Cyprus permanent residence by investment in 2026: the rules and the real cost

Published and last checked 9 November 2026. By Imago 77 Ltd.

Cyprus gives permanent residence to people who invest at least €300,000, most often in a new home bought from a developer. You also need a secure income from abroad of at least €50,000 a year. The permit has no fixed end date, and applications take about two months.

€300,000 plus VAT on a new home, €50,000 a year of income from abroad, and no bank deposit any more.

What counts as the investment

The rules sit under Regulation 6(2) of the Aliens and Immigration Regulations. The current policy, in force since 2 May 2023, accepts one of four investments worth at least €300,000:

a new house or flat bought on first sale from a development company, up to two units;
other property such as offices, shops or hotels, where resales are allowed;
share capital in a Cyprus company with a real presence on the island and at least five employees;
units in a Cyprus-based investment fund.

The money must come from abroad, from your own or your spouse's account. If you sell the investment without replacing it with one of equal value, the permit is cancelled.

The income test

Person	Secure annual income needed
Main applicant	€50,000
Spouse	€15,000 more
Each child under 18	€10,000 more

For a new home, the income must come from abroad. You prove it with a tax return from your country of tax residence or a certificate from an independent accountant, and you show it again each year.

Who the permit covers

Your spouse and children under 18 are included. Children aged 18 to 25 who study abroad can apply separately if you show a further €10,000 of income for each. An adult child who is not dependent needs a separate investment of the same size. The current policy does not list parents as dependants.

What it costs

VAT: 19% on a new home, so €357,000 in total at the minimum. A reduced 5% rate applies only where the home is your main residence and meets the size and occupancy conditions.
Government fees: €500 for the application and €70 per person for the residence registration certificate.
Legal fees: extra, and worth getting quoted in writing.

Older guides still mention a €30,000 bank deposit held for three years. That condition has been abolished and does not apply to new applications.

Living and working in Cyprus

There is no minimum stay, but the permit can be cancelled if you are away from Cyprus for two years in a row. You may not take a job in Cyprus. You may hold shares in Cypriot companies and act as a director of the company you invested in.

Does it lead to citizenship?

Not directly. Cyprus closed its citizenship by investment scheme in 2020. Citizenship now depends on years of actual residence.

How it compares

At about €357,000 all in, Cyprus is the cheapest of the main property routes for one applicant. Greece costs about €420,000 for a standard home and Malta's purchase route about €474,500. See the Golden Visa Cost Index for the full comparison.

Questions

How much do you need to invest for Cyprus permanent residence?

At least €300,000, most often in a new home bought from a developer, plus VAT. You also need secure income from abroad of at least €50,000 a year.

Does Cyprus permanent residence lead to citizenship?

Not directly. Cyprus closed its citizenship by investment scheme in 2020, and citizenship now depends on years of actual residence.

Can I lose the permit?

It can be cancelled if you are away from Cyprus for two years in a row. You may not take a job in Cyprus.

Related insights

Want an adviser who handles this every week? We can introduce you.

Ask for an introduction

All insights · Full guide