Frequently asked questions

TPL S.A. is the developer of MVR 19 and sells the residences directly. TPL has been based in Patras since 2017, with its head office at Ethnomartyron 40; its business is e-commerce and logistics, and MVR 19 is its first residential development. The architects are ARCHRAY Architects of Patras, architect Konstantinos Kotsalidis (archray.gr). The company's registration details are on the developer page and in the company information.

The conversion is in preparation. The change-of-use permitting act has yet to be issued; it is estimated in Q1 2027. The developer's target for delivering all seven residences is Q4 2027, by 31 December 2027. These are estimates that depend on the permits and the works, not guaranteed dates, and they can change, in particular because demand for construction workers in Greece is extremely high. Reservations are open now. The project timeline shows each stage and where it stands, and you can ask us for the current status at any time.

That is what it is designed for. Each residence is offered under the €250,000 change-of-use route, which requires the conversion permit to be issued on or after 5 April 2024, the conversion to be completed before you apply, and the full price to be paid through a Greek bank. Eligibility is therefore subject to completion of the change of use, and the Ministry of Migration and Asylum decides each application: read how the €250,000 route works.

Greece has three real-estate investment tiers. €800,000 applies in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 inhabitants, and €400,000 applies everywhere else, including Patras; both need a single home of at least 120 m². A separate €250,000 tier applies anywhere in Greece to property converted to residential use from another use, and to listed buildings that are restored. See how it compares with other European routes.

Not on this route. The 120 m² minimum applies only to the €400,000 and €800,000 tiers, and Circular 1/2026 confirms that it does not apply to the €250,000 change-of-use route. A residence of 40.72 to 91.16 m² is therefore not excluded by its size, as our guide to the 120 m² rule explains.

Yes, but each purchase needs its own applicant. The €250,000 minimum counts per property and per applicant: one residence is one purchase of at least €250,000 by one main applicant, and that applicant's spouse or registered partner, children under 21 and the parents of both spouses join them as family members without a second purchase. A second residence helps only if a second person, for example an adult child over 21, applies as a main applicant in their own right, buying in their own name. Each purchase must then meet every condition on its own, including the completed change of use and payment from the applicant, their spouse or a relative up to the second degree. One person buying two residences does not receive two permits. Your lawyer confirms how this applies to your family, and the Ministry decides each application; see one residence, one applicant.

No. The investment must be one single property worth at least €250,000, and two separate apartments cannot be combined to reach it. Each MVR 19 residence is a separate property, so one residence is one investment. Co-ownership works only if each share is worth at least €250,000 or the co-owners are spouses or registered partners.

No. The change of use must be completed, under a permitting act issued on or after 5 April 2024, before your application is filed, and an engineer's report certifying it is part of the file. MVR 19's permitting act has yet to be issued, so eligibility is prospective until then. Ask for the reservation and payment terms in writing and have your own lawyer check them, including what happens if the permit is delayed; the timeline guide shows where each step falls.

Non-EU nationals aged 18 or over, with a clean criminal record and private health insurance that covers Greece. EU, EEA and Swiss citizens do not need this permit. New applications by Russian and Belarusian nationals, including their family members, are currently suspended; see the full requirements checklist and the notes by nationality.

One investment can cover your spouse or registered partner, your children under 21, and the parents of both you and your spouse. Each family member receives a residence permit linked to yours. Family fees apply, and the rules for children who turn 21 during the permit are technical, so check them with your lawyer; see family members on a Greek Golden Visa.

In full, before your permit application, by bank transfer, crossed bank cheque or card payment into the seller's account at an institution operating in Greece. The payer must be you, your spouse or a relative up to the second degree, and the payment details are declared before the notary and recorded in the deed. Cash and payments by unrelated third parties do not qualify, as the €250,000 route guide sets out.

Reservations are open. Choose a residence and send the enquiry form with "Reserve a residence", or use the Reserve button on the residence's page. We send the written reservation agreement and the legal pack, and your own lawyer checks the agreement before you sign. You then pay a pre-payment of 10% of the price. The notarial deed is signed later, after the change-of-use permitting act and the new horizontal-property deed, estimated in 2027. A reservation does not by itself give a right to apply for a Golden Visa.

Yes. A reservation is made with a pre-payment of 10% of the purchase price: €25,000 for each €250,000 residence, and 10% of the agreed price for the penthouse C1. It is part of the price, not an extra. It is paid only by bank transfer from your own account (or your spouse's, or a relative's to the second degree) to TPL S.A.'s account at a bank operating in Greece, named in the signed reservation agreement that your lawyer has checked. It is refunded in full if the change-of-use permitting act is not issued; every other term is set out in the written reservation agreement. The full price must be paid before any Golden Visa application, and the change of use must be completed first. Before you pay, follow the stay-safe rules.

No. The price in the deed is the full price: €250,000 for each of six residences, and the penthouse at its price on request. The seller does not pay the buyer's taxes, fees or furniture. Circular 1/2026 treats undocumented transfers of money before or after a purchase, and misleading adverts about price or payment, as grounds for referral to the tax, police and anti-money-laundering authorities and for revoking permits. Buyer costs are paid on top of the price: see costs and taxes.

Not to buy. A Greek lawyer acting under a power of attorney, signed at a Greek consulate or apostilled, can obtain your tax number, open a bank account, sign the deed and file the digital application. You must attend in person once, in Greece, to give biometrics; our guide to buying property in Greece remotely covers each step.

Yes. The law allows the purchase through a company based in Greece or another EU state that you own 100%, and the permit is then issued to you as its shareholder. The residence itself cannot be the company's registered seat or a branch, because change-of-use properties must stay in residential use. Company ownership has its own tax and accounting costs, so take advice first; companies were reported as outside the announced 15% transfer tax, which is not yet law.

The official procedure lists 50 days from a complete digital application, but in practice you should allow several months from purchase to residence card. The clock can only start once the change of use is completed. The main steps are tax number and bank account, deed and full payment, land registry filing, application, biometrics and card, as the step-by-step timeline shows.

Today the main tax is a 3.09% transfer tax on the higher of the price and the official objective value: €7,725 on €250,000. Add notary fees of about 0.65–1% plus VAT, land registry fees of about 0.5%, and a lawyer at about 0.5–1% plus VAT. In total, expect roughly 5–7% on top of the price, as the worked example shows.

The main applicant pays a €2,000 fee plus €16 for the residence card, and €2,000 again at each five-year renewal. Family fees also apply; your lawyer confirms the current amounts. You also need private health insurance that covers you in Greece, as listed in the requirements checklist.

In September 2026 the government announced a 15% transfer tax, from 1 July 2027, for individuals from outside the EU and EEA buying residential property; companies, people of Greek origin and long-term residents were reported as excluded. It is not yet law, and how it would treat converted properties such as MVR 19 is unknown. If it applied to a €250,000 purchase, the tax would be about €37,500–38,600 instead of €7,725. Read what is known so far.

Rent from Greek property is taxed in Greece whether or not you live there, and you file an annual Greek tax return. From tax year 2026 the scale is 15% up to €12,000, 25% up to €24,000, 35% up to €36,000 and 45% above, applied after a 5% deduction. Your home country may also tax the income, so check with a tax adviser; the costs guide includes yearly holding costs.

Yes, on long-term leases, for example to university students, young professionals or a family. Golden Visa homes may not be let short-term (under 60 days) through sharing-economy platforms such as Airbnb: the penalty is a €50,000 fine and loss of the permit. Greek law sets a three-year minimum for main-residence leases, so ask your lawyer how that applies to academic-year student leases. Read the short-term rental ban explained.

No. We do not offer guaranteed rent or yields, and the figures here are dated market observations, not forecasts. In September 2026 Geoaxis put the Patras median asking rent for typical student flats at €11.3 per m² a month (about €374 for 33 m²), and all-inclusive purpose-built studios were advertised at €500–740. At €250,000 we estimate the gross yield at roughly 1–3% before costs, so the case rests on the residence permit and a low-maintenance, long-let home, not on income; see student demand, both sides.

University students and young professionals, and for the two- and three-bedroom residences also families. The University of Patras had 28,418 active undergraduates in 2025 and only about 840 public dormitory places; the Koukouli campus is about 2.2 km on foot, and the main campus at Rio is 9.4 km by road, about 13 minutes by car. St Andrew General Hospital, 1.5 km away, is another large employer nearby. There are soft spots too, such as admitted students who do not register and new purpose-built student housing, which the Patras student housing guide weighs up.

You can sell, but the €250,000 route can be used only once per property. A later non-EU buyer seeking a permit through the same residence would need the €400,000 tier and a home of at least 120 m², which none of the seven residences meets: the largest, the penthouse, has 91.16 m². Plan for resale at local market value, to buyers who do not need a permit; the once-only rule is explained in full.

Selling the property ends the permit unless you replace the investment. To keep your status, buy the new qualifying property first, notify the authority, and only then sell the old one. Selling first puts the permit at risk of revocation, so plan any switch with your lawyer and read the rules of the €250,000 route.

We do not forecast prices or promise capital growth. Because the next buyer cannot use the €250,000 route, resale value is set by the local market: average asking prices in Patras were about €1,467 per m² in the first quarter of 2026, with new or renovated homes in the centre advertised well above that average. If resale value matters to you, ask an independent registered valuer before you buy, and read our risk disclosure.

No. There is no minimum stay to keep or renew the investor permit, and time abroad does not prevent renewal. You attend in person once, to give biometrics. Time actually spent in Greece matters for tax residence and for any later citizenship application.

Five years. It is renewable for further five-year periods for as long as you own the property, with a €2,000 fee at each renewal. Family members' permits are linked to yours, and at renewal you declare that the property is still in residential use and has not been let short-term.

No. The investor permit does not give the right to take employment in Greece. You may be a shareholder or a non-executive board member of a company, but not its legal representative, and working requires a different type of permit; see what the permit gives you.

Yes, for short stays. A Greek residence permit lets you visit the other Schengen countries for up to 90 days in any 180-day period, but not live or work there. Countries outside the Schengen area, such as the United Kingdom and Ireland, apply their own entry rules; the notes by nationality cover common cases.

Not directly: buying property does not make you a Greek citizen. You may apply for naturalisation after 7 years of lawful residence and after passing the Greek-language (B1) and civics exam. In practice the authorities expect you to have actually lived in Greece, so take legal advice before relying on permit years alone; see from Golden Visa to citizenship.