Authored by the expert who managed and guided the team behind the Cyprus Property Pack
Everything you need to know before buying real estate is included in our Cyprus Property Pack
Cyprus offers one of Europe's most accessible golden visa programs with a minimum investment of €300,000 in property.
The program grants immediate permanent residency with minimal physical presence requirements, making it attractive for investors seeking European residence without the obligation to relocate full-time. However, the visa doesn't provide immediate EU-wide travel rights, and several additional costs beyond the property purchase must be considered.
If you want to go deeper, you can check our pack of documents related to the real estate market in Cyprus, based on reliable facts and data, not opinions or rumors.
Cyprus golden visa requires €300,000 minimum property investment plus additional fees, offering immediate permanent residency with just one visit every two years required.
The program includes spouse and dependent children, but doesn't grant EU-wide travel rights until citizenship after 7 years.
| Aspect | Requirement/Cost | Details |
|---|---|---|
| Minimum Investment | €300,000 | Excluding VAT, in eligible property |
| Total Entry Cost | €357,000 - €370,000 | Including VAT, fees, and legal costs |
| Processing Time | 2-4 months | Fast-tracked application process |
| Physical Presence | 1 day every 2 years | Minimal requirement to maintain status |
| Family Inclusion | Spouse + children under 25 | Children 18-25 must be financially dependent |
| EU Travel Rights | No (until citizenship) | Cyprus only, EU rights after 7 years |
| Path to Citizenship | 7 years | With language and integration requirements |
How much money do I actually need to qualify for Cyprus' golden visa, including property purchase and fees?
You need a minimum of €357,000 to €370,000 total to qualify for Cyprus' golden visa as of September 2025.
The base investment requirement is €300,000 excluding VAT in eligible property. However, VAT adds 19% for most properties, or 5% for the first 200 square meters of new primary residences. This means your property investment alone costs between €315,000 and €357,000 including VAT.
Beyond the property purchase, expect additional mandatory costs: €500 government fee for the main applicant plus €70 for each dependent, stamp duty of 0.15% to 0.2% of property value, transfer fees ranging from 3% to 8% depending on property price, and legal fees typically between €2,000 and €5,000. Translation and document preparation costs add several hundred to a few thousand euros depending on your family size and country of origin.
It's something we develop in our Cyprus property pack.
At least €200,000 plus VAT must be paid before submitting your application, with the remaining amount payable in stages.
What types of properties in Cyprus are eligible for the golden visa and what are the minimum prices?
New residential properties priced at €300,000 or above (excluding VAT) qualify for Cyprus' golden visa program.
You can purchase up to two residential units from the same developer, but they must be new constructions, not resale properties. Commercial real estate including offices, shops, and hotels also qualify at the €300,000 threshold, and these can be either new or resale properties.
Alternative investment options include shares in Cyprus-based companies employing at least five people, or units in regulated Cyprus investment funds, both requiring the same €300,000 minimum investment. All funds must originate from abroad and cannot be borrowed within Cyprus.
The property investment must be maintained throughout your residency period, meaning you cannot sell without reinvesting in another qualifying asset to retain your visa status.
Are there extra government fees, lawyer costs, or taxes I should expect beyond the property purchase?
| Cost Type | Amount | Details |
|---|---|---|
| Government Application Fee | €500 + €70 per dependent | One-time payment for visa processing |
| Stamp Duty | 0.15% - 0.2% of property value | Based on property purchase price |
| Transfer Fees | 3% - 8% of property value | Varies by property price structure |
| Legal Fees | €2,000 - €5,000 | Application and property transaction |
| VAT on Property | 5% - 19% | 5% for first 200sqm new residence, 19% otherwise |
| Document Preparation | €500 - €3,000 | Translation, notarization, supporting documents |
| Health Insurance | €1,000 - €3,000 annually | Mandatory for applicant and family |
How long does the golden visa application process usually take from start to finish?
Cyprus golden visa applications typically process within 2 to 4 months from submission to approval.
The application follows a fast-track procedure once you've secured your investment and gathered all required documentation. You'll need to provide proof of investment, clean criminal record certificates, medical certificates, and evidence of annual income of at least €50,000 plus €15,000 for a spouse and €10,000 per child.
After approval, you must visit Cyprus for biometric data collection and to receive your residence permit. The entire process from initial property search to receiving your residence card usually takes 4 to 6 months, depending on how quickly you can secure financing and complete property purchase.
Processing times can extend if documentation is incomplete or requires additional verification from your home country authorities.
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What kind of residency rights does the golden visa give me in Cyprus—can I live, work, or study there full time?
Cyprus golden visa grants you permanent residency rights allowing you to live and study in Cyprus full-time, but work rights are restricted.
As a permanent resident, you can establish your primary residence in Cyprus, enroll in educational institutions, and access healthcare services. Your spouse and dependent children receive the same rights under the family inclusion provisions.
However, employment is prohibited unless you invest in and serve as an unpaid director of the Cyprus company in which your investment was made. This means you cannot take salaried employment or start a business outside your investment vehicle without additional permits.
The permanent residency status differs from temporary residence permits offered by other European countries, as it doesn't require periodic renewals, provided you maintain your investment and meet minimum annual income requirements.
Does the visa let me travel freely within the European Union or only within Cyprus?
Cyprus golden visa restricts your travel rights to Cyprus only until you obtain citizenship after seven years.
Unlike Schengen area residence permits, Cyprus permanent residency doesn't grant automatic travel rights throughout the European Union. You can live freely within Cyprus but need appropriate visas or permits to travel to other EU countries for extended stays or work purposes.
This limitation significantly impacts the program's appeal compared to other European golden visas that provide Schengen area access. You'll need to apply for Cyprus citizenship through naturalization after seven years of legal residency to gain full EU travel and work rights.
For short-term tourism within the EU, your original passport determines visa requirements, not your Cyprus residency status.
How many days per year do I need to physically stay in Cyprus to maintain the visa?
You only need to visit Cyprus once every two years to maintain your golden visa status.
This minimal physical presence requirement makes Cyprus one of the most flexible European residency programs for investors who don't plan to relocate permanently. A single day visit every 24 months satisfies the legal requirement to maintain your permanent residency status.
However, if you want to qualify for Cyprus tax residency benefits, you'll need either 183 days per year or meet the "60-day rule" requirements. The 60-day rule allows tax residency with just 60 days annual presence if you maintain a permanent home in Cyprus and don't spend more than 183 days in any other country.
It's something we develop in our Cyprus property pack.
Most investors choose the minimal presence option to maintain residency while continuing their business activities elsewhere.
Can my spouse, children, or parents be included in the application, and what are the rules for them?
Your spouse and dependent children can be included in your Cyprus golden visa application, but parents are no longer eligible as of 2023.
Eligible family members include your legally married spouse and children under 18 years old. Children aged 18 to 25 can qualify if they remain financially dependent and are enrolled in tertiary education, requiring annual proof of enrollment and dependency status.
Each eligible dependent pays a €70 government fee in addition to the main applicant's €500 fee. All family members receive the same permanent residency rights and must maintain the same minimal physical presence requirements.
Parents and in-laws must apply separately with their own €300,000 investment if they want Cyprus residency. This change from previous regulations significantly increases costs for multi-generational families seeking European residency.
All family members must meet health insurance requirements and pass background checks as part of the application process.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Cyprus versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are the ongoing costs of maintaining the visa, like renewals, property taxes, or health insurance?
Annual ongoing costs to maintain your Cyprus golden visa range from €2,000 to €5,000 depending on your family size and property type.
Health insurance remains mandatory for you and all family members, typically costing €1,000 to €3,000 annually depending on coverage levels and family size. You must prove annual income of at least €50,000 for the main applicant, plus €15,000 for a spouse and €10,000 per child, all from non-Cyprus sources.
Property-related costs include small annual municipality charges and sewage fees, usually under €200 per year since Cyprus abolished property taxes. However, you'll need periodic criminal record updates and may face legal fees for document renewals every few years.
Unlike other European programs, Cyprus permanent residency doesn't require formal renewals, but authorities conduct periodic compliance checks to verify you maintain your investment and meet income requirements.
If I later sell my property, do I lose the visa or can I reinvest in another property to keep it?
Selling your property without reinvestment automatically cancels your Cyprus golden visa.
You must maintain eligible investments valued at or above €300,000 throughout your residency period. If you sell your original property, you have the option to reinvest in another qualifying asset to retain your permanent residency status.
Acceptable reinvestment options include other eligible real estate, shares in qualifying Cyprus companies, or units in regulated investment funds, all meeting the minimum €300,000 threshold. The reinvestment must be completed before or simultaneously with the sale of your original property to avoid visa cancellation.
This requirement means your golden visa is permanently tied to maintaining qualifying investments in Cyprus, creating ongoing financial exposure to the Cyprus economy and property market.
Are there any paths from the golden visa to permanent residency or full citizenship in Cyprus, and how many years would that take?
Cyprus golden visa already grants immediate permanent residency, with citizenship available through naturalization after seven years of legal residency.
Unlike other European programs that start with temporary residence, Cyprus provides permanent residency status from day one of approval. This eliminates the need for periodic renewals or upgrading from temporary to permanent status.
To qualify for Cyprus citizenship after seven years, you must demonstrate one year of continuous residence immediately before application, pass language proficiency tests in Greek or Turkish, and meet integration requirements. Cyprus allows dual citizenship, so you won't need to renounce your original nationality.
It's something we develop in our Cyprus property pack.
The citizenship process typically takes 12 to 18 months after submitting your naturalization application, assuming you meet all requirements and provide complete documentation.
How does Cyprus' golden visa compare to other European golden visas in terms of price, residency requirements, and benefits?
| Country | Minimum Investment | Processing Time | Physical Presence | Status Type | EU Travel Rights | Citizenship Path |
|---|---|---|---|---|---|---|
| Cyprus | €300,000 | 2-4 months | 1 day every 2 years | Immediate Permanent | No (until citizenship) | 7 years |
| Greece | €250,000-€400,000 | 2-6 months | None required | Temporary (renewable) | Limited Schengen | 7 years |
| Portugal | Program closed/€500,000 | 12-18 months | 7 days per year | Temporary (renewable) | Yes (Schengen) | 5 years |
| Spain | €500,000 | 3-6 months | Visit every 2 years | Temporary (renewable) | Yes (Schengen) | 10 years |
| Malta | €700,000+ | 4-6 months | None required | Immediate Permanent | Yes (Schengen) | 5 years |
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Cyprus golden visa offers immediate permanent residency at one of Europe's lowest investment thresholds, making it attractive for investors seeking European residence without full-time relocation requirements.
However, the lack of immediate EU-wide travel rights and ongoing investment maintenance requirements should be carefully considered against your long-term residency and mobility goals.
Sources
- Global Citizen Solutions - Cyprus Golden Visa
- D7 Visa - Cyprus Golden Visa Guide
- CitizenX - Cyprus Golden Visa Insights
- Wise - Cyprus Golden Visa Blog
- Immigrant Invest - Cyprus Golden Visa
- Golden Visas - Cyprus Citizenship by Investment
- Lincoln Global Partners - Cyprus Golden Visa
- Investment Visa - Golden Visa Requirements
- Global Residence Index - Cyprus Golden Visa
- Immigrant Invest - Golden Visa Comparison