# MVR 19 Patras: Whole Building for Sale to Developers > An existing Patras building with a concept design for 19 studios, offered as it stands to developers and investors. Permit not yet issued; offers invited. Canonical: https://b2b.mav19-goldenvisa.com/ 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. --- ## The whole MVR 19 building in Patras, offered as it stands 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. For developers, investment firms and Golden Visa agencies that would complete the change of use and sell the studios themselves. Status as of 28 September 2026: concept design complete; change-of-use permitting act not issued, in preparation; works to follow; no completion date set. The photograph shows the building as it stands; the concept renders below are illustrative. Each unit's eligibility is subject to a change of use completed under a permitting act issued on or after 5 April 2024 and before the buyer applies; the full price 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 2nd-degree relatives; and the Ministry's decision. **Offered** Whole building, as it stands **Concept** 19 studios, 412.40 m² **Resale route** €250,000 change of use, per unit **Price** Offers invited **Status** Permit not yet issued ## What is offered, and what a buyer would do 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. 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. [Who is selling](https://b2b.mav19-goldenvisa.com/seller). 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. [How an acquisition would run](https://b2b.mav19-goldenvisa.com/acquisition) ### What is offered - The existing building on Mavromataion Street, as it stands. - Access to the complete concept design for 19 studios on four floors, with a shared roof garden (concept only; not architect-signed). Its use by a buyer is subject to agreement with its authors. - The documents issued so far, in the data room, after a confidentiality agreement and our identity checks. - A site visit in Patras, by appointment. ### What a buyer would still do - Obtain the change-of-use permitting act, issued on or after 5 April 2024. - Carry out the works and complete the change of use. - Constitute the horizontal property, with a separate KAEK for each unit. - Sell each studio, to clients in Greece or abroad, under the resale rules below: the full price paid into the seller's account at an institution operating in Greece before any buyer applies. ## The concept: 19 self-contained studios Concept design: 19 self-contained studios, 5 + 5 + 5 + 4 on four floors; 412.40 m² of main-use area (ground 99.68, 1st 112.95, 2nd 112.95, 3rd 86.82 m²); 16.29 to 27.64 m² per studio; average 21.71 m². Illustrative concept render. Not an architectural drawing and not the building today. ### Features, and how firm they are - In the concept design each studio has its own kitchenette and private shower room with WC. Concept plans only. - The concept design includes a shared roof garden with a pergola. Concept render only. - The concept plans show balconies on the upper floors and terraces on the 3rd floor; whether each is private or common is not yet fixed. - 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. [Unit schedule, floor plans and open questions](https://b2b.mav19-goldenvisa.com/building) Concept unit mix by size band, as of 28 September 2026; units reserved or sold to end buyers leave the whole-building offer. From the concept design's area schedule; main-use areas exclude balconies, terraces, common areas and storage; the architect-signed schedule is pending. Size band | Main-use area | Studios | Units Compact studio | 16–19 m² | 4 | GF4, GF5, A1, B1 Studio | 19–22 m² | 8 | GF2, GF3, A2, A5, B2, B5, C2, C3 Large studio | 22–25 m² | 5 | GF1, A4, B4, C1, C4 Largest studio | 27.64 m² | 2 | A3, B3 All studios | 412.40 m² | 19 | Average 21.71 m² ## The €250,000 change-of-use route, rule by rule MVR 19 is designed for the €250,000 change-of-use route; eligibility subject to completion of the change of use and the Ministry's decision. Each rule below comes with its condition. ### €250,000, anywhere in Greece, no minimum size 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. ### Each converted apartment stands on its own Where one conversion produces several apartments, each apartment is a separate property and can qualify on its own at €250,000 or more. Two apartments cannot be combined to reach €250,000. ### The buyer or the seller may convert 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. ### Timing and an existing building 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 route applies to the conversion of an existing building. A property that was residential in legal use on 5 April 2024 cannot use it. For MVR 19 that point is under verification. The standard conditions. 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. TPL makes no representation that any unit will qualify. The price depends on the route. At €250,000 per studio, the price per m² ranges from about €9,045 (27.64 m²) to €15,347 (16.29 m²), against a Patras average asking price of about €1,467/m². Resale value outside the €250,000 route is not known; a registered valuer must establish it. [Market and demand, with sources](https://b2b.mav19-goldenvisa.com/market). [The resale route in full, with its primary sources](https://b2b.mav19-goldenvisa.com/resale-route) ## Status, item by item We publish the status of each item, not a timetable: no permit, works or completion date is set. As of 28 September 2026 · Updated on every change ### Concept design Complete The concept design is complete: plans per floor, furnished layouts, an area schedule and renders. It is a concept, not architect-signed drawings. ### Change-of-use permitting act Not issued Not issued, in preparation. It must be issued on or after 5 April 2024. ### Works To follow Works follow the permitting act; in a sale as it stands, they are the buyer's. ### Completion No date set No end buyer may apply before the change of use is completed. 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 existing building in its neighbourhood, as it stands. A photograph, not a render. Document status as of 28 September 2026. Documents are provided in due diligence as they are issued; the full index is on the acquisition page. Document | Status Concept design: plans, furnished layouts, area schedule, renders | Available Current-state photographs (exterior, interiors, roof) | Available Title deed, KAEK, cadastre extract, encumbrance and claims certificates | Not yet available Existing building permit(s); evidence of legal use on 5 April 2024 | Under verification Change-of-use permitting act | Not issued Horizontal-property deed, with a KAEK for each unit | Not yet constituted Architect-signed drawings and area schedule | Not yet available Leases and occupancy | Under verification Registered valuer's report | Not yet commissioned Tax position: AADE ruling on VAT | Not obtained 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). [The full document index and the process](https://b2b.mav19-goldenvisa.com/acquisition) ## What binds any reseller of the units A buyer of the whole building becomes the seller of each studio. These rules apply to every sale it makes under the route, in Greece or abroad. ### Full price in each deed, paid in Greece 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 or side payments 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. ### Completion before any buyer applies 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 Long-term letting only; a unit may not be a company's seat or branch. ### Once only, and the announced tax 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. 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). ### Russia and Belarus New applications by Russian and Belarusian nationals are suspended. 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. In the sale agreement. 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. [The full rules and their sources](https://b2b.mav19-goldenvisa.com/resale-route) ## The studios are also offered one by one Studios are also offered individually; a whole-building agreement covers the studios not reserved or sold when it is signed. TPL S.A. is not obliged to accept the highest or any offer and may change or end the process at any time. Any exclusivity is agreed in writing only. End buyers see the same building, at €250,000 per studio, on the unit-sales site. Same developer, same rules. - 19 of 19: studios available on the unit-sales site today (From the live unit schedule) A studio reserved or sold to an end buyer before a whole-building agreement is signed stays outside it. The current status of each unit is in the [unit schedule](https://b2b.mav19-goldenvisa.com/building). ## For professional buyers of the whole building Tell us who you are, how you would complete the conversion and where you would sell the units. We reply within one business day, in English or Greek. ### Developers That would obtain the permitting act, carry out the works and sell the studios themselves. ### Investment firms and family offices Buying the building as it stands, to convert and resell the units or to hold them for long-term letting. ### Golden Visa agencies and distributors That would carry out the conversion and sell the units to their own clients, under the rules above. ### Brokers acting for a buyer Say so in the form: your principal's name, and whether you hold a written mandate. Selling individual studios to your clients? If you do not intend to buy the building, use the agent enquiry on the unit-sales site and choose "Agent or partner": [mav19-goldenvisa.com/enquire](https://mav19-goldenvisa.com/enquire). 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 is selling. TPL S.A., Ethnomartyron 40, 263 33 Patras; GEMI 143336716000; VAT EL800864603; LEI 9845006C601CB29D1H76. An e-commerce and logistics company; MVR 19 is its first residential development; no real-estate track record is claimed. [The seller, and how to verify us](https://b2b.mav19-goldenvisa.com/seller) Not an offer. This website is for information only. It is not an offer and does not form part of any contract. Areas are approximate and come from a concept design. Renders are illustrative. Buyers must make their own enquiries and take independent legal, technical and tax advice. Any sale is subject to contract, due diligence and a notarial deed. [Legal notice](https://b2b.mav19-goldenvisa.com/legal). ## Sources - [Law 5038/2023, art. 100, as replaced by art. 64 of Law 5100/2024 (Gazette A' 49/05.04.2024), 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), Ministry of Migration and Asylum: §2(c), §3, §5, §6, §7A. - [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): the permitting act and the file. - Circular 1/2026, Ministry of Migration and Asylum, 21 April 2026, section I.2 and Clarifications 2, 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). - 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/) and [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/), 8 September 2026. - [radar.gr, 1 June 2026](https://radar.gr/article/pos-kinithikan-oi-times-ton-akiniton-stin-patra-to-a%CE%84trimino-tou-2026): Patras average asking sale price, Q1 2026. - Unit areas: the concept design's main-use area schedule, as held in the MVR 19 unit schedule, 28 September 2026. Sources last checked 28 September 2026 · General information, not legal advice · Take independent Greek legal and tax advice ## Request the information pack We send a confidentiality agreement by e-mail. The information pack and the data room follow the agreement and our identity checks, with a call with Spyridon Kotsalidis, Founder and CEO of TPL S.A., and a site visit in Patras by appointment. Office [+30 2610 20 20 22](tel:+302610202022) · We reply within one business day, in English or Greek.