Off-plan property can work for a European golden visa in some cases, but it moves risk onto you. In Greece, the Ministry’s paperwork centres on full payment and a registered transfer, so money leaves your account well before you hold anything. In Cyprus, off-plan homes can be used in suitable cases, but immigration approval doesn’t check the building. Portugal is different, because its property route has closed. Before you pay a reservation deposit, check the developer, the permits, the title and the contract, in that order.

This guide is about European routes. If you were searching for off-plan rules in Dubai, those work very differently. Here we walk through what Greece and Cyprus expect and how to vet a developer properly. It forms part of the wider picture of residency by investment, where a poor property choice can cost you both the money and the permit.

Can you use off-plan property for a golden visa?

Sometimes, in Greece and Cyprus, but not in Portugal. Greece accepts purchases that end in a registered transfer, including land with a house built on it. Cyprus allows off-plan homes in appropriate cases. Portugal ended its real estate route for new applications, so investors there use other options, such as qualifying investment funds. Always confirm your exact route with your adviser before you reserve anything.

Country	Is off-plan possible?	What to watch
Greece	Possible where the purchase ends in a registered transfer. For land with a house built or restored, the Ministry asks for the purchase agreement lodged with the tax office, planning permission and contractor invoices with receipts	The paperwork assumes full payment and registered transfer, so you carry the risk while building is underway
Cyprus	Possible in appropriate cases, typically a first-sale home bought from a development company	Immigration approval doesn’t replace a property check, and the sale contract protects you only if it is handled properly
Portugal	No. The real estate route has closed to new applications	The investment fund route is the main alternative, so off-plan checks don’t apply

For Greece, the document list is on the Ministry of Migration and Asylum golden visa page. Portugal’s change is summarised in this National Law Review update on the end of Portugal’s real estate visa route. Thresholds depend on the location and type of property, so check our Greece golden visa requirements guide for the current picture.

Why off-plan carries more risk than a finished home

With a finished property you can see what you’re buying. With off-plan you pay in stages for something that doesn’t exist yet, and your negotiating position gets weaker with every payment. A Cyprus law firm writing in June 2026 put it plainly, noting that immigration approval doesn’t replace property due diligence and that a property can meet the investment threshold while still being overpriced or poorly protected by its contract.

The main risks are delays, a developer that runs out of money, a finished product that differs from the specification and problems with permits or title that surface late. If you’re used to buying a UK new build, don’t assume the same protections apply. Ask your lawyer exactly what safeguards exist in the country you’re buying in.

The developer checks that matter most

Start with the developer, not the show flat. These are the checks we’d want done before any money moves.

•       Company Registration, Directors And Filed Accounts
•       Track Record On Completed Projects
•       How The Project Is Funded
•       Who The Main Contractor Is
•       Planning And Building Permits That Match The Sale
•       Clean Title And No Hidden Encumbrances
•       Payment Stages Tied To Verified Progress
•       Remedies If Completion Is Late

Check the company

Look up the selling company in the official business register. In Greece that is the General Commercial Registry, known as GEMI, which publishes company details, directors and, for covered companies, filed accounts. The European e-Justice portal explains what GEMI holds and how to search it, including by tax number or company name.

A new company set up for one project isn’t automatically a problem, but it does mean there is less history to judge. Ask who stands behind it and what else they’ve built.

Visit finished projects and speak to buyers

Track record is easier to test than most people think. Ask for a list of completed projects, visit at least one and talk to people who bought there. Look at the finish, the common areas and whether title was delivered on time. A developer that is proud of its work will usually make this easy.

Ask how it’s funded and who builds it

A project funded mainly by buyers’ deposits carries more completion risk than one with bank finance and the developer’s own equity. The seller may also be a promoter rather than the builder, so ask who the main contractor is and check them separately. Contractor weakness is a common reason projects stall.

Match the permits to what you’re buying

Confirm that the planning and building permits match the unit and the plans you’ve been shown. In Greece, ask your lawyer to check the building’s electronic identity, which gathers permits, drawings and cadastral details, and whether it applies to the property. Permit gaps can hold up title, resale, financing and insurance later.

If you’re still choosing a location, our real estate services for golden visa investors and the guide to Greece golden visa property search will help you narrow the options before you commit.

Greece: protect your money before the notary

In Greece, you’ll typically move through a preliminary agreement, a private contract and then a notarial deed that is registered at the land registry. Payments can start early, and you shouldn’t assume they sit in escrow. That makes the drafting of the early contracts important.

In Greek practice, a preliminary agreement can include a deposit clause that lets you recover more than you paid if the seller defaults, but only if it is drafted that way. Ask your independent lawyer to explain what you would get back, and when, if the project fails. Don’t use the developer’s lawyer.

Remember what the Ministry asks for at the end. The initial permit documents include a notarial certificate that the price was paid in full, land registry certificates showing no encumbrances and proof of the registered transfer. Our guide to buying Greek golden visa property from abroad covers how this works if you can’t attend in person.

Cyprus: deposit the sale contract

When a property has no title deed yet, such as an off-plan home, Cyprus has a specific safeguard. The Department of Lands and Surveys explains that a sale contract can be deposited at the District Land Registry, which triggers the Specific Performance law designed to protect the buyer if the seller fails to deliver. According to the Department of Lands and Surveys contract deposit page, the contract must be deposited within 6 months of signing, and the fee is €50, roughly £42.

The same page notes that for contracts concluded after 12 December 2023 the seller must include a search certificate dated within 5 working days of the contract. That is a useful check on mortgages and other encumbrances. A Cyprus law firm’s June 2026 guidance on property due diligence for Cyprus permanent residence adds that you should check the price, VAT, payment schedule, delivery date, delay remedies and cancellation rights before signing.

If you’re weighing this route, our Cyprus permanent residency by investment guide sets out the requirements in full.

What to look for in the contract

Ask for	Why it matters
Payments tied to verifiable construction stages	Stops you funding work that hasn’t happened
A fixed completion date with a remedy for delay	Gives you leverage if the schedule slips
A detailed specification and floor plan	Makes it clear what counts as a defect
Cancellation and refund terms	Shows what happens if the project fails
Confirmation of permits and clean title	Protects future resale, finance and insurance
An independent inspection at key stages and at handover	Catches problems while they can still be fixed

How it can go wrong

Here’s an example of how this tends to play out. Imagine you reserve an off-plan apartment in Cyprus priced at about £252,000, which is around €300,000. The agent says you need to move quickly, so you pay the deposit and sign before your lawyer has seen the permits.

Later, the search certificate shows an existing mortgage on the land and the permit covers a smaller building than the one on the brochure. The sale contract is not deposited in time. You now have money tied up, a difficult conversation and a residence plan that depends on the purchase. None of this is unusual. It is simply what happens when the legal checks come after the payment instead of before.

Timing your residence application

Off-plan also affects your relocation timeline. If the property is far from completion, your residence application may be delayed or need a different plan. Ask your adviser exactly when the investment is treated as made for your route, and what documents are needed at that point. Families with children should also factor in school start dates, and our global education services can help you plan around them.

Frequently asked questions

Can off-plan property qualify for a golden visa?

In some cases, in Greece and Cyprus. The route and the timing matter, so confirm the details for your specific purchase. Portugal’s property route has closed, so off-plan isn’t an option there.

Is off-plan property safe to buy abroad?

It can be, but only with proper checks. Verify the developer, the permits and the title, use your own lawyer, and make sure payments follow real construction progress.

What happens if the developer goes bust?

It depends on your contract and local law. In Cyprus, depositing the sale contract at the Land Registry is designed to protect you. In Greece, the terms of your preliminary agreement matter most, so have them reviewed before you pay.

Should I use the developer’s lawyer?

No. Use an independent lawyer who acts only for you, so that anyone checking the contract and title has your interests in mind.

Does immigration approval mean the property is sound?

No. A residence permit confirms you met the investment rules. It doesn’t tell you the building is finished, permitted or properly titled.

Check the developer first, then the visa

An off-plan purchase tied to a residence permit has two sets of rules to satisfy, so the order of your checks matters. If you’d like help vetting a developer, reviewing the contract and lining it up with your application, our team can guide you through our immigration and investment migration services. If you’re also considering a second passport, you can compare the citizenship by investment programmes we work with. Get in touch and we’ll help you plan the next step.