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 the most straightforward property-to-residency pathways in the European Union, making it attractive for non-EU buyers planning long-term stays.
This guide explains the current rules for foreign ownership, the permanent residency route through real estate, and the realistic path to citizenship in early 2026.
We constantly update this blog post to reflect the latest official requirements and market data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Cyprus.
Insights
- The €300,000 investment threshold for Cyprus permanent residency has remained unchanged since 2021, but the "new build only" rule catches many buyers off guard who find resale properties they love.
- Cyprus property prices in Q3 2025 rose just 0.1% year-on-year according to CYSTAT, suggesting the market has cooled significantly from post-pandemic highs.
- The golden passport program (citizenship by investment) ended in November 2020, so buying property in Cyprus no longer creates any direct path to a Cyprus passport.
- Non-EU buyers must prove their €300,000 payment came from abroad through a Cyprus bank, and wire transfer records are scrutinized carefully during the application review.
- The Cyprus investor permanent residence has no minimum stay requirement, but being absent for two consecutive years automatically cancels your permit.
- Unlike Portugal or Spain, Cyprus permanent residency through property does not allow you to work as an employee, only as a company director of your own investment.
- Citizenship in Cyprus now requires continuous residence for 12 months immediately before applying, which is stricter than the previous rules.
- Limassol commands the highest property prices in Cyprus, often 40-60% above Paphos or Larnaca for comparable coastal apartments.
Can buying property help me get permanent residency in Cyprus?
Does buying a property qualify or at least help for residency in Cyprus?
As of early 2026, Cyprus offers a fast-track permanent residency program specifically tied to property investment, making it one of the few EU countries where buying a home directly qualifies you for long-term legal residence.
The minimum property investment required in Cyprus is €300,000 (approximately $325,000 or £260,000), plus VAT if applicable, with payment receipts totaling at least €300,000 excluding VAT.
Beyond the purchase price, Cyprus requires that your funds come from abroad and pass through a Cyprus financial institution, and the property must generally be a first sale from a developer (new build) rather than a resale.
You must also demonstrate a secure annual income of at least €50,000 from abroad (plus €15,000 for a spouse and €10,000 per child), maintain valid health insurance, and provide a clean criminal record certificate.
Property ownership in Cyprus can also serve as supporting evidence for other visa categories, such as visitor permits or retirement visas, even if you don't meet the full €300,000 threshold for the investor route.
Is there any residency visa directly linked to property ownership in Cyprus right now?
Yes, Cyprus has an active property-linked residency program known as Regulation 6(2), which grants permanent residence to non-EU nationals who invest at least €300,000 in qualifying residential property.
Buying a primary residence (your main home) absolutely qualifies for this Cyprus property-linked residency, as long as the property meets the new-build requirement and you intend to use Cyprus as your base.
Buying a rental or investment property can also qualify, but you must still demonstrate that you have accommodation in Cyprus (either through owning another property or holding a rental agreement for your personal residence).
What exactly do I get with a property-based residency in Cyprus?
Is this residency temporary or permanent in Cyprus right now?
The property-based residency under Regulation 6(2) grants you permanent residence status from day one, not a temporary permit that upgrades later.
The official name is "Immigration Permit for Investors" under Regulation 6(2) of the Aliens and Immigration Regulations in Cyprus.
The key legal distinction in Cyprus is that permanent residents have unlimited right to reside in the country, while temporary permit holders must renew and may face stricter conditions or caps on their stay.
Because this is permanent residency, you immediately gain the security of long-term residence rights, though employment restrictions still apply (you cannot work as an employee).
How long is the initial residency permit valid in Cyprus in 2026?
As of early 2026, the underlying permanent residence right in Cyprus has unlimited validity, but the physical residence permit card must be replaced every 10 years.
This 10-year card validity has been consistent in recent years, and there have been no announced changes to this timeframe for 2026.
The validity period begins from the date of card issuance, not from your approval date or entry date into Cyprus.
You should begin the card replacement process at least 3-6 months before expiration to avoid any gaps in your documented status.
How many times can I renew residency in Cyprus?
Since the Regulation 6(2) permit grants permanent residence with unlimited validity, there is no cap on how many times you can replace your card, meaning you can maintain this status indefinitely.
Each card replacement covers another 10-year period, and the process is administrative rather than a full re-application.
Renewal conditions do not become stricter over time, but you must continue meeting the original criteria (maintaining the property investment, income requirements, and clean criminal record).
The most common reason for renewal issues in Cyprus is failing to maintain the qualifying property investment or being absent from Cyprus for more than two consecutive years.
Can I live and work freely with this residency in Cyprus?
With Cyprus property-based permanent residency, you can live freely anywhere in Cyprus, but you cannot work as an employee under this permit's conditions.
This residency allows self-employment and business ownership, specifically permitting you to act as a director of a company in which you have invested, but not to take a salaried job.
There are no specific professions or sectors that become available with this permit because employment itself is restricted, though you can operate your own business in most legal sectors.
No additional work permit can be obtained on top of this residency to enable employment, as the work restriction is a fundamental condition of the investor permanent residence scheme.
Can I travel in and out easily with residency in Cyprus?
Cyprus permanent residency allows you to travel in and out of Cyprus freely, avoiding repeated visitor visa applications and enjoying straightforward re-entry as a resident.
However, if you stay outside Cyprus for two consecutive years, your immigration permit automatically ceases to be valid, which is the key absence limit to respect.
As an EU member state resident, your Cyprus permanent residence does not automatically grant Schengen visa-free travel because Cyprus is not part of the Schengen Area, so you may still need visas for other EU countries depending on your passport.
When re-entering Cyprus after travel abroad, you should carry your valid residence permit card along with your passport to facilitate smooth border processing.
Does this residency lead to permanent residency in Cyprus eventually?
You already receive permanent residency from day one under Regulation 6(2), so there is no upgrade pathway needed from temporary to permanent status.
Because the Cyprus investor route grants immediate permanent residence, the concept of "years of temporary residency before permanent" does not apply to this program.
The next step after permanent residency is citizenship, which has its own separate requirements including years of legal residence, language integration, and continuous presence.
Obtaining citizenship does eventually remove the requirement to maintain the original property investment, but while you hold only permanent residence, you must keep the qualifying property.
What conditions must I keep to maintain residency in Cyprus?
Do I need to keep the property to keep residency in Cyprus?
Yes, you must maintain ownership of the qualifying property to keep your Cyprus permanent residency, and the Migration Department conducts periodic checks to verify this.
If you sell the property before obtaining citizenship or another form of permanent status, your immigration permit can be cancelled.
You can replace the original property with another qualifying property (meeting the same €300,000 threshold and new-build criteria) without losing residency, though you should notify authorities and ensure continuity.
During residency renewals (card replacements), Cyprus authorities verify ongoing property ownership through Land Registry records and may request updated title deeds or contracts.
Is there a minimum stay requirement per year in Cyprus?
Cyprus does not impose a minimum number of days you must spend in the country each year for the investor permanent residence, making it one of the most flexible EU residency programs.
However, the two-year absence rule is strictly enforced: if you are absent from Cyprus for two consecutive years, your permit automatically becomes invalid.
If you exceed the two-year absence, you lose your permanent residence status and would need to reapply from scratch, including making a new qualifying investment.
When pursuing citizenship, the minimum stay requirements become much stricter, particularly the 12-month continuous residence requirement immediately before applying.
Can I rent out the property and keep residency in Cyprus?
Yes, you can rent out your qualifying property in Cyprus and keep your permanent residency, as long as you still maintain the investment and can demonstrate accommodation in Cyprus (through another owned property or a rental agreement for yourself).
There are no official restrictions distinguishing short-term rentals from long-term rentals for residency compliance purposes, though local municipal licensing rules for short-term rentals may apply separately.
Rental income from your Cyprus property does not affect your residency status, but it does create tax obligations in Cyprus that you must declare and pay.
If you rent out the property commercially, you may need to register the rental activity with local authorities for tax and licensing purposes, which is separate from your immigration compliance.
Can residency be revoked after approval in Cyprus right now?
Yes, Cyprus permanent residency can be revoked after approval if you fail to meet ongoing compliance requirements, with the most common triggers being extended absence or selling the qualifying property.
The official revocation process involves the Migration Department issuing a cancellation notice, and you would be notified of the grounds for revocation.
You do have the right to appeal a revocation decision through administrative channels and potentially through the courts in Cyprus.
If revocation is initiated, there is typically a notice period to respond or rectify the issue, though the specific grace period depends on the grounds for revocation and individual circumstances.
Can real estate investment lead to citizenship in Cyprus?
Can property investment directly lead to citizenship in Cyprus?
No, property investment cannot directly lead to citizenship in Cyprus as of early 2026 because the Cyprus Investment Programme (golden passport scheme) was terminated for new applications on November 1, 2020.
A higher property investment amount does not accelerate the citizenship timeline in Cyprus because there is no active citizenship-by-investment route, and all applicants must go through standard naturalization.
The typical timeline from property investment to citizenship eligibility in Cyprus is at least 5-7 years, as you must first establish permanent residency and then meet the residence requirements for naturalization.
The key difference is that citizenship-by-investment (now closed) offered a direct payment-to-passport path, while naturalization through residency requires years of actual residence, integration, and meeting various criteria beyond just financial investment.
Is citizenship automatic after long-term residency in Cyprus?
No, citizenship in Cyprus is never automatic and always requires a separate application with its own criteria, even after many years of legal residence.
Under the updated rules (effective December 2023), the residence requirements for naturalization have been revised, with the continuous 12-month residence period immediately before applying being particularly important.
Additional requirements for Cyprus citizenship include demonstrating knowledge of Greek (or Turkish), passing integration criteria, maintaining a clean criminal record, and proving good character.
The typical processing time for Cyprus citizenship applications after meeting all eligibility requirements can range from 12 to 24 months, depending on application volume and individual case complexity.
What are the real requirements to become a citizen in Cyprus?
Do I need physical presence for citizenship in Cyprus right now?
Yes, physical presence is essential for Cyprus citizenship, with the most critical requirement being continuous legal residence for 12 months immediately before submitting your application, with only very limited absences allowed during this period.
The 12-month continuous residence is calculated as the year directly preceding your application date, while the longer look-back period (total years of residence) is assessed cumulatively.
Cyprus authorities verify physical presence through passport stamps, entry and exit records, tax residency certificates, and other documentation showing your actual time in the country.
Certain applicants may have reduced requirements, such as spouses of Cypriot citizens or those with Cypriot ancestry, but standard naturalization applicants must meet the full physical presence criteria.
Can my spouse and kids get citizenship too in Cyprus in 2026?
As of early 2026, spouses and children can pursue Cyprus citizenship through family-linked pathways, either alongside or following the main applicant, but each family member must meet individual eligibility criteria.
Family members typically apply separately rather than in one combined application, with the main applicant's status often being a prerequisite for dependent applications.
Minor children under 18 can generally be included as dependents, while adult children over 18 must qualify independently through their own residence or other eligible pathways.
Spouses of applicants (or Cypriot citizens) often face specific requirements such as minimum marriage duration (typically 3 years) and may have reduced residence requirements compared to standard applicants.
What are the most common reasons citizenship is denied in Cyprus?
The most common reason Cyprus citizenship applications are denied is insufficient proven legal residence, especially failing to meet the continuous 12-month physical presence requirement immediately before applying.
Two other frequently cited reasons are criminal record issues (including minor offenses that raise "good character" concerns) and incomplete or inconsistent documentation that fails to evidence all requirements.
Applicants can reapply after a denial, typically after addressing the deficiency that caused rejection, with no formal waiting period unless specified in the denial notice.
The single most effective step to avoid citizenship denial in Cyprus is to meticulously document your physical presence and ensure you genuinely reside in Cyprus during the 12 months before applying.