Apartment · Κουκάκι - Μακρυγιάννη
Full clearance scorecard
Clearance 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.Short-term rental is banned in this district. 4 checks need a professional before an offer.
Tick each check once you have done it. Your ticks are saved with this report and do not change the findings above.
Comparables
ComparablesNearby 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.Valuation and economics
See how the asking price compares with the model's figure, and explore similar properties in the “Comparables” table. An indicative model calculation, not a certified valuation.
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
No price changes since 1 Apr 2026.
Renovation and uplift · 75 m²
MODEL ESTIMATES · HATCH = ESTIMATETick the work this property needs and price it, and the matching package activates here.
Tick the work this property needs and put in your own price per m². The total decides which package above is active.
Set a cost per m² for each work item and assess properties against your own budget. Rates are saved to your profile, so you don't have to enter them again. Items you haven't priced stay blank.
The prices above are indicative. For a final price, please consult a renovation company.
Where the value is — and where it could go
What you actually pay on top of the asking price.
Agent fee (~2% + VAT) excluded — not in the model. Rates flagged [VERIFY] are indicative.
Try your own purchase costs on this sample. The totals above change as you type, and nothing is saved. With an account, you can save them for every report you open.
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.
Where the property sits against its directly comparable listings.
The property sits in the cheapest third of €/m² among its directly comparable listings.
Gross rent → net, after running costs.
Rent is an adjustable assumption — everything else recomputes.
Leveraged return on your down payment after debt service.
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.
What if you close below the ask — yield and cash-on-cash on the all-in cost that offer implies.
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.
Estimated net gain per strategy.
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