Cyprus Permanent Residency by Investment: the 2026 Rules
Cyprus remains one of the few EU countries offering permanent residency in exchange for investment. Under Regulation 6(2) of the Aliens and Immigration Regulations, non-EU nationals who invest at least €300,000 — most commonly in a new-build home — can obtain a permit that is valid for life, with no minimum stay beyond a visit once every two years.
The rules have tightened considerably since 2023, and a grace period for applications under the old criteria closed on 3 March 2026, so everything is now assessed against the stricter fourth-revision criteria. Here is where the scheme stands, and what to check before committing. Criteria can change, so always verify the current requirements with the Cyprus Migration Department before applying.
How the route works
Applicants invest at least €300,000 (plus VAT where applicable) in a qualifying asset and apply to the Civil Registry and Migration Department. Decisions typically arrive within around two to four months of a complete submission, according to Cypriot law firm Zeno Legal.
The permit is granted indefinitely, but it is revoked if the holder fails to enter Cyprus at least once every two years. It grants the right to reside in Cyprus; it is separate from citizenship, which has its own naturalisation rules.
- Minimum investment: €300,000 plus VAT where applicable
- Application to the Civil Registry and Migration Department
- Typical processing: around 2–4 months
- Permit valid for life, provided you visit Cyprus at least once every two years
What investments qualify
The May 2023 revision narrowed the qualifying options into four categories, as set out by law firm Michael Kyprianou & Co. For residential property, only a first sale from a developer counts — resale homes do not qualify for this route, though a resale can qualify under the commercial category. Zeno Legal notes that at least €200,000 of the price must have been paid from funds transferred from abroad by the time you apply, with the balance settled before the permit is issued.
- Category A: a new house or apartment bought for the first time from a developer (two units in the same development can be combined)
- Category B: other real estate such as offices, shops or hotels — resales allowed
- Category C: share capital of a Cyprus company with a physical presence and at least five employees
- Category D: units in Cyprus collective investment vehicles (AIF, AIFLNP, RAIF)
The income test
Alongside the investment, applicants must show a secure annual income of at least €50,000 from outside Cyprus — raised from €30,000 by the May 2023 revision. The threshold increases by €15,000 for a dependent spouse and €10,000 for each dependent minor child.
For the residential route (Category A), the income must come entirely from abroad — salaries, pensions, dividends, deposits or rent. For the other categories, part of the income may arise from activity in Cyprus. A previous requirement to lock €30,000 in a Cyprus deposit account for three years has been scrapped.
- €50,000 minimum annual income from abroad
- +€15,000 for a spouse; +€10,000 per dependent minor child
- Category A income must originate outside Cyprus
- No pledged deposit requirement since May 2023
Family members and ongoing obligations
The permit covers a spouse and children under 18; financially dependent unmarried students aged 18 to 25 can apply subject to extra income of €10,000 each. Parents and parents-in-law were removed as eligible dependants in 2023 — they must now use the slower, non-investment Category F route.
Permanent residency is not entirely maintenance-free. Holders must show each year that they still hold the qualifying investment and have health insurance, and must file a clean criminal record certificate every three years. Failure to comply can lead to cancellation.
- Covers spouse and children under 18 (students 18–25 subject to conditions)
- Parents no longer eligible as dependants under this route
- Annual proof that the investment is still held, plus health insurance
- Clean criminal record certificate every three years
What changed, and what to watch
The current framework is the fourth revision of the criteria, in force for applications from 2 May 2023: a higher income bar, tougher source-of-funds checks and a narrower list of qualifying property. A transitional window for older applications closed on 3 March 2026, since when all submissions are assessed solely against the new criteria, according to reporting by VisaHQ.
If you are weighing up the property route, remember that the €300,000 must be a new build bought from a developer — which also means VAT is payable on top, at 19% or, for a primary residence within the limits, 5%. Habio's Cyprus listings and buyer guides can help you compare new developments across the districts.
Frequently asked questions
What is the minimum investment for Cyprus permanent residency?
€300,000 plus VAT where applicable, invested in a new-build residential property bought from a developer, commercial real estate, shares of a Cyprus company employing at least five people, or units in a regulated Cyprus investment fund.
Can I buy a resale property for Cyprus residency by investment?
Not under the residential category — only a first sale from a developer qualifies. Resale properties can qualify under the commercial real estate category (offices, shops, hotels).
How much income do I need for the Cyprus 6(2) permit?
A secure annual income of at least €50,000 from outside Cyprus, plus €15,000 for a spouse and €10,000 per dependent minor child. For the residential route the income must come entirely from abroad.
Do I have to live in Cyprus to keep permanent residency?
There is no minimum stay, but you must enter Cyprus at least once every two years, show annually that you still hold the investment and have health insurance, and provide a clean criminal record certificate every three years.
Can my parents be included in a Cyprus residency application?
No. Parents and parents-in-law were removed as eligible dependants in 2023. They can apply separately under Category F, a slower route based on secure income rather than investment.
Sources
This article is general information, not legal, tax or financial advice. Markets and rules change — verify the current position with official sources before acting. Published 2 August 2026.