Official sources first
7visas is published by the developer of MVR 19; it is not an official source. These are.
- mitos.gov.grThe government’s procedure for the change-of-use permit: documents, fees and steps.
- Diavgeia: Circular 1/2026The Ministry’s official interpretation of the Golden Visa article, as published.
- Ministry of Migration and AsylumCirculars and statistics from the authority that decides.
- Hellenic CadastreOwnership, registration and the property’s Cadastre code (KAEK).
- GEMI, the General Commercial RegistryA Greek company’s registration, directors and filings.
- EU VIESWhether a VAT number is valid, and whose it is.
- GLEIFThe company’s Legal Entity Identifier, address and renewal date.
- AADE, the tax authorityProperty transfer tax and the buyer’s tax number.
- Hellenic Consumer OmbudsmanWhere a consumer can complain about a seller.
Twelve checks for your lawyer
For a property bought on the €250,000 change-of-use route. Each should be answered with a document, not a promise.
Who the seller is
The company in GEMI, its VAT number in VIES, its LEI in GLEIF, and who has authority to sign.
Title and encumbrances
Ownership registered in the Cadastre, with no mortgage, seizure or claim against the property.
Legal use on 5 April 2024
The property’s use on that date was not residential: the route depends on it.
The permitting act
The act changing the use: its type, number and issue date, which must fall on or after 5 April 2024.
Completion before the application
The conversion is finished before you apply; a promise to convert later does not count.
The engineer’s report
A report certifying the completed change of use, in the wording the Joint Ministerial Decision requires.
The notary’s certificate
Including whether the property has already served a Golden Visa: the €250,000 route works once per property.
One separate property per buyer
Your residence exists as its own property in a horizontal-property deed; any storage room is in the same deed.
Value of at least €250,000
Stated in the deed, for the single property.
Payment by a permitted payer
Into the seller’s account at a bank in Greece, from you, your spouse or a relative up to the second degree.
Nothing on the side
No payment, refund or benefit outside the deed, and no seller-paid buyer costs: they can endanger the application.
Your own lawyer
Independent of the seller, working for you alone.
Phrases that signal trouble
| What you may hear | Why it is a warning sign |
|---|---|
| Beware “Golden Visa-ready” before the conversion is complete | No converted property can support an application until the change of use is finished and certified. |
| Beware “guaranteed approval” or a “guaranteed permit” | No seller can promise it: the Greek authorities decide. |
| Beware a “rebate”, “cash-back” or “we pay your taxes” | A benefit outside the deed can call the investment value into question, and with it the application. |
| Beware “guaranteed rent” or a “buy-back” | Neither is a feature of the route, and either can hide a lower real price. |
| Beware “pay our agent” or “send the deposit abroad” | Payment goes to the seller’s account at a bank in Greece, from a permitted payer, and nowhere else. |
| Beware “the price includes the permit” | You buy a property; the permit is a separate decision by the authorities. |
| Beware “buy before July 2027” | The announced 15% transfer tax is not law yet. Urgency is never a reason to skip a check. |
How to read the company records
- GEMI shows that the company exists, its registered seat, its legal representatives and its filed accounts.
- VIES confirms that a VAT number is valid and gives the registered name and address.
- GLEIF gives the company’s Legal Entity Identifier and when it was last renewed; a lapsed LEI is a question to ask.
Use these registries directly. Commercial aggregators and directories copy registry data with delays and errors: never rely on them, or on a document a seller sends you, to establish who a company is.
Before any payment
-
Payment details only in signed documents
Bank details belong in the signed agreement your lawyer has read, never only in an e-mail or a message.
-
Call back on a number you found yourself
Confirm the details by phone on a number from an official source, never one given in the same e-mail.
-
No cash, crypto or third-party accounts
A seller that asks for any of these is a reason to stop.
-
Bank details never change by e-mail
Treat any change notice as fraud until confirmed by phone and in a signed document.
-
Pay from a permitted account
Yours, your spouse’s, or a relative’s up to the second degree, by bank transfer.
Choosing your own lawyer
Choose a Greek lawyer who works for you, not for the seller, the agent or the developer. Expect them to ask where your money comes from: source-of-funds checks are a legal duty under anti-money-laundering law, not a sign of mistrust. Give them the twelve checks above and ask for each answer in writing, with the document behind it.
The same checks, applied to MVR 19
We are the developer and seller of MVR 19. Check us with the sources above, not with us.
| Check | Where MVR 19 stands |
|---|---|
| Who the seller is | TPL S.A., GEMI 143336716000, VAT EL800864603, LEI 9845006C601CB29D1H76: public records you can open from the links above |
| Title and Cadastre registration | Being assembled for your lawyer |
| Legal use on 5 April 2024 | Evidence in preparation; independent counsel’s written opinion estimated Q4 2026 |
| Permitting act | Not yet issued; estimated Q1 2027 |
| Engineer’s report | Cannot exist before the conversion is complete |
| Horizontal-property deed | To be signed; estimated first half of 2027 |
| Independent valuation | Not yet commissioned |
| VAT treatment of the sales | A ruling from the tax authority is pending |
Every date is an estimate. See the project page and progress for the latest.
Sources
- mitos.gov.gr: investor residence permit, change of use, initial issue (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)
- Hellenic Cadastre (Ktimatologio) (accessed October 13, 2026)
- GEMI, the General Commercial Registry: public record of TPL S.A. (accessed October 13, 2026)
- European Commission VIES: VAT number check (accessed October 13, 2026)
- GLEIF: the LEI record of TPL S.A. (accessed October 13, 2026)
- AADE: property transfer tax (accessed October 13, 2026)
- Hellenic Consumer Ombudsman (accessed October 13, 2026)