Questions from developers and investors

No. 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. What an offer should contain, and how the process runs, is set out on the acquisition page.

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. MVR 19 is an existing four-storey building (ground floor and three upper floors) on Mavromataion Street, in the Psachou and Zarouchleika quarter of south Patras. The house number is given on request.

Concept design: 19 self-contained studios, 5 + 5 + 5 + 4 on four floors; 412.40 m² of main-use area; 16.29 to 27.64 m² per studio. The areas are from the concept design's area schedule; main-use areas exclude balconies, terraces, common areas and storage; the architect-signed schedule is pending. 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. Rights in the concept design belong to their authors; any use by a buyer is by agreement.

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. More on the building and on who is selling.

The offer on this site is for the whole building, as it stands. Other structures can be discussed. Individual studios are offered to end buyers on the unit-sales site. If you would sell studios one by one to your own clients rather than acquire the building, use the agent enquiry on the unit-sales site and choose the interest “Agent or partner”.

Yes, both strategies run in parallel. 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, at the heads-of-terms stage. 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 on the building page shows each studio's status. TPL S.A. is not obliged to accept the highest or any offer and may change or end the process at any time.

The concept is designed for the €250,000 change-of-use route; eligibility of each unit is subject to completion of the change of use and the Ministry's decision. Under art. 100 §2(c) of Law 5038/2023, as replaced by art. 64 of Law 5100/2024, a non-EU national may qualify for a Greek investor residence permit by buying one property worth at least €250,000, anywhere in Greece and with no minimum size, whose main areas have been converted from another use to residence. Where one conversion produces several apartments, each apartment is a separate property and can qualify on its own at €250,000 or more.

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. No unit may be marketed as eligible before its change of use is completed. The full rules are on the resale route page; the end buyer's view is on the unit-sales site.

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. The permitting act (building permit, small-scale works approval, file update or permit revision) must be issued on or after 5 April 2024; an act issued earlier counts only if updated or revised on or after that date. The change of use must be completed before the buyer applies.

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).

Not as eligible property. No unit may be marketed as eligible before its change of use is completed, and no end buyer may apply before then. Each unit's full price must be paid before the buyer applies. Whether end buyers may sign and pay before completion is a question for independent Greek counsel; we do not answer it here. The change-of-use permitting act has not been issued, and no completion date is set.

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. In each end buyer's file, the notary's certificate also states whether the seller used the property for its own permit.

If a non-EU investor who carried out the conversion keeps one of the resulting apartments for its own permit, it must prove, with a report from a certified valuer (register under Law 4152/2013), that the retained apartment alone is worth at least €250,000. We make no statement on whether any MVR 19 studio would meet that test. TPL makes no representation on how the once-only rule applies to a retained unit; take independent legal advice.

No. 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. A seller based outside Greece would need its own account at an institution operating in Greece to receive each price.

The price written in each deed is the price paid in full, at least €250,000, with nothing returned to the buyer. 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.

Only what the rules support, in claim sheets approved for each language. 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. No unit may be marketed as eligible before its change of use is completed. 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).

The permit is described in these terms: a Greek residence permit for 5 years, renewable while the property is held; no minimum stay; short stays of up to 90 days in any 180 in other Schengen states, not residence there; no right to work. 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.

No. Units bought under the route may be let long-term only: no short-term letting (under 60 days) in the sharing economy and no sub-letting. Breach means revocation of the permit and a €50,000 fine on the owners and/or holders. A unit may not be a company's seat or branch. Rent observations for the area, with their sources and dates, are on the market page; they are not forecasts, and no rent is guaranteed. The end buyer's guide to the letting ban is on the unit-sales site.

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. Resale value outside the €250,000 route is not known; a registered valuer must establish it. TPL makes no representation on how this rule applies to a whole-building transaction; take independent legal advice.

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.

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. 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. No such ruling has been obtained for MVR 19.

A 15% transfer tax for non-EU/EEA natural persons buying residential property: announced September 2026, from 1 July 2027, not yet law; treatment of converted property unknown. As announced, companies, ethnic Greeks and long-term residents are excluded. On €250,000 it would be about €37,500–38,600. We draw no conclusion from it for your structure or timing; take your own tax advice. The unit-sales site's guide explains it to end buyers.

The process runs: enquiry → confidentiality agreement → information pack and data room (after identity and ownership checks on the bidder) → site visit by appointment → written offer → heads of terms → due diligence → preliminary agreement → notarial deed → registration at the Hellenic Cadastre. No timetable is published. 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.

Available today: the concept design (plans per floor, furnished layouts, area schedule, renders, 360° views; not architect-signed) and current-state photographs. Not issued: the change-of-use permitting act. Not yet available: the title documents and architect-signed drawings. Under verification: the existing building permits and evidence of legal use on 5 April 2024, and leases and occupancy. The acquisition page lists every item with its status. Site visits in Patras are by appointment.

A broker acting for a buyer can enquire through the form: choose “Act for a named principal”, give the principal's name and say whether you hold a written mandate. No commission may be shared with an end buyer. This site sets out no introducer or commission terms. If you would sell individual studios to your clients rather than acquire the building, use the agent enquiry on the unit-sales site (interest “Agent or partner”).