# Acquiring MVR 19: Process and Due Diligence > How a sale of the whole MVR 19 building in Patras would run: the process, the document checklist and its status, taxes, AML checks and what we ask of bidders. Canonical: https://b2b.mav19-goldenvisa.com/acquisition Offered by TPL S.A., developer of MVR 19 · TPL S.A. · Ethnomartyron 40, 263 33 Patras, Greece · VAT EL800864603 · GEMI 143336716000 · LEI 9845006C601CB29D1H76 Generated: 2026-09-28. A Markdown mirror of the page above; the HTML page is authoritative. --- ## Acquiring the whole MVR 19 building: process and due diligence Offers are invited for the building as it stands. No guide price is published. Other structures can be discussed. This page sets out how a sale would run, which documents exist today, and the checks on both sides. Offered by TPL S.A., the developer of MVR 19 · Status as of 28 September 2026 · Sources last checked 28 September 2026 · General information, not legal advice [Request the pack](https://b2b.mav19-goldenvisa.com/enquire) The whole building is offered as it stands: a concept design for 19 studios is complete; the change-of-use permitting act has not been issued. Offered by TPL S.A., the developer of MVR 19. Title documents (deed, KAEK, cadastre extract, encumbrance certificates) will be provided in the data room. Any sale is subject to contract, due diligence and a notarial deed. Not an offer. This website is for information only. It is not an offer and does not form part of any contract. Buyers must make their own enquiries and take independent legal, technical and tax advice. The full notice is on the [legal page](https://b2b.mav19-goldenvisa.com/legal). ## Method of sale: offers invited, as it stands Offers are invited for the building as it stands. No guide price is published. Other structures can be discussed. Subject to contract, due diligence and a notarial deed. The change of use may be carried out by the seller or by the buyer of the property. A buyer of the whole building would become the seller of each unit and could carry out the conversion itself. Each unit's eligibility is decided by the Ministry on that unit's own sale and file. ### Where the project stands **Concept design** Complete **Change-of-use permitting act** Not issued in preparation **Works** Follow the permitting act; in a sale as it stands, they are the buyer's **Completion** No date set As of 28 September 2026. Updated on every change. We publish no target dates. In a sale of the building as it stands, the buyer obtains the permitting act and carries out the works; what preparatory work done so far passes with the building is agreed in writing. The point to check first. The intended conversion is from non-residential to residential use. The building's legal use on 5 April 2024 is under verification and will be evidenced in the data room (building permit and cadastre record). If any part of the building was residential in legal use on 5 April 2024, that part cannot use the €250,000 route (Circular 1/2026, Clarification 5). MVR 19 as it stands on Mavromataion Street, before works. A photograph, not a render. More on the [building page](https://b2b.mav19-goldenvisa.com/building). ## The process, step by step A sale would follow these stages, in this order. No timetable is published. ### Enquiry Use the [enquiry form](https://b2b.mav19-goldenvisa.com/enquire), or write or call. Tell us who you are, whom you act for and where you would sell the units. We reply within one business day, in English or Greek. ### Confidentiality agreement We send the confidentiality agreement (NDA) by e-mail before any document that is not on this site. ### Information pack and data room Opened after the confidentiality agreement and our identity and ownership checks on the bidder. It holds the documents issued so far; the status of each is in the checklist below. ### Site visit by appointment In Patras. A call can come first: the contact is Spyridon Kotsalidis, Founder and CEO of TPL S.A. ### Written offer Stating the points listed under what an offer should state. ### Heads of terms The main terms, agreed in writing. Any exclusivity by written agreement only. ### Due diligence By your own lawyer, engineer and tax adviser, on the data room and at source: title, permits and legal use, the building's condition, and the tax position. ### Preliminary agreement The agreement that precedes the deed, on terms settled between the parties' lawyers. ### Notarial deed Transfer of Greek real property is by notarial deed, signed before a notary with the certificates the notary requires (see what a buyer needs in Greece). ### Registration at the Hellenic Cadastre The deed is registered at the Cadastral Office of Western Greece, in Patras. ## What an offer should state Offers are made in writing to TPL S.A., for the attention of Spyridon Kotsalidis, Founder and CEO. No closing date for offers has been set. An offer should state: - the bidding entity and its beneficial owners; - price and basis; - conditions; - funding and evidence of funds; - timetable; - Greek advisers (lawyer, engineer); - intended strategy; - approvals needed. ## What we ask of bidders Before data-room access we ask for the bidder's identity, its beneficial owners and the source of funds. We do not collect passports or bank documents through this website. ### Who you are - The bidding entity, its country of incorporation and its beneficial owners. - Evidence of funds, on request and off this website. - If you act for a principal: their name, and whether you hold a written mandate. ### How you would sell the units - The markets where you would sell, and the languages of your marketing. We prepare claim sheets per language. - Your intended strategy: convert and resell, convert and hold for long-term letting, or undecided. - Your acceptance of the compliance clause below. Any sale agreement will carry a compliance clause: approved claim sheets per language, no side payments, cooperation with the notary's and banks' checks, and termination rights for breach. If you only want to sell individual studios to your own clients, use the agent enquiry on the unit-sales site instead: [mav19-goldenvisa.com/enquire](https://mav19-goldenvisa.com/enquire), interest "Agent or partner". ## What a buyer needs in Greece Individual or company, EU or non-EU, a buyer needs the following in place before the deed. Your Greek lawyer and notary confirm each point. Buyer set-up for the purchase of Greek real property. General information, as of 28 September 2026; confirm with your own advisers. Item | What applies Greek tax number (AFM) | A buyer needs a Greek tax number (AFM). An individual abroad can apply through myAADE with a video identity check; a tax representative is optional. A foreign company that only owns Greek property registers with KEFODE Attica. Power of attorney | A buyer may act through an attorney-in-fact. A power of attorney signed abroad needs a local notary, an Apostille (or Greek consular certification) and a certified Greek translation. Confirm the form with your notary. Notary and lawyer | Transfer of Greek real property is by notarial deed, registered at the Hellenic Cadastre. A lawyer is not mandatory but is normal practice for a foreign buyer. Certificates at the deed | At the deed the notary requires an engineer's certificate with the owner's solemn declaration on the building's legality (art. 83 Law 4495/2017), valid two months from signature, and normally an energy performance certificate (art. 12 Law 4122/2013; exemptions exist). Engineer to confirm what applies. Border areas | Patras (Achaia) is not a designated border area under Law 1892/1990, so no border-area permit is needed; the notary confirms at the deed. A bank account in Greece, to resell | Each unit's price, if sold under the €250,000 route, must be paid into the seller's account at an institution operating in Greece. A buyer who resells the units therefore needs such an account. A non-EU seller, at every later sale | A seller who is a non-EU national, or a company wholly owned by one, must produce at every sale, at any price, a certificate from the Aliens and Migration service of the Decentralised Administration stating whether the property has been used for an investor permit. A company that converts and sells | How such a company should be set up and registered in Greece is for your lawyer and tax adviser. ## Document checklist and status The data room is filled as each document is issued. We publish the item and its status here, not its contents. Your lawyer should check each document at source, with the Hellenic Cadastre and the local building authority. Data-room checklist for the whole building. Status as of 28 September 2026, updated on every change. Document | Status Title deed, KAEK, cadastre extract, encumbrance and claims certificates; the owning entity and its authority to sell (GEMI certificate, board resolution) | Not yet available Existing building permit(s); evidence of legal use on 5 April 2024 | Under verification Proof of no industrial operation for five years (only if any part was industrial) | Under verification Whether it applies Change-of-use permitting act (issued on or after 5 April 2024) | Not issued In preparation Engineer's technical report per unit (JMD 214926/2025, art. 2 §2.6(e)) | Cannot exist before conversion Issued per unit, with each deed Horizontal-property deed (19 units, each with its own KAEK; by-laws allowing residential use) | Not yet constituted Concept design: plans per floor, furnished layouts, area schedule, renders, 360° views | Available Concept; not architect-signed Architect-signed drawings and area schedule | Not yet available Current-state photographs (exterior, interiors, roof) | Available Engineer's certificate and solemn declaration under art. 83 of Law 4495/2017 (with a topographic diagram if required) | Not yet available Issued for the deed; valid two months Energy performance certificate (building as it stands) | Not yet available Structural and seismic assessment; year of construction; utilities | Not yet commissioned Leases and occupancy | Under verification Registered valuer's report (building as it stands; per unit after conversion) | Not yet commissioned Tax position: AADE ruling on VAT; counsel's or the Ministry's position on a VAT-inclusive €250,000 test | Not obtained Objective-value computation; ENFIA certificate; municipal levy clearance | Not yet available Payment instructions for any deposit, verified by phone | Issued with the heads of terms Independent counsel's written opinion on the route and on the whole-building structure | Not yet obtained Available: in the data room after the confidentiality agreement. Under verification: being checked. Not yet available, not issued, not yet constituted, not yet commissioned, not obtained: no document exists yet. Cannot exist before conversion, or issued with the heads of terms: tied to a later step of the conversion or the sale. Storage rooms: the project brief provides for 9 storage rooms. They are not shown on the concept drawings; their existence, sizes and cadastral codes are under verification. [What is still unknown about the building](https://b2b.mav19-goldenvisa.com/building) ## Taxes and costs Every line below needs confirming by your own tax adviser on the actual facts. ### On the purchase of the building The tax treatment of the transfer of the building (transfer tax or VAT) is to be confirmed on the actual facts; take your own tax advice. We state no rate for the building. For reference, transfer tax on Greek property today is 3% plus a 3% municipal surcharge on the tax, i.e. 3.09% of the higher of price and objective value (€7,725 on €250,000). Whether a given sale bears transfer tax or VAT depends on the facts. Notary, Cadastre registration and lawyer's fees on the building are by quotation, as the scales slide with the price. Add the engineer's certificate and energy performance certificate the notary requires. ### On a later resale of the units VAT on the sale of new buildings is suspended until 31 December 2026; an extension to 2027 is expected but not yet law. Whether VAT applies to the units after a change of use of this building is unresolved; a written AADE ruling is needed, and a ruling given to one seller does not cover another. Income tax on the resale, annual property tax (ENFIA) on the units while you hold them, and how your company is set up in Greece are for your tax adviser. We state no rates for them. End buyers' own costs are set out on the unit-sales site's [guide to purchase costs and taxes](https://mav19-goldenvisa.com/guides/golden-visa-costs-taxes). ### The announced 15% transfer tax Announced in September 2026, from 1 July 2027, not yet law; treatment of converted property unknown: a 15% transfer tax for non-EU/EEA natural persons buying residential property. As announced, companies, ethnic Greeks and long-term residents are excluded. On €250,000 it would be about €37,500–38,600. It concerns the end buyers of the units, and every buyer must be told about it. We do not present it as a reason to buy through a company or by a date. More in the [guide to the announced 15% tax](https://mav19-goldenvisa.com/guides/greece-15-percent-transfer-tax). ## Anti-money-laundering checks The banks, notaries, lawyers and estate agents involved must identify every party and check where the money comes from (Law 4557/2018). From 10 July 2027, EU Regulation 2024/1624 also covers investment migration operators and requires enhanced due diligence on every customer applying for residence by investment; cash payments above €10,000 for goods or services are prohibited. These checks apply to the sale of the building, and again to every later sale of a unit. Before data-room access we ask for the bidder's identity, its beneficial owners and the source of funds. We do not collect passports or bank documents through this website: they are exchanged off the site, after the confidentiality agreement. ## What binds any reseller of the units A buyer who sells the units to Golden Visa applicants takes on the rules of the €250,000 change-of-use route. The full block, with its legal basis, is on the [resale route page](https://b2b.mav19-goldenvisa.com/resale-route). In brief: - Each unit's full price, at least €250,000, is written in its notarial deed and paid in full before the buyer applies, by bank transfer, crossed cheque or card, into the seller's account at an institution operating in Greece, by the buyer, the buyer's spouse or relatives by blood or marriage to the 2nd degree. The payment details are declared before the notary and recorded in the deed. - No rebates, cash-back, credits, side payments, commissions shared with the buyer, buy-backs, or payment of the buyer's taxes, fees or furnishings, before or after the sale. Extras such as furniture or management are sold separately at arm's length, paid on top and never netted against the price. - No rent guarantee by the seller, and none funded out of the price. - No unit may be marketed as eligible before its change of use is completed, and no end buyer may apply before then. - Long-term letting only; a unit may not be a company's seat or branch. - Every buyer is told the once-only rule and the announced 15% transfer tax (announced September 2026, from 1 July 2027, not yet law; treatment of converted property unknown). - New applications by Russian and Belarusian nationals are suspended. Once only. The €250,000 route can be used once per property. A later non-EU buyer of the same unit needs €400,000 and 120 m² of main area in Patras; a buyer who does not need a permit pays local market value. TPL makes no representation on how this rule applies to a whole-building transaction; take independent legal advice. Enforcement. Circular 1/2026 (Clarification 23) covers misleading advertising in Greece or in the buyers' countries of origin about the price, the payment method, the rights granted or the letting ban, and undocumented transfers of money before or after the investment. The Ministry refers such cases to the tax and law-enforcement authorities and the Hellenic Anti-Money Laundering Authority; where established, the permits granted are revoked. Eligibility of each unit is subject to: the change of use being completed under a permitting act issued on or after 5 April 2024; completion before the buyer applies; the full price being paid before the application, by bank transfer, crossed cheque or card into the seller's account at an institution operating in Greece, by the buyer, the spouse or relatives by blood or marriage to the 2nd degree. The Ministry decides each application. ## Two strategies, one building Studios are also offered individually to end buyers on the unit-sales site, [mav19-goldenvisa.com](https://mav19-goldenvisa.com/residences). 19 of 19 studios are available there today. Units reserved or sold before a whole-building agreement is signed stay outside it. Until an agreement is signed, and unless exclusivity is agreed in writing, studios may still be reserved or sold to end buyers; the [unit schedule](https://b2b.mav19-goldenvisa.com/building#schedule) shows each studio's status. Seller's reservations. TPL S.A. is not obliged to accept the highest or any offer and may change or end the process at any time. Studios are also offered individually; a whole-building agreement covers the studios not reserved or sold when it is signed. Any exclusivity is by written agreement only. ## Payment safety: bank details never change by e-mail Property deals are a target for impersonation and payment fraud. Our rules do not change. - Our websites are mav19-goldenvisa.com, b2b.mav19-goldenvisa.com and tpl.gr; we e-mail only from addresses ending in @tpl.gr. - Bank details are given only in documents signed by TPL S.A.; payment instructions for any deposit are issued with the heads of terms. - Never act on changed payment details sent by e-mail; call us to verify on [+30 2610 20 20 22](tel:+302610202022), the office number on this site, never one given in an e-mail. [Who is selling, and how to check us](https://b2b.mav19-goldenvisa.com/seller) ## Sources - [Law 5038/2023, art. 100, as replaced by art. 64 of Law 5100/2024, codified text](https://migration.gov.gr/wp-content/uploads/2025/03/%CE%9D%CF%8C%CE%BC%CE%BF%CF%82-5100_2024-%CE%BA%CF%89%CE%B4%CE%B9%CE%BA%CE%BF%CF%80%CE%BF%CE%B9%CE%B7%CE%BC%CE%AD%CE%BD%CE%BF%CF%82-%CE%BC%CE%B5-%CF%84%CE%BF%CE%BD-5167_2024-%CE%A6%CE%95%CE%9A-%CE%91-49_5.4.2024.pdf) (§2(c), §3, §5, §6, §7A, §11), Ministry of Migration and Asylum. - [Joint Ministerial Decision 214926/2025 (Gazette B' 6014/11.11.2025), art. 2 §2.6](https://www.taxheaven.gr/circulars/51471/214926-10-11-2025). - Circular 1/2026, Ministry of Migration and Asylum, Prot. 72019, 21 April 2026, section I.2 and Clarifications 5, 7, 9, 22, 23: [Ministry circulars listing](https://migration.gov.gr/en/egkyklioi-yma/); [full text (PDF)](https://www.newmoney.gr/wp-content/uploads/2026/04/%CE%95%CE%B3%CE%BA%CF%8D%CE%BA%CE%BB%CE%B9%CE%BF%CF%82-GOLDEN-VISA-FINAL.pdf). - Law 4557/2018 on the prevention of money laundering, arts. 5 and 13. - [Regulation (EU) 2024/1624](https://eur-lex.europa.eu/eli/reg/2024/1624) (anti-money-laundering), arts. 3, 41, 80, 90. - AADE, Registry Procedures Guide, October 2024, §3.1.3 and §4.2.5. - [Law 4495/2017, art. 83](https://www.taxheaven.gr/law/4495/2017/arthro/83): engineer's certificate at transfer (accessed 28 September 2026). - [Law 4122/2013, art. 12](https://www.taxheaven.gr/law/4122/2013/arthro/12): energy performance certificate (accessed 28 September 2026). - [Law 5246/2025, art. 12](https://www.taxheaven.gr/law/5246/2025/arthro/12): suspension of VAT on new buildings. - Border areas under Law 1892/1990: [Notarial Association of Thessaloniki circulars](https://www.notarius.gr/encyclical/paramethories_alodapoi); [Notarial Association of Athens-Piraeus-Aegean-Dodecanese, Circular 70/2014](https://enotariat.gr/?p=932). - Cadastral Office of Western Greece in Patras: [protothema.gr](https://www.protothema.gr/greece/article/1110528/); [e-patras.gr](https://e-patras.gr/el/ethniko-ktimatologio). - Power of attorney for Greece (secondary): [greecegoldenvisa.com.gr](https://greecegoldenvisa.com.gr/power-of-attorney-for-greece/); [tsiricos.gr](https://www.tsiricos.gr/en/real-estate-property-law-greece/initial-considerations-legal-foundations-for-property-acquisition-in-greece) (2026). - The announced 15% transfer tax: [newmoney.gr](https://www.newmoney.gr/roh/palmos-oikonomias/oikonomia/akinita-se-pious-epivallete-o-foros-metavivasis-15-ti-allaxe-meta-tis-antidrasis/), [protothema.gr](https://www.protothema.gr/economy/article/1875396/foros-metavivasis-15-gia-agorastes-apo-trites-hores-poioi-exairoudai-i-ekkremotita-me-tin-golden-visa/) and [evros-news.gr](https://www.evros-news.gr/2026/09/08/mono-gia-fysika-prosopa-triton-choron-kai-ochi-etaireies-i-afxisi-forou-15-gia-agora-akiniton/), 8 September 2026. Sources last checked 28 September 2026 · General information, not legal advice · Take independent Greek legal and tax advice ## Before you make an offer ### The asset and the 19-studio concept The building today, the concept schedule and plans, and what is still unknown. ### The €250,000 change-of-use route The conditions for selling converted units to applicants, and the rules that bind the seller. ### Patras market and demand Dated, sourced figures on the city, students, rents and Golden Visa applications, with the counter-evidence. ### Who is selling: TPL S.A. Company identifiers, who you deal with, and the official channels. ### Questions developers ask Short answers on price, exclusivity, payment rules, resale and taxes. ### The same developer, the same rules How studios are offered to end buyers, one by one. ## Request the information pack Tell us who you are and how you would sell the units. We send the confidentiality agreement by e-mail and reply within one business day, in English or Greek.