Project VORIA in Marousi: what the permits say and what changes
At the junction of Kifisias Avenue and Spyrou Louis, on the former Dilaveri estate, North Star Entertainment is building Project VORIA, one of the largest private developments in northern Athens. Greca House has its office at Panepistimiou 44 in central Athens and currently lists dozens of properties in Marousi. Here we set out what is known about the project, where each fact comes from and what remains open. We make no price forecasts.
What the project includes
According to the company's announcements and the financial press, VORIA is a hospitality and entertainment complex with:
- a casino, relocated from Parnitha,
- a five-star hotel,
- an amphitheatre of about 1,400 seats,
- restaurants and a spa,
- underground parking.
The most recent reports put the investment at about €380 million. METKA is the construction contractor, according to an announcement in April 2026.
Where the figures differ
Public sources do not all give the same figures. We list them with their source and date:
- Hotel rooms: 150 on the project website and in the 2024 presentation, 170 in a June 2026 report. Other figures also circulate, so we treat none as final.
- Parking spaces: 636 in the project presentations, 797 in the building-permit revision pre-approval of 22 September 2026.
- Timeline: the project website still gives 2025 as the start year, while 2026 reports place the opening in May 2028.
Where there is an official act, as for parking, we treat it as the most authoritative source. The other figures may change again before completion.
What the latest permit says
Diavgeia, the Greek government's transparency portal, carries a pre-approval for a revision of the building permit dated 22 September 2026 (ADA 9ΩΨΠ46Ψ842-ΡΕΒ), issued by the General Directorate for Strategic Investments of the Ministry of Development. It covers Kifisias Avenue 11 to 25, in the Dilaveri area of the Municipality of Amarousio, and describes a multi-purpose mixed-use hotel complex with a ground floor, 4 upper floors and 3 basements.
According to the act, the building area is about 19,807 m² on a plot of about 25,087 m², the maximum height is 20.7 m and there are 797 parking spaces. The act revises the building permit of 7 August 2025, which provided for 3 upper floors. A pre-approval is not yet the final revised permit, but it is the most recent official document we found.
Traffic: what is planned and what has not been announced
The interventions in the study. Reports from 2026 say the project's study includes works at the Kifisias and Spyrou Louis junction: new grade-separated links to the western service road of Kifisias, widening of that service road, an extra lane on Spyrou Louis and changes to the OAKA footbridge. We present these as plans described in the press. We found no published construction timetable for them.
Disruption from the building site. We found no announced official traffic arrangements for the construction phase. A site of this size, next to two of the busiest roads in Athens, can reasonably be expected to bring lorry traffic and temporary arrangements. That is our own assessment, not an announcement by the authorities.
Green space and jobs
Reports mention about 25 stremmata (about 25,000 m²) to be handed to the Municipality of Amarousio for public use and about 17 stremmata of planted areas. How the two figures relate and how open public access will be will become clear as the project is built.
On employment, a June 2026 report mentions about 2,000 direct and indirect jobs. It is an estimate we have not verified, and we do not add one of our own.
What we do not know
- Whether and when a metro station or another transport project directly affecting the area will be built. Such reports exist, but we do not present them as settled.
- How the project will affect prices, rents or footfall in the area. That will be decided in practice, and we do not forecast it.
What it means in practice
For owners of commercial property and buildings on the Kifisias corridor. Demand for offices, shops and services around a large project is decided in practice. If you are thinking of selling or letting, a well-founded valuation on today's facts is worth more than an assumption about 2028.
For office and building investors. Check the permits, the lawful use and the planning provisions of the property itself, not only its distance from the project.
For residents. The project's acts are published on Diavgeia, where later revisions will also appear.
For home buyers. According to the reports, construction will continue until 2028. Visit the area at rush hour before you decide.
Greca House properties in Marousi
On 8 October 2026 our catalogue had 52 properties for sale in Marousi. Among them were 3 commercial property listings and 3 whole buildings. Two of the commercial listings concern the same building, shown under two categories. Prices are asking prices, not sale prices. See the properties in North Athens, which includes Marousi, and Greca House's asking-price research.
If you own commercial property or a building in Marousi, request a property valuation or ask us to sell it.
Sources
- Diavgeia, ADA 9ΩΨΠ46Ψ842-ΡΕΒ: building-permit revision pre-approval, 22 September 2026.
- voriabynorthstar.com: 150 rooms, 1,400 seats, 2025 as start year (read 8 October 2026).
- Naftemporiki, 25 April 2024: project presentation, 636 parking spaces.
- iefimerida, 15 April 2026: METKA as contractor, €380 million investment.
- 4troxoi.gr, 21 April 2026: traffic interventions in the study.
- Capital.gr, 18 June 2026: 170 rooms, opening in May 2028, jobs, public spaces.