Cyprus offers an expedited permanent residence by investment procedure for qualifying third-country nationals who make an eligible investment in the Republic.
Often marketed internationally as the Cyprus Golden Visa, the programme allows qualifying non-EU investors to obtain permanent residence through an investment starting at €300,000, provided the applicant also satisfies the income, source-of-funds and other eligibility requirements.
Importantly, this is a permanent residence programme, not a citizenship-by-investment programme.
This guide from Dionysiou Legal explains the principal requirements in 2026.
Who Can Apply for Cyprus Permanent Residence by Investment?
The expedited procedure is available to qualifying third-country nationals under Regulation 6(2) of the Aliens and Immigration Regulations.
The applicant must satisfy both:
1. an eligible investment requirement; and
2. the applicable quality and financial criteria.
The minimum qualifying investment is €300,000.
What Investments Qualify?
The current programme provides four principal investment categories.
1. New House or Apartment
An applicant can purchase a house or apartment from a development company with a minimum value of €300,000 plus VAT.
For this category, the property must generally constitute a first sale from the development company.
An applicant may purchase up to two qualifying housing units, provided the total qualifying investment satisfies the programme.
2. Other Cyprus Real Estate
The applicant may invest at least €300,000 in other forms of Cyprus real estate.
This can include:
Unlike the new residential-property category, qualifying commercial/other real estate may include resale property.
3. Investment in a Cyprus Company
An applicant may invest at least €300,000 in the share capital of an eligible Cyprus company.
The company must be based and operating in Cyprus, have a proven physical presence in the Republic and employ at least five people.
4. Investment in a Cyprus Investment Organisation
The applicant may alternatively invest €300,000 in qualifying units of a Cyprus collective investment organisation under the categories recognised by the programme.
The relevant fund investment must satisfy the requirements imposed under the permanent residence policy.
€50,000 Annual Income Requirement
Making the investment alone is insufficient.
The principal applicant must also demonstrate secure annual income of at least €50,000.
The minimum increases by:
For example, an applicant applying together with a spouse and two minor children would need to demonstrate at least:
€50,000 + €15,000 + €10,000 + €10,000 = €85,000 annual income.
The acceptable source of income depends partly on the investment category selected.
For applicants relying on the new residential-property route, the government’s current criteria provide specific rules concerning income derived from abroad and how it must be evidenced.
Source of the €300,000 Investment
Applicants must provide evidence establishing the source and transfer of their investment funds.
Under the current policy, the qualifying investment money must be shown to have been transferred to Cyprus from abroad, subject to the detailed programme requirements.
Where property is purchased, supporting evidence can include bank documentation, payment receipts and other records connecting the funds with the investment.
The programme also specifies that the investment funds should not be the result of domestic borrowing.
Source-of-funds preparation should therefore begin before the application is submitted.
Buying Property Through a Company
In qualifying circumstances, real estate used for the programme can be acquired through a legal entity.
The current criteria allow this where the applicant and/or spouse satisfy the relevant ownership requirements and the legal entity is properly established in Cyprus or another EU/EEA member state.
The ownership structure should therefore be reviewed before completing the property acquisition.
Can Your Family Obtain Permanent Residence?
The residence framework can extend to qualifying family members.
The spouse can be included, while children may qualify depending on their age, dependency and circumstances.
Different provisions apply to minor children, students and financially independent adult children.
Families should therefore establish eligibility before assuming that every adult child will automatically be included under the principal applicant’s investment.
Can Permanent Residents Work in Cyprus?
The investor permanent residence programme contains restrictions concerning employment.
Applicants should not assume that obtaining permanent residence gives them an unrestricted right to accept employment in Cyprus.
Different considerations can apply to company ownership, directorship and investment income.
Anyone intending to actively work or operate a business in Cyprus should consider the appropriate immigration and corporate structure separately.
Do You Need to Live in Cyprus?
The investment programme does not require the investor to live continuously in Cyprus simply to retain permanent residence.
However, there are requirements concerning continued connection with Cyprus and prolonged absence.
Permanent residence should therefore not be confused with a permit that can simply be obtained and ignored indefinitely.
Applicants should also distinguish these requirements from the considerably different physical-presence tests applicable to tax residency and citizenship.
Does Permanent Residence Make You a Cyprus Tax Resident?
No.
Cyprus immigration residence and Cyprus tax residency are legally separate.
An investor can hold Cyprus permanent residence without necessarily becoming tax resident in Cyprus.
Conversely, an individual may qualify as a Cyprus tax resident without holding investor permanent residence.
Anyone relocating to Cyprus should therefore examine separately:
Permanent Residence vs Cyprus Citizenship
The €300,000 investment route provides permanent residence.
It does not provide immediate Cypriot citizenship or an EU passport.
A permanent resident who subsequently wishes to apply for citizenship must independently satisfy the requirements of Cyprus nationality law applicable to naturalisation.
Therefore, applicants whose long-term objective is citizenship should obtain advice on residence requirements at an early stage rather than assuming that the investment itself creates a direct route to a passport.
Maintaining the Investment
The qualifying investment is not merely an entry requirement.
The investor must continue to satisfy the programme’s requirements after approval.
Selling or otherwise disposing of the qualifying investment without complying with the relevant replacement or maintenance requirements can affect permanent residence.
Investors should therefore obtain immigration advice before restructuring or disposing of an asset used to secure the permit.
Why Property Due Diligence Still Matters
Obtaining permanent residence does not replace the need for ordinary legal due diligence when purchasing property.
A property may satisfy the financial threshold for immigration purposes while still presenting legal issues for the purchaser.
Before completing an acquisition, a lawyer should consider matters such as:
This last point is particularly important.
A purchaser seeking permanent residence should establish eligibility before purchasing, not after discovering that the chosen property does not fall within the intended investment category.
How Dionysiou Legal Can Assist
Dionysiou Legal advises international investors on Cyprus permanent residence, property acquisition and related legal matters.
Our services can include:
Where the qualifying investment involves real estate, coordinating the property transaction and immigration application from the beginning can help avoid situations in which an investor purchases an asset that does not satisfy the intended immigration criteria.
Frequently Asked Questions
How much must I invest for Cyprus permanent residence?
The minimum qualifying investment under the expedited investor procedure is €300,000, subject to the requirements of the selected investment category.
Can I buy a house?
Yes. One investment category permits the purchase of qualifying new residential property from a development company for at least €300,000 plus VAT.
Can I buy commercial property?
Yes. Qualifying offices, shops, hotels and certain other real estate can fall within a separate €300,000 investment category.
Can I invest in a Cyprus company instead?
Yes. The programme permits qualifying investment in the share capital of a Cyprus company satisfying the applicable physical-presence, operating and employment requirements.
What income do I need?
The principal applicant must currently demonstrate annual income of at least €50,000, increased by €15,000 for a spouse and €10,000 for each minor child.
Is Cyprus permanent residence the same as citizenship?
No. Permanent residence is an immigration status. It does not automatically provide Cypriot citizenship or an EU passport.
Final Considerations
The Cyprus permanent residence by investment programme can provide a valuable long-term immigration solution for qualifying non-EU investors and their families.
However, the €300,000 investment is only one part of the application.
The investor must also consider annual income, source of funds, family eligibility, the legal status of the investment and the continuing conditions attached to permanent residence.
Where property is being purchased, legal due diligence and immigration eligibility should ideally be considered together before the investment becomes binding.
Dionysiou Legal can assist investors throughout the Cyprus permanent residence and property acquisition process, from initial eligibility and legal due diligence through to preparation of the application.
Legal Disclaimer
This publication provides general information only and does not constitute legal, immigration, tax, financial or investment advice. Immigration criteria and administrative practices may change. Applicants should obtain advice based on their individual circumstances before making an investment.
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