Overview
A boutique apartment complex of approximately 350 m² across three levels, positioned 100 metres from Sivota Marina — the heart of tourist and yachting life in the "Emerald of Epirus." The asset offers 11 keys in a structured configuration: 2 studios, 8 luxury guest rooms, and a penthouse.
Sivota has become one of the most sought-after coastal destinations in mainland Greece, attracting a high-spending clientele of yacht owners, eco-luxury travellers, and visitors who actively avoid the overcrowded Aegean islands. The marina serves as a natural anchor for demand — and the area has a documented shortage of modern, premium-managed accommodation within walking distance of it.
The value-add strategy is straightforward: acquire an underperforming asset in a location with structural demand, reposition it as a managed boutique property, and capture the premium that the market already commands but that existing supply cannot deliver. Purchase price is €750,000, with projected annual NOI of €94,500 and a 10% target return on investment.
What makes this asset
01
100 metres to Sivota Marina — direct access to boat owners, sailing enthusiasts, and the high-spending clientele that follows the yachting circuit between Lefkada, Paxos, and Corfu. The marina is the primary demand driver in the area and a permanent feature of the location's appeal.
02
There is a significant lack of modern, premium-managed serviced apartments within walking distance of the marina. Existing accommodation in the area is largely unmanaged and unbranded — which creates a direct competitive advantage for a repositioned, professionally operated asset.
03
Real estate in Sivota — the "Emerald of Epirus" — is a stable, capital-appreciating asset class. Waterfront land in the area is scarce by geography, not by regulation. The combination of natural scarcity and growing recognition among European travellers supports long-term value growth independent of short-term yield performance.
04
The managed boutique model allows the investor to generate passive income through a professional operator — no active involvement required. The structure is designed for investors who want real estate exposure in a world-class location without the operational overhead of running a hospitality business.
Building configuration
~350 m² across a semi-basement, two main floors, and an attic. Each level has a distinct commercial function, creating a natural yield hierarchy within a single building.
| Level | Units | Configuration |
|---|---|---|
| Semi-basement | 2 Studios | High-occupancy / budget segment |
| 1st & 2nd Floors | 8 Luxury Rooms | Primary revenue driver |
| Attic | 1 Penthouse | Family apartment or owner's residence |
Financial parameters
Full capital expenditure breakdown including acquisition, taxes, and renovation.
| Purchase price | €750,000 |
| Taxes & closing costs (7%) | €52,500 |
| Renovation & repositioning | €142,500 |
| Purchase price | €750,000 |
| Projected annual NOI | €94,500 |
| Target ROI | 10.0% per annum |
| Total building area | ~350 m² (3 levels) |
| Number of keys | 11 (8 luxury rooms, 2 studios, 1 penthouse) |
Location
Water clarity and natural setting
100% water clarity at Bella Vraka and Pisina. A sheltered bay system that creates safe, calm anchorage conditions year-round — the reason the area became a yachting hub in the first place.
Regional connectivity
20 minutes by boat to Lefkada, Paxos, and Corfu. The Ionian island circuit passes through Sivota, placing it on the natural itinerary of every sailing visitor in the northern Ionian.
Scarcity by geography
Waterfront land in Sivota is limited by the physical shape of the bay. This is not a regulatory constraint that can change — it is a permanent geographical feature that protects the value of existing waterfront-adjacent real estate.
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