Cyprus Permanent Residency by Investment: The €300,000 Route in 2026

The headline requirement is a €300,000 investment (before VAT) in Cyprus real estate, most commonly a new residential property bought from a development company. Alongside the investment, you must demonstrate a stable, secured annual income arising from abroad. The figures below are the core criteria; they are set by regulation and have changed over time, so confirm the current position before relying on them.

There are two main permanent-residency routes for non-EU nationals, and they are very different in speed and requirements. The fast-track under Regulation 6(2) is the route most property investors use; Category F is older, slower and income-based.

Generally no — and this is the trap that catches investors. The fast-track route requires the qualifying investment to be in new-build residential property purchased directly from a development company, not a resale on the secondary market.

Beyond the property, you must show a secured annual income sufficient to support yourself and your family without working in Cyprus, arising from sources outside Cyprus. The thresholds increase with family size.

The process is handled by the Civil Registry and Migration Department under the Ministry of Interior, and an advocate typically prepares and submits the file, often while you are abroad.

The fast-track route is prized for speed — decisions commonly come in around two to six months, far quicker than ordinary immigration routes. Once granted, the permit is permanent: it does not expire in the way a temporary permit does.

There is one continuing condition: the holder must visit Cyprus at least once every two years, or the permit can be lost. The residence card itself is renewed periodically (for example every ten years) as an administrative formality.

Yes. The main applicant’s spouse and dependent children can generally be included in the same application, which is why the income thresholds scale with family size (an extra €15,000 for a spouse and €10,000 per child). Dependent adult children and, in some cases, parents may also be accommodated under specific conditions.

Because the rules on who qualifies as a dependant and on age limits are detailed and can change, families should confirm the current criteria before applying so the investment and income evidence are structured correctly from the outset.

No — and this is the single most important clarification. Permanent residency lets you live in Cyprus; it is not a passport. The Cyprus Investment Programme, which granted citizenship by investment, was abolished in November 2020 and is not available.

It can, but not automatically and not quickly. Citizenship is obtained through naturalisation, which generally requires several years of lawful residence — in the region of seven to eight years — and, in practice, genuine physical presence in Cyprus.

This creates a tension investors should understand: the PR route’s minimal requirement is a visit once every two years, whereas naturalisation expects real residence. Holding PR while spending little time in Cyprus keeps the permit but does not build a citizenship claim. Anyone whose ultimate goal is a passport should plan the residence pattern accordingly.

Two points matter for 2026. First, the €300,000 threshold is before VAT, and a new-build residence may attract VAT at 19% or, if it qualifies as a primary residence, the reduced 5% rate on the first 130 m² — worth confirming, as it affects your total outlay.

Second, the wider framework on non-EU property ownership is under review, with proposals during 2026 to tighten rules for third-country nationals. None of this removes the PR route, but it is a reason to confirm the current legal position and complete a qualifying purchase on sound advice rather than assume yesterday’s rules still apply.