your bags.

How does check-in actually work?

Entirely self-service, and deliberately simple. The day before you travel we send you one message with everything in it: the exact address with a map pin, the building and door entry codes, the floor and apartment number, the Wi-Fi password and how to reach us. You go straight from the taxi to the apartment and let yourself in — no reception desk, no meeting a stranger to collect keys, no waiting around because someone is running late. Inside you'll find the printed ARIS guidebook for your neighbourhood. If anything at all is unclear when you arrive, we're on WhatsApp.

Do you have accessible apartments?

Yes, some units are step-free with adapted bathrooms. Message us with exactly what you need and we'll tell you which ones genuinely work — we won't oversell it.

Can you arrange an airport transfer? Is there a discount?

Yes. Book directly through our partner at findtaxi.gr/aris-accommodation and enter the code ARISPR at checkout for €10 off your ride. A driver meets you at arrivals with your name, the price is fixed in advance, and there's no meter and no surprise. If you'd rather we handle it, just send us your flight number on WhatsApp.

Own an apartment in Athens, or thinking of buying one? We do this for owners too — sourcing, purchase, renovation and full management.

Contact

Talk to a person, not a bot

WhatsApp is the fastest way to reach us — usually a reply within the hour, in English, Hebrew or Greek.

WhatsApp +972 54-341-3555 [email protected]

Office: 12 Imvrou St, Athens 11257, Greece

Follow along

For a glimpse of what awaits you

The ARIS Instagram profile
The ARIS Facebook page

New apartments, rooftops and the neighbourhoods behind them, posted as they happen — and guest photos and reviews on the Facebook page.

For owners & investors

Own a piece of Athens.
We make ownership effortless.

Sourcing, purchase, renovation, licensing, guests, maintenance, payout — one team, one contact, nothing left for you to chase. We run more than 100 assets across Athens and Piraeus, so we can tell you what a property will earn before you buy it, because we're already operating one on the same street.

100+Assets managed 78%Avg occupancy 15Neighbourhoods 4.62★Guest rating
Book a free consultation WhatsApp us
Our service

The whole chain — or just the part you need

Buying property in Athens from abroad is not the hard part. Everything after the purchase is. Below is the chain we run end to end. Enter it at any point: some owners bring us in from the first viewing, some buy alone and only want the operation, some already own and simply want the empty weeks to stop. The fee only ever attaches to the part we actually do.

  1. 01

    Sourcing

    We screen the market and bring you units that pencil out, with the numbers behind them — not a feeling.

  2. 02

    Purchase, remotely

    Lawyer, AFM tax number, Greek bank account, power of attorney, negotiation and closing — coordinated in your language.

  3. 03

    Renovate & furnish

    Contractors, design, furnishing and professional photography, managed and inspected on the ground.

  4. 04

    Licence & launch

    AMA short-let registration, accountant appointed, listings built and live on Airbnb and Booking.

  5. 05

    Operate

    Dynamic pricing, guest communication, check-in, housekeeping and maintenance — every day, all year.

  6. 06

    Report & payout

    A statement every month showing what the asset earned, what it cost, and what reaches your account.

— ◆ —

No two deals look the same.
You don’t have to start at the beginning — come in at any link in the chain, and we pick it up from there.

Where we operate

Fifteen neighbourhoods, one team on the ground

We don't manage remotely from another country. Our people are in Athens, in these streets, every day.

Proof, not promises

Real properties. Real performance.

Every figure below comes straight from our booking records for the 2025 calendar year — not modelled, not projected, not the best month. Individual owners stay anonymous on a public page; we open the underlying reservation data on a call.

100+Assets under managementApartments and whole buildings, across fifteen neighbourhoods
78%Average occupancy, 2025Nights sold against nights available, every tracked asset
€53Blended nightly rateStudios, family apartments and long stays together
4.62★Guest rating48 live listings, and over 1,000 five-star stays
Occupancy, per assetTwelve assets tracked for the full year
median 77%
65% lowest88% highest
Gross revenue, per asset, per yearWhat guests paid, before costs
typical €16k
€8,000 smallest studio€27,900 best performer

Occupancy is nights sold against nights available. Gross is what guests paid, before platform commission, cleaning, tax and our fee — the section below follows one asset all the way down to the money that reaches the owner’s account.

See what actually reaches the owner Ask for the full numbers
The return

7–12% net, after everything

Net, not gross. The figure left once the platform, the running costs, Greek tax and our fee have all come out — which is the only figure worth quoting, and the one the market usually avoids.

7–12%
Net annual yield
on purchase price
What comes out of gross before it reaches you
Platform commissionAirbnb and Booking take their cut on every night sold.
Cleaning & running costsTurnovers, laundry, consumables, utilities and maintenance.
Greek taxShort-let income tax, at the rate your ownership structure attracts.
Our management feeA share of what the property earns. We are paid when it performs.

The percentages are different for every property

They move with the platform mix, the length of stay, the size of the unit and how the purchase is structured — so a single worked example on a website would be a number we made up. Send us a property you own, or one you are looking at, and we will run the real figures on it: gross, every deduction, and what actually lands in your account, from our own reservation data for comparable assets.

Run the numbers on a property Ask on WhatsApp
Available now

Projects currently on the table

Four live opportunities, each one seen in person, measured and costed before it reached this page. Every project below is quoted the same way — price, price per square metre, size, and what stage it is at — so you can compare them against each other rather than against a brochure.

Permit approved How it will look
Mets, Athens · Metro Line 2

Defner 18

Two independent apartments on one floor, sold separately, delivered turnkey
€268,650 / €392,500Per apartment
€5,000Per m²
53.7 & 78.5 m²2 units
May 2026Permit approved

Mets is the low-rise pocket behind the Panathenaic Stadium — neoclassical houses, tree-lined streets, and the Acropolis Museum, the Stadium and the Temple of Olympian Zeus all inside 800 m. Lift to the door, 7.4 m frontage, balconies front and back.

The most expensive entry on this page, and the one where part of the return is the address holding its value rather than the monthly income.

Short-let, gross7.8% · 8.3%
Long-let, gross3.4% · 3.6%
Akropoli metro12 min walk
Request the investor deck
Permit approved The building today
Dafni, Athens · Metro Line 2

Panagi Tsaldari 21

Five new apartments in one building, sold separately, delivered turnkey
€134k–162kPer apartment
€2,895–3,576Per m²
38–54 m²5 units
April 2027Key handover

A permitted subdivision of an existing building into five self-contained units across three floors — each with its own entrance, kitchen, bathroom and bedroom. 350 m from Agios Ioannis station, twelve minutes to Syntagma with no change.

The price is the whole journey: purchase costs, architect, renovation, kitchen, furniture, licensing and the listings going live. Payment is staged against four build milestones rather than paid up front.

Short-let, gross≈ €15,000 / yr · 11.3%
Long-let, gross5.0–5.9%
Agios Ioannis metro4 min walk
Request the investor deck
Under renovation The house today
Nikaia, Piraeus · Metro Line 3

Attaleias 17

A detached one-bedroom house with its own yard, in full architectural renovation
€145,000Asking price
€2,959Per m²
49 m²+ private yard
February 2027Handover

No neighbours above, no building committee, its own entrance and its own yard — unusual at this price anywhere near central Athens. 300 m from Nikaia station on Line 3, the line that runs Piraeus to the centre to the airport without a change.

Demolition is done and the structure is reinforced in steel, with new electrics and plumbing already in. It is handed over finished, with no renovation budget to add on top of the price.

Long-let, expected€650 / month
Gross income€7,800 / yr · 5.2%
Nikaia metro4 min walk
Request the investor deck
Tenanted
Piraeus · Metro Line 3

Makedonias 98–100

A renovated top-floor penthouse that already pays, let on an active lease
€250,000Asking price
€2,841Per m²
88 m²4th floor
March 2027Lease runs to

Renovation completed in 2025 — new kitchen with a stone island, two rebuilt bathrooms, marble through the living space, and a terrace wrapping two sides of the apartment. Nothing to furnish, licence or launch.

Income starts on the day you sign. When the lease ends you can renew it or hand it to us as a short-let, which is where the upside sits.

Current rent€820 / month
Gross income€9,840 / yr · 3.9%
Maniatika metro5 min walk
Request the investor deck

Looking for something more specific?

Not every opportunity we source is publicly listed. Share your budget, preferred location and investment goals, and we’ll help you find your right property.

Tell us what you’re looking for WhatsApp us
References

Ask the people who already did it

We keep our owners’ names and addresses off a public page, so what follows is deliberately anonymous. It is also checkable: tell us which of these situations resembles yours and we will put you on a call with that owner directly, before you commit to anything.

✓
I bought in Athens without ever standing in the apartment. Two years on it is still running and a report lands in my inbox every month.
Owner · AmpelokipiBought remotely from Israel · with us since 2023
Available for a reference call
✓
I was managing it myself from abroad and losing money on empty weeks. The first full year with ARIS the occupancy nearly doubled.
Owner · PagratiSelf-managed for three years before switching · with us since 2022
Available for a reference call
✓
They handled the renovation, the licence and the photography. I signed, and then I waited for the first booking.
Owner · KallitheaFull chain, purchase through to operation · with us since 2024
Available for a reference call

Every owner quoted here has agreed to speak to prospective clients. We are not going to ask you to take a sentence on a website at face value — that is what the call is for.

Arrange a reference call
Questions

What owners ask us first

Can I buy an apartment in Athens without coming to Greece?

Yes. Most of our clients complete the purchase remotely through a Greek lawyer and a power of attorney. We arrange the AFM tax number, the bank account and the signing, and send video walkthroughs of every unit on the shortlist.

What does management cost, and what's included?

A percentage of revenue with no fixed monthly fee — so we only earn when the apartment does. It covers listings and pricing, all guest communication, check-in, cleaning coordination, maintenance and the monthly owner report. Exact terms in the consultation.

What return should I expect?

It depends on the neighbourhood, the size of the unit and how much renovation it needs. Rather than quote a headline number, we'll show you the actual occupancy and revenue of a comparable asset we already run in that area.

Do you handle the short-let licence and the taxes?

Yes — AMA registration for short-term rental is part of the launch phase, and we work with a Greek accountant who handles the monthly declarations.

I already own an apartment. Can you just manage it?

Yes, that's a large part of what we do — many of the assets in our portfolio belong to other owners, from single studios to entire buildings. We'll look at the unit and tell you honestly what it can earn and what it needs first.

What if I want to use the apartment myself?

Block the dates in the calendar whenever you like. It's your apartment.

Consultation

Let's look at the numbers together

A free 30-minute call, no pitch. Tell us your budget and what you're trying to achieve, and we'll tell you honestly whether Athens is the right move — and what a unit like the ones we run would earn.

WhatsApp +972 54-341-3555 [email protected]

12 Imvrou St, Athens 11257 · English & Greek spoken · Superhost, verified

Owners & investors

We'll come back with a time within a day. Prefer to just talk? WhatsApp or [email protected].

Coming to Athens yourself? Stay in one of our apartments and see the standard in person.

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