Cyprus permanent residency by investment in 2026 explained
How Cyprus permanent residency by investment works in 2026: the €300,000 routes, income thresholds, family rules, fees and the duties that keep a permit valid.
Cyprus offers non-EU nationals a fast-track permanent residence permit, known locally as an Immigration Permit, in return for a qualifying investment of at least €300,000. The framework sits under Regulation 6(2) of the Aliens and Immigration Regulations and has operated on its fourth revision of criteria since 2 May 2023. As of October 2026 those criteria remain the reference point published by the Deputy Ministry of Migration and International Protection.
The programme attracts families who want a permanent base inside the European Union without moving their tax residence or business straight away. It is, however, a permit with ongoing conditions rather than a one-off transaction, and the government has signalled closer scrutiny of existing holders ahead of Schengen accession. The permit sits within our wider comparison of European residence by investment programmes, and the position of spouses and children is covered in our guide to family members in European residence programmes.
Key takeaways
- The minimum qualifying investment is €300,000, made with funds transferred from abroad.
- Residential property must be a first sale from a developer, priced at €300,000 or more plus VAT.
- Applicants must show secured annual income of at least €50,000, plus €15,000 for a spouse and €10,000 per minor child.
- Holders must keep the investment, hold health cover and file periodic criminal record certificates.
- Spending two years or more outside Cyprus can cause the right of permanent residence to be lost.
Four investment categories qualify
The published criteria allow the applicant to choose one of four categories, each with a minimum value of €300,000.
Residential property from a developer
A house or apartment bought from a land development company on its first sale, with a price of at least €300,000 excluding VAT. Up to two residential units may be combined to reach the threshold, and they need not come from the same developer. Resale homes do not qualify unless the sale contract was deposited with the Department of Lands and Surveys before 7 May 2013.
Other real estate
Offices, shops, hotels or similar developments, or a combination of them, worth €300,000 in total. Resales are accepted in this category.
Share capital in a Cyprus company
An investment of €300,000 in the share capital of a new or existing Cyprus company that is based and operates in the Republic, has a physical presence there and employs at least five people.
Units in a Cyprus investment fund
A €300,000 subscription to units of a Cyprus collective investment undertaking, such as an AIF, AIFLNP or RAIF, whose investments are made in Cyprus.
In every category the funds must be shown to come from abroad, from an account held by the applicant or the spouse, and be paid into the seller’s account at a Cyprus financial institution. A clarification issued on 17 May 2023 also accepts payment from a company account where the applicant or spouse is the sole shareholder.
Buyers weighing a new home against a resale property can compare the tax position in our article on new-build and resale property in Cyprus.
Income and character requirements
Beyond the investment, the applicant must demonstrate secured annual income of at least €50,000, rising by €15,000 for a spouse and €10,000 for each minor child. Income may come from salaries, pensions, dividends, interest or rent. For the residential property route it must originate abroad, evidenced by a tax return from the country of tax residence or by certification from an independent chartered accountant. For the other three routes, part or all of the income may arise in Cyprus provided it is taxed there.
The applicant and spouse must provide clean criminal record certificates from their country of origin and country of residence, and the whole family must hold health insurance covering inpatient and outpatient care. The applicant and spouse confirm that they will not take up employment in Cyprus, other than serving as directors of a company in which they have invested under the programme.
Family members and adult children
The permit covers the spouse and children under 18. Unmarried children aged 18 to 25 who are financially dependent and studying at a university abroad can apply separately, with the parents showing an extra €10,000 of annual income for each of them. Adult children who are not dependent can also be included if the investment is multiplied, for example €600,000 for one adult child and €900,000 for two, and each adult child meets the income test in their own right.
Fees, processing and the residence card
An application fee of €500 is payable on submission, together with €70 for each person who needs an Alien Registration Certificate. According to the Deputy Ministry, examination of a complete application takes around two months. The right of residence granted to the investor and adult dependants is indefinite, while the physical card carries a ten-year expiry date and must be renewed. Cards issued to minors are valid until the age of 18.
Approved applicants living abroad are expected to come to Cyprus to settle within one year of being notified of the approval. More detail on the practical steps is set out on our Cyprus residency page.
For a structured overview of the route, our Cyprus residency page sets out each stage from choosing a qualifying investment to collecting the residence card.
Ongoing obligations after approval
The permit can be cancelled if the conditions stop being met. Holders must keep the investment, or replace it immediately with another qualifying investment of equal or higher value. They must provide evidence each year that the investment is maintained and that the family holds health insurance where it is not covered by the General Healthcare System. Criminal record certificates for the investor and adult family members are required every three years. Separately, a person who stays outside the Republic for two years or more, or who acquires permanent residence in another country, loses the right of permanent residence.
How the permit relates to tax and citizenship
An Immigration Permit is a residence status, not a tax status. Tax residence in Cyprus depends on days spent in the country and other ties under the income tax rules, so holders who live elsewhere generally remain taxable where they are resident. The permit also does not by itself confer citizenship. Naturalisation follows a separate legal process with its own residence and language requirements, administered by the Civil Registry and Migration Department.
The day-count tests themselves are explained in our guide to the 183-day and 60-day rules.
If you would like to talk through how these rules might apply to your own circumstances, our team would be glad to help. You can call +357 979 42 388 or write to us through our contact page.
Frequently asked questions
Can I buy a resale apartment and still qualify?
Not under the residential property category, unless the sale contract was deposited before 7 May 2013. Resale commercial property, such as an office or shop, is accepted under the second category.
Is VAT counted towards the €300,000?
No. The residential threshold is €300,000 excluding VAT, and the published criteria refer to proof of payment of at least €300,000 without VAT.
Do I need to live in Cyprus to keep the permit?
Continuous residence is not required, but absence from the Republic for two years or more causes the right of permanent residence to be lost.
Can my parents be included?
The current criteria list the spouse, minor children and, under conditions, adult children. Parents are not listed as dependants.
Sources
- Deputy Ministry of Migration and International Protection, Immigration permits for investors, fourth revision of criteria, as of October 2026.
- Deputy Ministry of Migration and International Protection, Immigration permits for investors (English), as of October 2026.
This article is for general information only and does not constitute legal, tax or investment advice. Figures are stated as of 2026 and may change; confirm current requirements with the relevant authority and an independent adviser before acting. AT Express is a private consultancy and is not affiliated with any government or official programme.
Featured image: “Limassol 01-2017 img18 Marina” by A.Savin, via Wikimedia Commons, FAL.
Please note. This article is for general information only and reflects our understanding at the date of publication. Programme rules, thresholds and fees are set by each government and can change at short notice. It is not legal, tax or financial advice; please check the current position with us or the relevant authority before acting.
By the AT Express editorial team · Published 30 October 2026 · Updated 31 October 2026
