In short: Non-EU nationals can get Cyprus permanent residence under Regulation 6(2) by investing at least €300,000 plus VAT, for example in a new home bought directly from a developer, and by showing secured annual income of at least €50,000 from abroad, plus €15,000 for a spouse and €10,000 for each child under 18. The Migration Department estimates about two months to process a complete application, though law firms report around six months in practice. In September 2026 the government said tighter rules were expected, but none had been published as of October 2026.
Cyprus offers one of Europe's more accessible residency-by-investment routes for property buyers — commonly known as the "fast-track" route under Regulation 6(2) of the Aliens and Immigration Regulations. This guide covers how it works, what it actually costs once VAT is included, and what to expect from the buying process.
Who this is for
This route is aimed at non-EU nationals looking to secure permanent residency in Cyprus by investing in property. It does not grant EU citizenship, and it is separate from Cyprus's naturalisation (citizenship) process, which has its own, different requirements. If citizenship rather than residency is the goal, that is a longer-term path with different criteria — speak to an immigration lawyer about which route actually fits your situation.
The core requirement: a €300,000 property investment
To qualify, an applicant must invest at least €300,000 (plus VAT) in one of a defined set of investment categories — the most common by far being a new residential property purchased directly from a development company or building contractor (not a resale from a private individual). The property must be new, not previously occupied. This is a minimum, not a typical price — many qualifying properties, especially sea-view apartments and villas in Limassol and Paphos, sit well above this threshold.
The income requirement
Alongside the property investment, an applicant must demonstrate a secure annual income of at least €50,000 from sources outside Cyprus, sufficient to support themselves and their family without needing to work in Cyprus. Additional income thresholds apply for a spouse and for any dependent children included in the same application.
VAT: the cost that catches people off guard
Cyprus applies a standard VAT rate of 19% to new property purchases — a meaningful addition on top of the headline purchase price, easy to overlook when comparing a €300,000 listing price against the true out-the-door cost. A reduced 5% VAT rate is available on the first 130 m² of a buyer's primary residence, provided the total transaction value is under €475,000 and the buildable area is under 190 m² — intended for genuine primary residences rather than investment-only purchases, so confirm eligibility with the developer and a tax advisor before assuming it applies. See our separate guide to Cyprus property VAT for more detail on how this rate works for buyers generally, not just residency applicants.
What the process typically looks like
1. Property selection and reservation. Work with a licensed agency to find a qualifying new-build property from a developer.
2. Contract of sale and deposit. A reservation or deposit typically secures the property while paperwork proceeds.
3. Payment and VAT. The purchase price (plus applicable VAT) is paid according to the schedule agreed with the developer.
4. Application submission. The residency application, supported by proof of the property purchase and income documentation, is submitted to the Civil Registry and Migration Department.
5. Approval. Processing times vary; using an immigration lawyer experienced with this specific route is strongly recommended given the documentation involved.
Common questions
Does this cover my whole family? A spouse and dependent children can typically be included in the same application, subject to the additional income requirements above.
Is this the same as citizenship? No — this route grants permanent residency, not citizenship. Cyprus's former citizenship-by-investment programme was closed in November 2020 and is no longer available.
What else will I need? A clean criminal record (from both your home country and Cyprus), health insurance, and a declaration that you do not intend to work in Cyprus in an employed capacity — though dividend income from a Cyprus company you own is generally permitted.
Next steps
This guide is informational and general — it is not legal or immigration advice, and requirements can change. Always confirm current criteria with a licensed immigration lawyer and a tax advisor before making a purchase decision based on residency eligibility. If you're exploring qualifying new-build properties, browse listings marked "New Build" on PropertyHub.cy, or get in touch with a verified agency directly through a listing.