About the Athens Riviera, Greece
The Athens Riviera — the 70km stretch of coastline from Piraeus to Cape Sounion along the Saronic Gulf — is experiencing a renaissance as international investors discover what Athenians have long known: crystal-clear swimming waters, Cycladic light, and proximity to a world-class capital city. Vouliagmeni and Glyfada, the Riviera's prime nodes, are seeing hotel and residential investment from LVMH (Four Seasons), Astir Palace, and now Mandarin Oriental at price points benchmarking against St-Tropez rather than traditional Greek property. Greece's 7% flat income tax for foreign retirees and the Golden Visa (€400,000–800,000 depending on zone) underpin international demand.
About Mandarin Oriental Residences
Mandarin Oriental Hotel Group's branded-residence programme — among the most recognised in luxury hospitality — places private residences adjacent to or within MO hotels, giving owners access to the group's legendary service culture. Mandarin Oriental Residences Athens are developed in partnership with Grivalia Hospitality and sit alongside the Mandarin Oriental Costa Navarino (the group's Greek flagship) — a co-branded relationship that gives residents access to the resort's full amenity ecosystem.
Project Overview
Mandarin Oriental Private Residences Athens Riviera occupies a 4.5-hectare clifftop site at Vouliagmeni, delivering 75 residences across a series of low-rise villas and terrace apartments cascading down the limestone cliff to a private beach cove. Architecture is by MSMRDV Amsterdam with local firm Deca Architecture, designed to minimise visual impact on the Attica landscape. Residents enjoy a private beach club, the MO spa, and F&B at the adjacent MO hotel.
- Private beach cove — 200m of sandy beach reserved for residents and hotel guests
- Mandarin Oriental Spa access: the group's signature 3,000 sq m wellness facility
- Cascading villa design — each villa has a private infinity pool facing the Saronic Gulf
- Helicopter pad and speedboat mooring at private jetty
- Greek Golden Visa eligibility for all units (above €800,000)
- Year-round MO hotel F&B services with in-residence dining option
Unit Types & Configuration
- 2 Bedroom Terrace Apartment — 180–220 sq m with sea-view terrace
- 3 Bedroom Clifftop Villa — 320–400 sq m with private pool
- 4 Bedroom Beach Villa — 550–650 sq m, direct beach access
- 5 Bedroom Estate Villa — 900 sq m with guesthouse and dock access
Pricing
Two-bedroom apartments from €2.2 million. Three-bedroom clifftop villas from €4.8 million. Four-bedroom beach villas range €7.5–11 million. Estate villas priced above €16 million. Greek freehold title is available to all EU and non-EU buyers with standard notarial process. Golden Visa residency is granted on purchase above €800,000 in the Athens Riviera zone.
Investment Verdict
Positives:
- Greece is actively repositioning as a high-end destination — government investment in Ellinikon (the former Athens airport site) and Riviera infrastructure is material and well-funded
- MO brand ensures global resale audience — buyers come from MO's hotel client base globally
- Greek Golden Visa at €800,000 is now the standard for the Athens Riviera and provides EU residency
Watch Points:
- Greece's property market has historically been less liquid than France or Spain at the ultra-prime level — budget for a 9–18 month marketing period at resale
- ENFIA (Greek property tax) at these valuations is significant; model total annual ownership costs carefully