Final payment is not simply the last number on an instalment schedule. It is the point at which the investor may lose important commercial leverage, while the residence file may still depend on documents controlled by the seller, engineer, notary or registry.
The correct release conditions depend on the signed agreement. Nevertheless, an investor can reduce avoidable risk by dividing the check into separate legal, technical, payment and immigration tracks.
First, identify what “final” means
Three events are often confused:
- full payment of the purchase consideration;
- completion or handover of construction; and
- readiness to submit the Golden Visa application.
They may occur on different dates. Under the current EUR 250,000 change-of-use route, the qualifying change of the main spaces to residential use must be completed before the residence-permit application. That legal milestone is not necessarily the same as completion of every finish, appliance or snag-list item promised in the sale contract.
An investor should therefore ask which event triggers the balance and which documents must be delivered before that trigger is accepted.
The four-track release table
| Track | Question before release | Evidence to request | Decision affected |
|---|---|---|---|
| Ownership | Can this seller transfer this exact right? | Current title review, deed draft, cadastral or registry evidence, company signing authority where relevant | Acquisition and registration |
| Change of use | Is the qualifying legal change complete for this unit? | Relevant permit, update or revision, approved plans and route-specific engineer evidence | EUR 250,000 route and filing readiness |
| Construction | Is the unit at the contractual completion stage? | Progress inspection, specification comparison, snag list and handover protocol | Retention, possession and occupancy |
| Payment and filing | Will the transfer create the required payment record and complete filing documents? | Final invoice or demand, bank instructions, payment schedule, notarial certificate inputs and filing checklist | Full-payment proof and application preparation |
No single document closes all four tracks. An engineer's report does not prove title, a clean title report does not prove construction completion, and a bank receipt does not prove that the change of use was completed before filing.
Legal and title conditions
Before the balance is released, the buyer-appointed lawyer should confirm the exact seller, property right and unit description. The deed draft should match the resolved KAEK or registry reference, floor, area, ownership percentage, parking and storage rights.
If the seller is a company, obtain current evidence of its existence, representation and authority to sign. If a power of attorney is used, confirm its scope and validity for the specific deed and payment arrangements.
The contract should also make clear what happens if a required document is unavailable on the scheduled payment date. Any retention, escrow-like mechanism, bank guarantee, set-off or delayed release must be expressly agreed and confirmed as workable by the parties' professionals; it should never be assumed to exist.
Change-of-use conditions
For this route, the key question is not whether building work “looks almost finished.” The file must evidence that the qualifying change of the main spaces to residential use was completed after the relevant statutory date and before the residence application, in the manner required for the particular building and permit history.
Where an older building permit exists, the current MITOS description notes that an update or revision after the law may be required. The responsible engineer and lawyer should identify the applicable permit chain and the evidence that will support the notarial and immigration file.
Construction and handover conditions
The investor should compare the actual unit against the contractual specification, not a show apartment. Record incomplete items, defects, substitutions and utility status in a dated inspection or snag list. Determine which items prevent contractual completion and which may be resolved after handover under an agreed timetable.
This is a commercial and technical exercise. It should not be used to declare Golden Visa eligibility, and Golden Visa filing readiness should not be used to waive unfinished contractual work.
Payment and residence-file conditions
The current procedure requires full payment through accepted banking channels and a notarial certificate recording the prescribed payment details. Before sending the final amount, check:
- the beneficiary name and account against written instructions;
- the amount against the deed and instalment schedule;
- the currency and responsibility for bank charges;
- the payment reference against the exact unit and contract;
- any permitted third-party payer and relationship evidence;
- the documents the notary needs to certify full payment; and
- who will collect and retain the final bank evidence.
Registration and Golden Visa filing should be planned separately. The MITOS procedure lists evidence of registration or an application for registration at the initial stage and indicates that full registration evidence is required at renewal. The buyer's lawyer should confirm the correct evidence and timing for the specific registry or cadastral office.
A go / hold / escalate decision
- Go: every contractual release condition is evidenced, the beneficiary and amount are verified, and the lawyer, notary and engineer have closed their assigned checks.
- Hold: a document is promised but not delivered, an identifier differs, or the construction status has not been independently recorded.
- Escalate: the requested payment contradicts the deed, the change-of-use evidence is unclear, the recipient changes without a documented legal basis, or the seller asks the buyer to rely on a future authority decision.
Hypothetical example
Assume the unit is physically ready except for minor kitchen items, and the engineer confirms the qualifying change of use. The deed draft and bank instructions are also ready, but current company representation evidence for the seller has expired. The investor should treat the immigration, construction and seller-authority questions separately and hold the balance until the lawyer confirms who can validly complete the sale.
This is a hypothetical transaction-control scenario, not an actual project or approval record.
How Santheos applies the check
For a Santheos project, the company's internal legal and risk-control team checks the available project and transaction documents within the company's role. Final release should still follow the signed contract and the confirmations of the buyer's appointed lawyer, notary and engineer.
Related Santheos reading
- Change of Use Complete but Construction Still Ongoing
- Before Paying a Reservation Deposit: 12 Clauses to Check
- Notarial Certificate and Land Registry Evidence
Official sources
- National Registry of Administrative Public Services (MITOS), Permanent golden visa (change of use) – Initial issuance, current procedure reviewed 12 September 2026, especially the timing, payment, notarial-certificate, registration and engineer-report requirements: official procedure.
- Law 5100/2024, Government Gazette A 49/5.4.2024, Article 64 replacing Article 100 of Law 5038/2023: official Ministry-hosted PDF.
- Joint Ministerial Decision 214926/2025, Government Gazette B 6014/12.11.2025, supporting-document framework: official Government Gazette PDF.
- Hellenic Cadastre, Access to cadastral data of my properties, current online service reviewed 12 September 2026: official service.
Continue your research
- Engineer Report for a Greece Golden Visa Conversion Project: What It Must Confirm
- EUR 250,000 Commercial Conversion Projects in Athens: How to Choose the Right Location
- EUR 250,000 Conversion Golden Visa Greece: Payment Trail and All-In Budget
Prepared by: Santheos Research & Project Team. Last reviewed: September 2026. General information only, not legal, tax or immigration advice. Eligibility is subject to final legal review. Review the Greece Golden Visa Encyclopedia, the official Mitos entry, or contact Santheos for a property-specific discussion.
