How to Pay for Property in Slovakia from Abroad: A Non-Resident Playbook

Quick answer

If you already hold EUR: send a SEPA transfer to the escrow/client account specified in your purchase paperwork; confirm the exact reference line and cut-off time one business day before. If your origin is USD/GBP or another currency: pre-convert into EUR at a transparent spread, then use SEPA; when pre-conversion is impossible, use SWIFT with a confirmed correspondent path and agreed charges (SHA/OUR). For deadline-critical handovers: where both banks support it, use SEPA Instant within bank caps or value funds to escrow the day before with a written release protocol.

Who this guide is for

International buyers closing on a new-build with stage payments, families purchasing a resale apartment, and investors wiring from non-EU banks. The goal is the same: predictable, auditable settlement from the first deposit to keys, with no last-minute compliance holds.

Deal timeline: from reservation to keys

Reservation. You sign a reservation or preliminary agreement and receive payment instructions—often to a supervised escrow/client account held at a bank or by a regulated agent. Purchase contract. Final terms set out the schedule (single completion payment or milestones for new-builds). Completion & handover. Funds are released once contractual triggers are met; then the deed is finalized and submitted for registration with the land registry (cadastre). Build your payment plan around these three checkpoints so money, documents, and release confirmations align.

Payment rails that actually work

SEPA Credit Transfer (EUR→EUR): the default rail for paying an escrow or beneficiary account in Slovakia (SK IBAN). It offers predictable fees, standard formatting, and straightforward reconciliation with an end-to-end ID. Use for deposits, stage payments, and the completion amount.

SEPA Instant: near real-time settlement when both banks support it and your amount is within the cap. Ideal for tight completion windows and timed handovers; confirm limits in advance.

SWIFT (for non-EUR origins or non-SEPA banks): select euro-clearing correspondents, pre-validate IBAN/BIC/legal names, and agree on SHA or OUR charges per contract. Consider pre-advice to the escrow agent for large wires.

The document pack that clears compliance fast

Prepare a single, indexed PDF before your first transfer. Include: 1) ID + proof of address (or company extract + beneficial ownership if buying via a company), 2) reservation/purchase agreement and any call-off letters for stages, 3) source-of-funds evidence (salary slips + tax returns, dividend resolutions, or asset-sale contract + bank statements showing proceeds), 4) FX conversion confirmations (if you converted), 5) escrow instructions or release protocol. Consistent file names and a one-thread email trail help reviewers see context quickly.

Payment narrative: what to write in the reference

Use precise, contract-based wording so the escrow agent can reconcile at a glance. Examples: “Deposit per Reservation R-58, Unit A12, Buyer [Name]”; “Stage 2 – structure completion, Project [Name], Unit A12”; “Completion payment, Contract [Number], Bratislava”. Avoid vague text like “property payment”.

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FX planning for non-EUR originators

Fixed completion date. Book a forward for the exact date to eliminate volatility; wire from a EUR balance via SEPA on completion day. Flexible window. Convert in two to four tranches before expected milestones to average the rate. Staged new-builds. Pre-convert a portion for early stages; hedge the rest with a forward ladder matching future calls. Keep all confirmations in the same PDF pack; they also answer “source/path of funds” queries.

Escrow, releases, and who presses the button

Escrow protects both sides: funds sit in a regulated account until contractual conditions are met—milestone sign-offs, deed signing, or registration triggers. Ask the escrow agent to share a short release protocol specifying: 1) who must approve, 2) what documents trigger release, 3) when value is considered received (e.g., funds credited vs. confirmation provided), 4) what happens if fees cause a shortfall (top-up rules). For large payments, send a pre-advice a day in advance so screening can start early.

Notary/closing coordination

On resale purchases, completion often happens alongside notarial certification and handover. Coordinate the wire timing so funds value before signatures or at a defined window if SEPA Instant is used. Where an existing mortgage is being paid off from the proceeds, ensure the closing agent has the payoff letter and that release conditions are sequenced correctly.

Costs and how to keep them predictable

SEPA: fees are modest and standardized; the main variable is your bank’s tariff. SWIFT: total cost depends on intermediaries and charge type. If the seller must receive the full amount, choose OUR and budget for it; otherwise, shared charges (SHA) are typical. Eliminate hidden conversion by converting to EUR before dispatch rather than relying on mid-route FX.

Cut-offs, weekends, and holiday edges

Ask your bank for EUR cut-off times and check for bank holidays around your completion date. Send in the morning to avoid pushing settlement to the next day. For stage payments with tight windows, test a small SEPA transfer in advance to verify details and settlement time.

Ready-to-use templates

Email to escrow agent (pre-advice): “We will remit EUR [amount] on [date] for [Contract/Stage]. Reference: [exact text]. Please confirm receipt and release conditions upon credit.”

Index for your PDF pack: 1) ID/address (or company extract/UBO), 2) Contract + invoice/call-off, 3) Source of funds, 4) FX confirmations, 5) Escrow instructions, 6) Any translations/certifications.

Common mistakes—and quick fixes

Vague references → use contract/stage IDs. Typos in IBAN/name → copy/paste from PDF; cross-check legal names. Sending right before cut-off → transmit in the morning. Mid-route FX → pre-convert into EUR. Scattered documents → one indexed PDF and one email thread. Splitting payments without agreement → only split with written consent and explicit references for each tranche.

Scenario mapping

New-build with 4–6 stages. Schedule SEPA payments for each milestone; reference the stage, project, and unit ID. Consider SEPA Instant only for final handover timing, within caps.

Resale with tight completion window. Value funds to escrow the business day before and obtain a written release protocol, or use SEPA Instant at a defined time slot if both banks support it.

Buyer paying from the US/UK. Pre-convert to EUR at a transparent spread, then execute a SEPA payment to the escrow IBAN; if conversion must be bundled, use SWIFT with confirmed correspondents and agreed OUR/SHA charges.

Checklist before you wire

1) Fix your timeline (reservation, stage calls, completion). 2) Confirm the exact IBAN, beneficiary legal name, and reference text. 3) Build a single, indexed PDF pack (ID/UBO, contracts, source of funds, FX). 4) Choose and test the rail (SEPA/SEPA Instant/SWIFT). 5) Confirm cut-offs, holiday edges, and per-transfer caps. 6) Send early; capture proof (end-to-end ID or MT103) and share with the escrow and your agent in the same thread.

How we help

We map the optimal payment path, prepare a bank-ready document pack, coordinate escrow releases, validate beneficiary details, and plan FX so your budget and timeline stay intact. For staged builds, we align your payment calendar to call-off letters; for resale purchases, we time funds with notary certification and handover. VelesClub Int., together with our partner UNIBROKER, supports secure international payments and end-to-end settlement workflows for property purchases in Slovakia and other destinations.