The short answer
Yes, you can sell. The permit depends on the property, so when you sell it, the permit ends, unless you have already bought a qualifying replacement and notified the authority. If you sell to another non-EU buyer, your own permit is revoked by law.
The once-only rule
The €250,000 threshold for a converted or listed property can be used once per property. When you sell, a non-EU buyer who wants a Golden Visa from the same property needs the standard threshold for the area (in Patras, €400,000) and at least 120 m² of main space. None of the MVR 19 residences reaches 120 m², so a future Golden Visa buyer of one would not qualify through it.
The record follows the property: at every sale the notary certifies whether it has already served a permit, and a non-EU seller provides a certificate from the migration authority.
Moving to another property
If you want to keep the permit but change the property, the sequence is fixed.
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Buy the replacement
It must itself meet a Golden Visa route: the right value for its area and, for ordinary homes, 120 m².
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Notify the authority
Your lawyer files the new property against your permit.
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Only then sell the first property
The permit now rests on the replacement.
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The wrong order
Sell first and the permit is partly revoked: you would have to apply again, from the start.
Four ways an exit can happen
Selling during the five years
The permit ends with the sale, for you and for family members whose permits depend on yours.
Selling at renewal time
Sell after the renewal is decided, not before: a renewal needs the property in your ownership.
Family members
Their permits follow yours. A child aged 21 or over with an autonomous permit should ask a lawyer how a sale affects it.
Selling during the application
Do not, without your lawyer’s advice: the application rests on the property.
Who is likely to buy, and at what price
Because of the once-only rule, the next buyer of a converted residence is most likely a local owner, an investor or an EU citizen who does not need a permit. They will pay local market prices, not a price shaped by the Golden Visa.
The gap can be large. In the first quarter of 2026 the average asking price in Achaia, the regional unit around Patras, was about €1,467 per m². At €250,000, the MVR 19 residences work out at roughly €3,570 to €6,139 per m², which is 2.4 to 4.2 times that average. Past price rises are history, not a forecast: the Bank of Greece index for large cities outside Athens rose 68% from 2017 to 2025, and that says nothing about the next ten years.
Before you buy, ask an independent registered valuer what the property would fetch from a local buyer, and decide whether you can live with that answer.
Five questions to settle before buying
How long will we hold the property?
Would we ever replace it, and where?
What would a local buyer pay for it today?
What happens to each family member’s permit if we sell?
What does our tax adviser say about a sale in Greece and at home?
Sources
- Law 5038/2023 (Migration Code), art. 100, as replaced by Law 5100/2024, art. 64 (accessed October 13, 2026)
- Circular 1/2026 of the Ministry of Migration and Asylum (Prot. 72019, 21.04.2026), on Diavgeia (accessed October 13, 2026)
- Joint Ministerial Decision 214926/2025 on supporting documents (Government Gazette B' 6014, 11.11.2025) (accessed October 13, 2026)
- pelop.gr, 18 May 2026: average asking prices in Achaia, Spitogatos data (secondary source) (accessed October 13, 2026)
- Bank of Greece: index of apartment prices by geographical area (accessed October 13, 2026)