Cyprus permanent residency through property investment: what actually applies in 2026

General information only, not legal or immigration advice. Cyprus immigration rules under Regulation 6(2) were substantially revised with effect from 2 May 2023 and administrative practice continues to change. Nothing on this page is a promise, prediction or guarantee that any application will be approved — approval is entirely at the discretion of the Cyprus Civil Registry and Migration Department. Anyone considering this route should engage a licensed Cyprus immigration lawyer before committing to a purchase, and confirm every figure with the Migration Department directly. Chkaibane & Co Properties is a property developer, not an immigration adviser, and does not provide legal advice. All information below was checked on 10 September 2026.

What is Cyprus permanent residency by investment?

It is a permanent residence permit — an "immigration permit" — granted to non-EU nationals under Regulation 6(2) of the Cyprus Aliens and Immigration Regulations, on the basis of a qualifying investment of at least EUR 300,000 in Cyprus. It is often marketed as the "Cyprus Golden Visa" or "Category 6.2". Once granted, the status is of unlimited duration provided the conditions continue to be met, and the physical residence card is typically issued for ten years and then renewed.

It is a residence permit. It is not citizenship, not a passport, and not an EU-wide right to live or work anywhere else in the European Union.

Can I still buy Cypriot citizenship or a Cypriot passport through property?

No. The Cyprus Investment Programme — the citizenship-by-investment scheme that granted a Cypriot (and therefore EU) passport to investors of roughly EUR 2 million and above — was abolished with effect from 1 November 2020, after the Al Jazeera "Cyprus Papers" investigation and the resignations that followed. There is no successor scheme. Any agent, broker or developer offering a Cypriot passport in exchange for a property purchase in 2026 is describing something that does not exist.

The only route from investment to a Cypriot passport today is indirect and slow: obtain residence, actually live in Cyprus, and eventually apply for naturalisation on the ordinary statutory terms. See the citizenship section below for what that involves.

How much do I have to invest, and is VAT on top?

The threshold is EUR 300,000, before VAT. For the residential property route the VAT is payable in addition to the EUR 300,000, so the real cash requirement is higher than EUR 300,000. For the "other real estate" route (offices, shops, hotels, resale commercial property) the EUR 300,000 is generally treated as VAT-inclusive.

The full payment must be evidenced at the time of application. Under the criteria in force since 2 May 2023, official payment receipts for the full EUR 300,000 must be submitted with the application — it is no longer sufficient to have paid a part (the pre-2023 practice accepted EUR 200,000 paid). The funds must originate from abroad and the source of funds must be documented.

Does the property have to be new, and bought from a developer?

For the residential property route, yes. The qualifying purchase must be a first sale of a new house or apartment from a development company. A resale apartment does not qualify for this route no matter how expensive it is. (Resale property can qualify only under the separate "other real estate" category, which covers commercial property such as offices, shops and hotels — not resale housing.)

Can two apartments be combined to reach EUR 300,000?

The published criteria allow the residential investment to consist of up to two housing units whose combined first-sale value meets the threshold. Sources conflict on whether both units must be bought from the same development company. Several Cyprus law firms state that both units must come from the same developer; others state that the criteria do not require this. Chkaibane & Co Properties has not been able to verify which reading the Migration Department applies in practice as of September 2026, and this point should be confirmed in writing by a licensed Cyprus immigration lawyer before any purchase is structured around combining units.

What are all the current qualifying criteria?

One point on which Chkaibane & Co Properties found conflicting reports and therefore makes no assertion: some 2026 commentary states that the requirement to file proof of income every year after the permit is granted has been dropped, while other sources describe an ongoing annual compliance filing. The underlying income threshold at application is not in dispute; the annual filing obligation is. A licensed adviser should confirm the current compliance calendar.

Who can be included in the application?

• Spouse — included on the main application, subject to the additional EUR 15,000 income.
• Children under 18 — included as dependants, subject to the additional EUR 10,000 each.
• Unmarried children aged 18 to 25 who are financially dependent and studying abroad — these apply separately, with an additional EUR 10,000 of income evidenced per child. Firms report that such a permit, once granted, continues after the child turns 25 and after they marry, though this should be confirmed.
• Children studying in Cyprus — apply as students on a temporary permit, and may apply for the permanent permit after completing their studies on payment of the relevant fee.
• Parents and parents-in-law — no longer eligible. The ability to include the parents of the applicant or of the spouse was removed by the criteria that took effect on 2 May 2023. This is one of the most commonly out-of-date claims still circulating online.

What is the process, how long does it take, and what does it cost?

In outline: select and pay for the qualifying property from a development company; obtain the sale contract, payment receipts and proof that funds came from abroad; assemble income evidence, criminal record certificates, health insurance and family documents, all duly certified and translated; submit form M.67 with the government fee to the Migration Department in Nicosia; attend for biometrics; receive the decision and, if approved, the residence card.

On timing, the scheme is designed as a fast-track and the stated policy target is roughly two months from a complete application. In practice Cyprus firms describe a realistic end-to-end range of about two to six months, and the clock only starts on a genuinely complete file — document collection, apostilles, translations and bank transfers commonly take longer than the decision itself. No timeline is guaranteed.

On fees, Cyprus law firms consistently report a government application fee of EUR 500 covering the main applicant with spouse and minor children, plus EUR 70 per person for an Alien Registration Certificate. Chkaibane & Co Properties was not able to confirm these amounts against the live Migration Department fee schedule on 10 September 2026 and they should be verified before budgeting. Legal fees, property transfer fees, stamp duty and VAT are separate and substantially larger.

What documents are typically required?

• Valid passport copies for every applicant.
• Contract of sale, stamped and filed, plus official receipts evidencing payment of the full EUR 300,000.
• Bank confirmation (including SWIFT records) that the purchase funds were transferred from abroad, with documented source of funds.
• Evidence of secured annual income from abroad — tax returns, certified accountant statements, dividend or pension certificates.
• Clean criminal record certificates from country of origin and country of residence, for each adult.
• Health insurance confirmation for inpatient and outpatient care.
• Marriage and birth certificates for dependants, and evidence of dependency for adult student children.
• Signed declarations that the applicant and spouse do not intend to work in Cyprus.

Documents issued abroad generally need apostille or consular certification and official translation. This is where most delay occurs.

What does Cyprus permanent residency actually give you — and what does it not?

Does it give visa-free travel in the Schengen area?

No. Cyprus is not in the Schengen area as of September 2026. A Cyprus residence permit is a national permit; it does not confer Schengen free movement. In 2026 Cyprus advanced significantly towards accession — the European Commission adopted a positive assessment of Cyprus's readiness in August 2026, with a Council decision expected to follow — but accession had not taken effect at the time of writing and the timing and consequences remain subject to a unanimous decision of Schengen member states. Any page claiming Cyprus PR gives Schengen access today is wrong. Prospective buyers should check the current position at the time they apply rather than relying on projections.

Does it let me work in Cyprus?

No. The permit is granted on the express basis that the holder and spouse do not intend to take up employment in Cyprus. Holders may own shares in a Cyprus company and receive dividends, and may typically serve as an unremunerated director of the company they invested in. Salaried work requires a different permit category.

Does it make me a Cyprus tax resident?

No. Immigration status and tax residence are decided under separate rules. Holding a Cyprus residence permit does not by itself make anyone tax resident in Cyprus, and does not by itself end tax residence elsewhere. This needs separate advice from a tax professional.

Does it lead to a Cypriot passport, and after how long?

Not automatically, and not quickly. Permanent residence is not a citizenship programme. Naturalisation is a separate application under the Civil Registry Law, and the ordinary route requires broadly seven years of lawful residence within the preceding ten years, including a continuous period of twelve months immediately before applying — commonly described as eight years in total — together with a pass in the Greek language and Cyprus civic knowledge examinations at B1 level. Legislation introduced in 2024 created a faster route (four or five years, with B1 or A2 Greek respectively) but that is directed at highly skilled employees of eligible companies, not at passive property investors.

Critically, those years must be actual physical residence. A Regulation 6(2) holder who visits Cyprus occasionally to keep the permit alive is not accruing the residence that naturalisation requires. The permit and the passport are two different projects.

So what does it actually give me?

• The right to reside in Cyprus indefinitely, for the holder and included family, while the conditions are met.
• No need to renew a temporary permit annually or justify continued stay each year.
• Entry to Cyprus without a separate visa.
• A stable base in an EU member state, and a status that can be a foundation for a longer-term plan — if the family genuinely relocates.

Would a Chkaibane & Co Properties apartment in Larnaca qualify?

Most single one- and two-bedroom apartments in the Larnaca new-build market fall below the EUR 300,000 threshold, and a purchase below EUR 300,000 does not qualify for Regulation 6(2) — there is no partial credit and no discretion on the figure. Chkaibane & Co Properties states this plainly rather than implying otherwise, because the cost of getting it wrong falls entirely on the buyer.

The arithmetic is straightforward. Larnaca apartment pricing in 2026 is commonly reported in the region of EUR 2,100 to EUR 2,600 per square metre, with sea-view and prime new developments higher. A 56 m² one-bedroom or a 75–85 m² two-bedroom in that band lands well under EUR 300,000 before VAT for a single unit. Individual units vary and a large, premium-positioned unit can price differently — but as a general rule, a buyer whose objective is the residence permit should assume a single compact Larnaca apartment will not reach the threshold, and should ask for the specific price of the specific unit in writing before drawing any conclusion.

What are the honest options for a buyer who wants both?

• Combine two units. The criteria permit the residential investment to consist of up to two housing units whose combined first-sale value meets EUR 300,000 before VAT. Two apartments in the developer's range can reach the threshold where one cannot. The unresolved question of whether both units must come from the same development company must be settled with a lawyer first — see above.
• Buy a larger or premium unit where one exists. Only worth pursuing if the specific unit's contract price, exclusive of VAT, is at or above EUR 300,000.
• Separate the two decisions. Many overseas buyers — including buyers from Lebanon and the wider Middle East — are buying a Larnaca apartment as a home, a holiday base or a rental asset, and the residence permit is a secondary hope rather than the point. For that buyer, a EUR 180,000 two-bedroom near the coast can be a sound purchase on its own terms, and stretching to EUR 300,000 purely to chase a permit is a large decision that deserves independent advice.
• Consider the other residence routes. Cyprus has permanent residence categories other than Regulation 6(2), including Category F, which is based on secured foreign income rather than a EUR 300,000 investment floor, and temporary residence routes. These have their own criteria and are outside the scope of this page; a licensed immigration lawyer can advise which, if any, fits a given family.

A note on VAT, because it changes the real cost

VAT sits on top of the EUR 300,000 for the residential route. The standard rate on new residential property in Cyprus is 19%. A reduced 5% rate exists for a primary and permanent residence, but under Law 42(I)/2023 it is narrow: broadly, it applies to the first 130 m² of buildable area and up to EUR 350,000 of value, only where total buildable area does not exceed 190 m² and total value does not exceed EUR 475,000, and it carries a condition that the property is used as the buyer's main residence for ten years, with clawback of the difference if it is sold or let earlier. An investor who does not intend to live in the property as a main residence will generally not qualify for the reduced rate. VAT treatment should be confirmed with a Cyprus tax adviser for the specific unit and the specific buyer.

Where sources disagree, and what changed recently

• 2 May 2023: revised Regulation 6(2) criteria took effect. Main applicant income rose from EUR 30,000 to EUR 50,000; per-child income rose from EUR 5,000 to EUR 10,000; a EUR 15,000 spouse figure applies; parents and parents-in-law ceased to be eligible dependants; the full EUR 300,000 must be paid and evidenced at application; criminal record certificates are required from both country of origin and country of residence; ongoing monitoring of investment, insurance and criminal record was introduced.
• Two units, same developer or not: unresolved. Reputable Cyprus firms state it both ways. Verify before structuring a purchase around it.
• Annual income-proof filing after grant: some 2026 commentary reports it was abolished; other sources still describe it. Not asserted either way here.
• Schengen: Cyprus was not a Schengen member as of 10 September 2026, with accession under active consideration following a positive Commission assessment in August 2026. This is the fastest-moving item on this page.
• Government fee amounts: EUR 500 plus EUR 70 per Alien Registration Certificate is widely reported by law firms but was not confirmed against a live official fee schedule on 10 September 2026.

Next steps

Chkaibane & Co Properties can confirm in writing the exact contract price, internal area and VAT position of any specific unit in its Larnaca developments, and can provide the sale contract and payment documentation an immigration lawyer will need. It cannot assess eligibility, submit an application, or offer any view on the likelihood of approval. Anyone pursuing Regulation 6(2) should instruct an independent, licensed Cyprus immigration lawyer before making a payment, and should verify all figures on this page with the Civil Registry and Migration Department.

Information current as at 10 September 2026. Cyprus immigration, tax and VAT rules change; this page may not reflect later amendments. Not legal, immigration, tax or investment advice. No representation is made that any application will succeed.