Status of this text. TPL S.A. wrote this page from the primary law and official guidance listed under Sources. It is awaiting review by independent Greek counsel. Until that review is done, read it as our good-faith summary, not as a legal opinion. We will add the reviewer and the review date here once the review is complete.
Ten important notices
These notices apply to every page of mav19-goldenvisa.com, to its Markdown versions, and to any document we send you. Where a page says something shorter, this page gives the full wording.
1. General information, not advice
Information on this site is general, dated and provided by TPL S.A. for marketing purposes. It is not legal, tax, immigration or investment advice. Golden Visa eligibility is decided solely by the Greek Ministry of Migration and Asylum. Consult an independent Greek lawyer and tax adviser before you buy. Sources last checked 27 September 2026.
Each page shows the date its sources were last checked. Laws, ministerial guidance, fees and taxes change, sometimes with little notice. Check the current position with your own advisers at the time you act, not only on the date you read this.
2. Golden Visa eligibility
MVR 19 is being converted from non-residential to residential use. Greece's €250,000 investor-permit route for converted properties requires, among other conditions, that the change of use is completed under a permitting act issued on or after 5 April 2024 and before your application, and that the full price is paid through the Greek banking system (Law 5038/2023, art. 100 §2(c), as amended by Law 5100/2024). Until the change of use is completed, eligibility is prospective. No permit outcome is guaranteed.
Today the change-of-use permitting act for MVR 19 has not yet been issued. We will publish its number and date on the developer page when it is.
3. Price and payment
Each residence is offered at the stated price, which is the full purchase price recorded in the notarial deed and payable in full, by bank transfer, crossed cheque or card payment to a Greek bank account, before any permit application. The seller does not offer rebates, cash-back, credits, or payment of the buyer's taxes, fees or furnishings. Buyer taxes and fees are extra (see Golden Visa costs and taxes).
Under the law, the payment must come from you, your spouse, or a relative up to the second degree. Confirm our bank details by telephone before you send any money. We will never change them by email.
4. Rental income
Any rent figures are illustrative market observations, not forecasts or guarantees. Golden Visa properties may not be let short-term through digital platforms; breaches carry a €50,000 fine and permit revocation. Long-term leases are permitted. Rental income is taxable in Greece.
From tax year 2026, rent from residential property is taxed at 15% up to €12,000 a year, 25% from €12,000 to €24,000, 35% from €24,000 to €36,000 and 45% above that, after an automatic 5% deduction. A property used for a Golden Visa under the change-of-use route also may not serve as a company's registered seat or branch.
5. Resale and exit
The €250,000 conversion route can be used only once per property. A future non-EU buyer would need to meet the higher investment tier, including its 120 m² minimum, to obtain a permit through this property. Selling the property while you hold the permit ends your permit unless you replace the investment as the law allows.
6. Tax change
In September 2026 the Greek government announced a 15% property transfer tax for certain non-EU buyers from 1 July 2027. As of 27 September 2026 this is not law, and its treatment of converted properties is unknown. We update this page when the law is published.
7. Renders and plans
Renders and 360° views are illustrative. Areas are main-use areas in m² from the architect's plans and may change until the change-of-use permit is issued. Final specifications may change.
8. Nationality
Under current guidance, new investor-permit applications by nationals of the Russian Federation and Belarus are suspended.
9. Forward-looking statements
Completion dates, permits and specifications are targets and may change.
As of 27 September 2026 the conversion is in preparation, the change-of-use permitting act is still to be issued, and the completion date will be announced once we can support it with a permit and a works programme.
10. Not a financial product
This is an offer to sell real property. It is not an offer of securities or of a collective investment scheme.
Risk disclosure
Buying a studio at MVR 19 carries real risks. Weigh them with your own lawyer, tax adviser and, if you use one, your financial adviser. This list covers the main ones; it is not exhaustive.
- Eligibility is prospective. No residence at MVR 19 can support a Golden Visa application until the change of use is completed under a permitting act issued on or after 5 April 2024. If that act is delayed, refused, or issued on terms that differ from the plans, your application may be delayed, or the route may not be available through this property.
- Policy can change. Greece raised its Golden Visa thresholds in 2024 and issued new guidance in 2025 and 2026. In September 2026 it announced a 15% transfer tax for certain non-EU buyers from 1 July 2027. It is not yet law, and nobody yet knows how it will treat converted property. On a €250,000 purchase it would mean roughly €37,500 to €38,600, against €7,725 (3.09%) today. Rules may change again before you apply, or while you hold a permit.
- Processing takes time. The official procedure lists 50 days. In practice, applications take several months. In August 2026, 627 Golden Visa cases were reported pending at the regional administration for the Peloponnese, Western Greece and the Ionian, which covers Patras. You must also attend in person to give biometrics.
- Resale is limited by the once-only rule. The €250,000 route can be used once per property. A later buyer seeking a permit through this studio would need to invest at least €400,000 in a property of at least 120 m², which a studio cannot meet. Your likely buyers are local owners and investors, paying local market prices. Patras asking prices averaged about €1,467/m² in early 2026, so a resale price may be far below €250,000.
- Rent is not guaranteed. Rent figures on this site are dated market observations with their source, not forecasts. At €250,000, gross yield is low, roughly 1% to 3% a year before costs, depending on how a studio is let. Empty months, arrears, repairs, management fees, annual property tax and income tax reduce it further. Student demand in Patras depends on enrolment, public dorm places and new purpose-built housing, and it can fall.
- Renders are illustrative. Renders, 360° views and interior images show a design concept. The finished studios may differ in layout, materials, finishes, furniture and views. Areas quoted are main-use areas from the plans.
- Currency risk. The price is in euro. If your savings or income are in another currency, exchange-rate movements change what the studio costs you, and what rent or resale proceeds are worth to you.
- No offer of securities. You buy one identified property, in your own name or through a company you own. It is not a share, a bond, a fund unit or a collective investment scheme. No financial regulator has reviewed or approved this site or the offer.
- Payment rules are strict. Ministry guidance (Circular 1/2026) treats money returned to a buyer before or after the purchase, and misleading advertising about price or payment, as grounds for referral to the tax, police and anti-money-laundering authorities and for revoking the permit. Refuse any offer of a refund, credit or side payment, from us or from anyone acting for us.
- Completion and works. The building still has to be converted. Permits, contractors, materials and inspections can cause delay or extra cost, and the completion date is not yet fixed. A Golden Visa application can only be filed after the change of use is completed.
For the full rules of the route, read our guide to the €250,000 Golden Visa change-of-use route. For the studios themselves, see all 19 residences.
Questions about this page
If anything here is unclear, or you think it is wrong, tell us and we will answer in writing. Ask your own lawyer the same question. Their answer is the one to rely on.