General Manager - Athens

About Square One Square One is a Limassol-based residential developer founded in 2021. In under five years the company has achieved over €150M in sales, grown to 35 people and currently has 10+ active schemes across Cyprus. The group is vertically integrating across design, procurement, construction and operations, and its sister company MovingDoors operates 500+ serviced apartments in Cyprus and Dubai at c. 97% occupancy. Athens is the group's first international development market. This is a founding role. The Mandate Build Square One Athens from a standing start into a self-sustaining regional development business, and own its P&L. This is an owner-operator role with real equity participation — not a corporate country-manager position. The successful candidate will source the first deals personally, hire the team behind them, and carry the commercial result. Key Responsibilities Phase 1 — Establish (Months 0–6) Set up the Athens office: entity, premises, banking, systems and the professional network (lawyers, notaries, civil engineers, architects, surveyors, contractors). Build the acquisition pipeline: source, screen and negotiate land and antiparochi opportunities in target Attica submarkets. Underwrite every opportunity in Square One's development appraisal format and present to the group investment committee. Close the first one to two acquisitions. Map the local cost base, contractor market, permitting timelines and sales comparables, and feed these into the group modelling standards. Phase 2 — Scale (Months 6–24) Recruit, onboard and lead a Sales & Business Development Manager. Build out the wider local team across acquisitions, project management and sales. Drive the first schemes through permitting and onto site, working with the group technical function. Establish sales channels: direct, brokerage, international investor networks and Golden Visa intermediaries. Deliver against agreed GDV, unit volume, margin and cash targets. Ongoing P&L ownership — revenue, gross margin, overhead, cash flow and returns for the Athens business. Capital — work with the group on debt financing, JV equity and investor relations for Athens schemes. Governance — permitting, tax, employment and regulatory compliance in Greece. Brand — represent Square One in the Athens market with landowners, agents, banks, investors and buyers. What Success Looks Like By month 12: office established and operating; two acquisitions closed and underwritten to group standard; Sales & BD Manager hired and productive; first scheme through permitting or in advanced application. By month 24: a live pipeline of three to five schemes; first units sold; Athens P&L covering its own overhead; a functioning local team and a repeatable sourcing engine. Essential 8–12+ years in Greek residential development, real estate investment or construction, with direct P&L or project-level financial accountability. An active land and antiparochi sourcing network in Attica. This is the single most important criterion — deal flow is the job. Fluent in development appraisal and financial modelling; comfortable being challenged line by line on assumptions. Demonstrable track record taking residential schemes from acquisition through permitting, construction and sale. Working command of the Greek planning, construction and tax framework. Native or fluent Greek plus business-level English. Willing and financially able to co-invest personally alongside the group. Desirable Experience launching an office, business unit or new market from zero. Existing relationships with Greek banks and alternative lenders. Exposure to Golden Visa and international buyer channels. Track record hiring and managing sales teams. Personal Owner mentality. Comfortable with ambiguity and with building process where none exists. High integrity — the group's reputation in a new market rests on this person. Hands-on rather than delegation-first in the early phase. Base salary to be discussed based on candidate experience (senior position) Annual discretionary bonus tied to agreed milestones Profit share: 10% participation in the net profit of the Athens business, alongside the group's equity return Co-investment: the GM is expected to invest personally into the Athens vehicle on the same terms as group equity. Vesting: profit share subject to vesting, with good-leaver / bad-leaver provisions Corporate benefits Relocation support available if required All terms indicative and subject to definitive legal documentation.