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
The Cyprus golden visa requires a minimum property investment of €300,000 excluding VAT and fees, with specific restrictions on property types and financing options.
This investment can be made through residential properties (new construction only), commercial properties (new or resale), or a combination of both, with strict requirements for maintaining the investment to preserve residency status.
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 excluding VAT and fees, applicable to residential (new only) or commercial properties (new or resale).
Investors can combine up to two properties, must maintain investment for residency duration, and can include immediate family members with additional income requirements.
| Requirement | Details | Additional Notes |
|---|---|---|
| Minimum Investment | €300,000 (excluding VAT/fees) | Applies to residential, commercial, or mixed use |
| Property Type | New residential OR commercial (new/resale) | Resale residential properties NOT eligible |
| Number of Properties | Maximum 2 properties allowed | Same developer required for residential combinations |
| VAT Rate | 5% (primary residence) or 19% (standard) | 5% rate limited to first €350,000 |
| Financing | €200,000 + VAT minimum upfront | 70-80% mortgage available for eligible buyers |
| Holding Period | Must retain for residency duration | Can reinvest if property sold |
| Family Inclusion | Spouse and dependent children | Additional €15,000 income for spouse, €10,000 per child |
How much do I need to invest in property to qualify for the Cyprus golden visa?
You need to invest exactly €300,000 in property to qualify for the Cyprus golden visa, excluding VAT and additional fees.
This €300,000 represents the net property value after deducting VAT, legal costs, transfer fees, and other associated expenses. The actual total amount you'll pay will be higher due to these additional costs.
As of September 2025, this minimum threshold has remained stable since the program's restructuring. The investment must come from funds sourced outside Cyprus, and you'll need to demonstrate the legal origin of these funds through bank statements and financial documentation.
The €300,000 requirement applies whether you choose residential property, commercial property, or a combination of both types.
Does the €300,000 minimum apply to residential property only or also to commercial property?
The €300,000 minimum investment threshold applies equally to both residential and commercial property purchases.
You can meet the requirement through residential property alone, commercial property alone, or a combination of both property types. However, there are important restrictions on the type of residential property that qualifies.
For residential properties, only new construction or off-plan developments qualify for the golden visa program. Resale residential properties are no longer eligible since the program changes. Commercial properties, on the other hand, can be either new construction or resale properties.
This flexibility allows investors to choose properties that align with their investment strategy, whether focused on rental income potential or capital appreciation.
Do I need to buy one property or can I combine multiple properties to reach the required amount?
You can combine up to two properties to reach the €300,000 minimum investment threshold.
The combination options include one residential and one commercial property, two residential properties, or two commercial properties. When combining residential properties, they must be purchased from the same developer.
Each individual property in the combination must have a minimum value, and the total combined value must equal or exceed €300,000 excluding VAT and fees. This approach provides flexibility for investors who want to diversify their portfolio or split their investment between different property types or locations.
It's something we develop in our Cyprus property pack.
The same developer requirement for residential properties ensures compliance with program regulations and simplifies the application process.
Are there restrictions on buying new developments versus resale properties?
Yes, there are significant restrictions depending on the property type you choose for your golden visa investment.
For residential properties, you can only purchase new construction or off-plan developments that represent the first sale from the developer. Resale residential properties are completely excluded from the golden visa program since the recent program changes.
Commercial properties have more flexibility, as both new developments and resale properties qualify for the golden visa program. This includes office buildings, retail spaces, warehouses, and other commercial real estate.
The restriction on residential resale properties aims to stimulate new construction activity in Cyprus and ensure investment flows into current development projects rather than existing housing stock.
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Do I need to pay VAT on top of the property purchase, and if so how much is it?
Yes, you must pay VAT on top of the €300,000 property investment, and the rate depends on the property type and your intended use.
For new residential properties designated as your primary residence, you pay 5% VAT on the first €350,000 of property value, provided the total property value doesn't exceed €475,000. This reduced rate applies only if you plan to live in the property as your main residence.
For all other property purchases, including commercial properties and residential properties not designated as primary residence, the standard VAT rate of 19% applies to the full purchase price.
On a €300,000 property purchase, you would pay either €15,000 (5% rate) or €57,000 (19% rate) in VAT, significantly impacting your total investment cost. These VAT amounts are in addition to the €300,000 minimum investment requirement.
Can I finance part of the property with a mortgage, or must the full €300,000 be paid in cash?
You can finance part of the property purchase through a mortgage, but you must pay at least €200,000 plus VAT upfront before submitting your golden visa application.
Cyprus banks typically offer mortgages covering 70-80% of the property value for eligible foreign buyers, subject to age restrictions (usually maximum age 65) and income verification requirements.
The mortgage portion doesn't count toward the €300,000 minimum investment requirement—only the amount you pay from your own funds abroad counts. This means if you take a 70% mortgage on a €430,000 property, you would pay approximately €130,000 upfront, which wouldn't meet the €300,000 threshold.
To meet the requirement with financing, you might purchase a higher-value property where your upfront payment (after mortgage) equals €300,000 plus VAT and fees.
Are there specific locations in Cyprus that are better or more accepted for golden visa purposes?
No, there are no geographic restrictions for golden visa property purchases—any location in Cyprus qualifies equally for the program.
You can purchase property in any city, town, or region across the island, including Nicosia, Limassol, Paphos, Larnaca, or smaller municipalities. The application approval process doesn't favor any particular location.
However, certain locations offer better investment potential and lifestyle benefits. Limassol and Paphos provide stronger rental yields for tourist accommodations, while Nicosia offers commercial property opportunities in the business district.
Coastal areas like Paphos and Ayia Napa command higher property values and rental rates but also have higher purchase costs. Consider your long-term investment goals and lifestyle preferences when choosing a location.
Do I need to keep the property for a minimum number of years to maintain my residency status?
You must maintain the qualifying property investment for as long as you hold Cyprus residency status—there's no fixed minimum period, but selling without reinvestment will revoke your visa.
If you sell the qualifying property, you must immediately reinvest the proceeds into another eligible property meeting the same €300,000 minimum threshold. Failure to reinvest will result in automatic residency revocation.
Additionally, you must visit Cyprus at least once every two years to maintain your residency permit. Missing this requirement, even while maintaining the property investment, can also lead to permit cancellation.
It's something we develop in our Cyprus property pack.
For permanent residency transition, you typically need to maintain both the property investment and residency status for several years while meeting additional criteria.
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.
Can rental income from the property help cover the ongoing costs while holding the visa?
Yes, you can generate rental income from your golden visa property, and this income often helps offset holding costs and provides investment returns.
Tourist rental properties in coastal areas like Paphos and Ayia Napa can generate rental yields of 4-6% annually, while long-term residential rentals in cities like Limassol typically yield 3-4% annually.
Commercial properties, including office spaces and retail units, can provide stable rental income with yields ranging from 5-7% depending on location and tenant quality. This income is subject to Cyprus tax regulations.
Rental income can cover property maintenance, insurance, municipal taxes, and management fees while providing additional returns on your investment. Many golden visa holders specifically choose properties with strong rental potential to maximize their investment efficiency.
Are there extra fees like legal costs, transfer fees, or government application fees I should plan for?
Yes, you should budget for significant additional fees beyond the €300,000 property investment and VAT costs.
| Fee Type | Typical Cost | Description |
|---|---|---|
| Government Application Fee | €500+ | Basic golden visa processing fee |
| Stamp Duty | 0.15%-0.2% of property value | Government tax on property transfer |
| Legal Fees | €2,000-€5,000 | Attorney fees for property purchase and visa application |
| Property Registration Fees | €500-€1,500 | Official property title registration |
| Property Survey/Appraisal | €300-€800 | Required property valuation |
| Municipal Taxes | Varies by location | Annual property taxes to local municipality |
| Family Member Fees | €1,000-€2,000 per person | Additional processing for spouse and children |
Can my family members also obtain residency through the same property purchase?
Yes, your immediate family members can obtain Cyprus residency through the same property investment, but you must meet additional income requirements.
Eligible family members include your spouse, minor children under 18, and financially dependent children under 25 years old. Each family member will receive the same residency status as the main applicant.
You must demonstrate additional annual income of €15,000 for your spouse and €10,000 for each dependent child. This income requirement is in addition to the property investment and must be proven through bank statements or employment documentation.
It's something we develop in our Cyprus property pack.
Each family member also incurs additional processing fees of €1,000-€2,000 per person for background checks and application processing, but they don't need separate property investments.
What happens if I sell the property later—do I lose the golden visa or can I reinvest to maintain it?
If you sell the qualifying property, your golden visa will be revoked unless you immediately reinvest the proceeds into another eligible property meeting the program requirements.
You have a limited window to complete the reinvestment process, typically 30-90 days, depending on specific circumstances and government processing times. The new property must meet the same €300,000 minimum threshold and property type requirements.
The reinvestment property can be in a different location within Cyprus and can be a different property type (residential to commercial or vice versa), as long as it meets all current program criteria.
Failure to reinvest within the specified timeframe results in automatic residency permit cancellation, and you would need to reapply through the entire golden visa process with a new property purchase to regain residency status.
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.
The Cyprus golden visa program offers a straightforward path to European residency through property investment, with clear requirements and flexibility in property types and locations.
Success in the program requires careful planning for additional costs beyond the minimum investment, understanding of property type restrictions, and long-term commitment to maintaining the investment for continued residency status.
Sources
- Global Citizen Solutions - Cyprus Golden Visa
- The Golden Portugal - Cyprus Golden Visa
- IMIN Portugal - Portugal vs Cyprus Golden Visa
- D7 Visa - Cyprus Golden Visa
- CitizenX - Cyprus Golden Visa Insights
- Astons - Cyprus Golden Visa Guide
- IMIN Cyprus - Residency by Investment Guide
- Global Residence Index - Cyprus Golden Visa
- Savory & Partners - Cyprus Residency Investment Program
- Wise - Cyprus Golden Visa