The Cyprus Golden Visa offers non-EU citizens a streamlined path to permanent residency in Cyprus by a €300,000 investment in real estate, business, or securities. Applicants must also demonstrate an annual income of at least €50,000.
After residing in the country for 8 years, investors are eligible to apply for citizenship.
Learn everything you need to know, from eligibility requirements to the benefits and costs of obtaining Cypriot permanent residency, with expert guidance.
Foreigners have more than 15 ways to become temporary residents of Cyprus, including moving for work, study, or family reunification[1]. However, permanent residence is only granted after living in Cyprus for 5 years with temporary residency[2].
Investors have the right to skip the temporary residency stage and obtain permanent residence, or PR, directly[3]. Residency by investment is informally called the Cyprus Golden Visa program.
Investments can be made in real estate, shares of local companies, or securities of investment funds. The minimum investment is €300,000. Successful applicants can obtain permanent residence within 9 months.
The status granted by investment is valid for life. The resident ID card must be renewed every 5 years.
To obtain the Cyprus Golden Visa, an investor chooses one of four options: buying residential or commercial real estate, shares of Cypriot companies, or units in local investment funds. The investment threshold is €300,000, regardless of the option selected.
Residential properties must be brand‑new and purchased on the primary market. Investors may acquire one or two units and, in general, may rent them out unless they opt for the reduced VAT scheme.
When buying a property, VAT must be paid. The standard rate is 19%, but for residential purchases, it can be reduced to 5%[4].
The 5% reduced VAT rate applies to a home in Cyprus that is bought or built as the buyer’s main and permanent residence. To qualify, the following must be met:
The reuced rate applies to the first 130 m² with a value of up to €350,000. If the property is larger or more expensive, the 5% VAT is applied proportionally, while any remaining value or area is taxed at the standard 19% rate.[5].
The buyer must use the property as their main home for at least 10 years.
If they stop using it as their primary residence or acquire another home with the reduced VAT during this period, they may be required to repay the VAT difference between 5 and 19%, in proportion to the remaining years.
Under this option, investors can buy one or two business properties, such as offices, hotels, or shops. Commercial properties can be purchased on both primary and secondary markets.
VAT is usually charged at the standard rate of 19% on new commercial real estate, while resale properties are typically exempt from VAT but subject to transfer fees instead.
The shares must be bought from a company registered in Cyprus that has an office and employs at least 5 people. The investor can receive dividends and work in such a company as a director.
To qualify for permanent residence by investment, the investor can purchase bonds, bills, and securities issued with the approval of the Cyprus Securities and Exchange Commission.
The cost of obtaining a Cyprus Golden Visa includes a required investment of at least €300,000 and additional government fees of €640, plus VAT if the applicant chooses to purchase property.
For residential properties, the standard VAT rate of 19% can be reduced to 5%, resulting in VAT of €15,000+. For commercial properties, the full 19% VAT rate applies, with VAT totalling €57,000+
| Expenses | Residential property purchase | Commercial property purchase | Investing in a company or fund |
| Investment | €300,000+ | €300,000+ | €300,000+ |
| VAT | €15,000+ | €57,000+ | — |
| Immigration submission fee | €500 | €500 | €500 |
| Registration fees | €70 per person | €70 per person | €70 per person |
| Fee for a permanent residence card | €70 per person | €70 per person | €70 per person |
| Legal services | 1% of the transaction amount | 1% of the transaction amount | 1% of the transaction amount |
| Total | €318,640+ | €360,640+ | €303,640+ |
When an investor applies with family members, the required investment of €300,000 and the VAT amounts remain the same; only government, income, and service thresholds increase per additional applicant.
According to Immigrant Invest lawyers’ experience, when buying residential or commercial property, the total cost rises by about €1,400 for a family of four compared to a single investor. For investments in company shares or fund units, the difference is around €400, mainly due to extra legal, registration and residence card fees per family member.
The main applicant must also confirm a higher annual income: at least €50,000 for themselves, plus €15,000 for a spouse and €10,000 for each dependent child.
To obtain the Cyprus Golden Visa, investors must meet a set of eligibility, income and documentation requirements designed to confirm the legality of their funds, the stability of their finances and their genuine link to the country. These criteria apply to both the main applicant and any family members included in the application.
The main applicant must be an investor over 18, with no criminal record in the country of residence and no restrictions on entry to EU countries or the UK. The investor must have purchased or rented residential property on the island.
The investor's spouse and children under 25 can also obtain the status.
Children aged 18 to 25 can be included in the application if they are:
All applicants are required to have full‑coverage health insurance valid in Cyprus. They also must visit the Republic of Cyprus at least once every two years to maintain status.
To be eligible for a Cyprus investment visa, the main applicant must earn at least €50,000 per year from sources outside Cyprus.
The Cyprus Golden Visa requirements for confirming an applicant's earnings increase by €15,000 if a spouse is included and by €10,000 for each child. For example, a married couple needs to demonstrate an annual income of €65,000, while a family of four must show €85,000.
The document package for a Cyprus Golden Visa application includes:
The documents must be submitted in Greek or English, and foreign documents usually need a certified translation and notarisation, with an apostille or consular legalisation where required.
Immigrant Invest lawyers prepare a personalised document checklist for each investor and family member and guide clients through collecting, translating and certifying every paper correctly.
Based on the experience of Immigrant Invest’s lawyers, the process will take around 9 months. During this time, the lawyers will help gather the necessary documents, choose the right investment option, and complete the investment.
Immigrant Invest’s compliance officers conduct Due Diligence to identify any risks of rejection. Only a passport is required for the check.
The lawyers provide the investor with a list of required documents. Once collected, the documents are translated into Greek and notarised.
To obtain Cyprus permanent residence, the investor must invest in one of the following:
Immigrant Invest’s lawyer submits the application and required documents on behalf of the investor to the Civil Registry and Migration Department.
When the application is approved, the investor and their family members, included in the application, visit Cyprus to submit their biometric data.
Immigrant Invest’s lawyers schedule appointments in advance and assist with obtaining a visa that permits travel to Cyprus.
Permanent residence cards are issued within 40 days of the biometric submission.
Applicants collect the cards in person at the Civil Registry and Migration Department.
When an application is denied, the reason is usually not disclosed, but common grounds can be identified.
Permanent residence in Cyprus may be denied if the applicant:
A denial can be appealed. The applicant has the right to file an appeal with the Ministry of Interior of Cyprus or the relevant department that reviewed the application.
The permanent residence status in Cyprus is granted for life, but the physical residence card must be renewed every 5 years.
To ensure continuity, residents must renew their cards by submitting an application at least three months before the card’s expiration date. Along with the application, the resident must provide their current passport and a photocopy of it, a certificate proving they have no criminal record, and the expiring residence card.
The renewal process carries an administrative fee of €30.
Learn the benefits, conditions, and specifics of the Cyprus Permanent Residence for investors in 2 minutes
Obtaining a Cyprus Golden Visa provides several benefits that may enhance one's life. Investors get permanent residency for life, creating security and stability for the whole family. Permanent residency also offers access to a favourable tax regime. Residents can enjoy a safe environment, a developed education system, and the convenience of English being widely spoken across the island.
The Cyprus Golden Visa grants permanent residency for life[6], meaning that the Cyprus Golden Visa cannot expire. The resident status does not need to be renewed, unlike the Golden Visas of other European countries.
An investor can become an EU citizen after living in Cyprus for more than 8 years. During the final year before applying for citizenship, the foreigner must stay in Cyprus without leaving the country.
In addition, applicants must demonstrate knowledge of the Greek language at level B1 and pass state exams assessing both their Greek language skills and their understanding of Cyprus’s political and social system.
Cyprus has a highly attractive tax regime for businesses, with a corporate tax rate of 12.5%, which is among the lowest in the EU. By contrast, combined corporate tax rates in countries such as Malta, Portugal and Germany are 35%, 31.5% and 29.9%, respectively.
Income tax on earnings generated in Cyprus ranges from 0 to 30%. Many types of foreign-sourced income may be exempt from tax for non-domiciled residents, allowing investors to structure their affairs in a highly tax-efficient manner.
There is no annual tax on property ownership, and Cyprus does not levy inheritance or gift tax. This makes asset transfers to the next generation and property transfers within a family more tax-efficient.
Residential property prices in Cyprus have been rising steadily in recent years. The House Price Index increased by 2.0% in the first quarter of 2025 compared with the same period in 2024[7].
The Central Bank of Cyprus reported a 1.5% quarterly increase in overall housing prices in Q2 2025[8]. This growth was driven by a 3.1% rise in apartment prices, despite a slight decline in house prices.
Over a medium term of 5—10 years, investors can reasonably expect to sell the property at a profit if market conditions remain favourable. While they hold the asset, they can also rent it out and generate additional income, provided this is allowed under the chosen VAT scheme and program conditions.
The investor’s spouse, children up to 25 years old, and children of any age with physical or mental disabilities can also receive permanent residence in Cyprus. The program accepts both officially registered marriages and civil partnerships recognised under Cypriot law.
The Numbeo Safety Index by Country aggregates data from users’ reports on crime, personal safety and general perceptions of security[9]. In the 2025 ranking, Cyprus has a Safety Index score of 67.3 out of 100. This places it among the safer countries globally, not at the very top but comfortably above the median.
For comparison, the United States scores 50.8 and the United Kingdom 51.6 on the same index, while Germany and Spain stand at 60.4 and 62.8, respectively.
English is spoken by 73% of the local population due to Cyprus being a British colony until 1960. A large international community also helps ease adaptation to life on the island. Therefore, learning Greek is not mandatory for moving to Cyprus.
Children with permanent residence in Cyprus can attend Cypriot schools on the same terms as the children of citizens. The island has branches of international schools, such as the International School in Paphos, and English-language universities, like the European University Cyprus.
Cyprus is part of the European Union but is not yet a member of the Schengen Area, so permanent residents may still need to apply for a Schengen visa to visit other European countries.
A valid Cyprus residence permit can demonstrate lawful stay and stable ties to the EU, which may be viewed positively by consular officers. However, it does not grant any formal right to a simplified Schengen visa procedure.
Long-term residence in Cyprus also has certain limitations that prospective applicants should consider.
They include:
Rights. Investors are not required to live on the island permanently. To avoid having their PR revoked, they only need to visit Cyprus at least once every two years.
Obligations. Since May 2023, holders of the Cyprus Golden Visa must confirm their right to the status. Foreigners report annually that they maintain the investment and hold valid medical insurance for the whole family. Every 3 years, each member over the age of 18 must submit certificates of no criminal record in the country of citizenship and the country of residence.
Limitations. Unlike Cypriot citizens, Golden Visa holders cannot serve in the military, work in the police, vote, participate in elections, or be elected to public office.
In 2024, Cyprus introduced new rules for naturalisation based on years of residence for those legally living in the country, including Golden Visa holders.
Applicants must have resided in Cyprus for at least 8 of the last 11 years and must live continuously in the country for 12 months immediately prior to applying. Unlike the previous regime, absences of up to 90 days within the final year do not break the continuity of residence.
According to the most recent statistics, Cyprus approved 22,740 citizenship applications between 2020 and 2023[10]. The highest number of naturalisations, 7,071 approvals, occurred in 2022, followed by 6,109 in the first seven months of 2023.
Cyprus has one of the most favourable tax systems in Europe. For instance, the corporate tax rate is 12.5%, one of the lowest in the European Union. Estate duty has been abolished, and the national Immovable Property Tax has also been removed, although property owners may still pay local municipal and similar charges.
Golden Visa holders follow the same tax rules as other individuals. In practice, the key issues for investors who buy real estate are tax residency, personal income tax, VAT and purchase costs, and taxes that may apply on a future sale.
Cyprus distinguishes between tax residents and non-residents. The outcome depends mainly on how much time a person spends in Cyprus. A person is generally considered a tax resident if they spend more than 183 days in Cyprus in a calendar year.
A person may also be considered a tax resident under the 60-day rule if they stay in Cyprus for at least 60 days, are not a tax resident in any other country, and meet the required Cyprus ties, such as maintaining a permanent home and having business, employment, or a directorship in a Cyprus tax resident company.
Tax residency affects how income is taxed:
Cyprus applies a progressive income tax system to residents:
When buying real estate for the Golden Visa, investors face several one-time taxes and fees. These apply at the moment of purchase and vary depending on the value and type of property:
New properties subject to VAT are exempt from transfer fees, and stamp duty is reduced. The standard VAT rate is 19%, while a reduced 5% VAT applies to a primary residence.
Investors planning to sell their property later should consider the capital gains tax. Capital gains tax is charged at 20% on gains from the disposal of immovable property situated in Cyprus.
Cyprus offers a comfortable and welcoming environment for newcomers, with a warm climate, affordable living costs, a diverse population, and well-developed education and healthcare systems. Below are the key aspects of life on the island that are useful to know before relocating.
Cyprus enjoys between 300 and 340 sunny days per year, with summer temperatures often reaching 30—35°C and mild winter days averaging around 15—17°C. The country’s beaches are recognised as the best in Europe, according to a report by the European Environment Agency.
Living in Cyprus is relatively affordable compared with many Western and Northern European countries. On average, a single person needs about €1,800—2,000 per month, including rent, while a family of four requires at least around €4,500 per month[11].
A reasonable monthly budget for food alone is roughly €300—400 for one person and €700—900 for a family of four, depending on lifestyle and whether you mainly cook at home or eat out.
Renting a one-bedroom flat in a city centre costs on average about €850—1,000 per month, while a 3-bedroom flat in the centre is typically around €1,700—1,800 per month, with Limassol at the upper end of the range and Larnaca or Paphos somewhat cheaper.
Utilities, including electricity, water, and maintenance, cost between €180—300 per month for a 90 m² apartment.
As of April 2025, around 1.37 million people live in Cyprus. Nearly 23% of Cyprus's population consists of foreigners, according to Eurostat. In the European Union, only Luxembourg and Malta have a higher percentage of foreign residents[12].
Cyprus has private schools for international students linked to the British and American education systems. These include ASPIRE British School, the International School in Paphos, and American schools such as American Academy in Larnaca, Limassol, and Nicosia.
There are many English-language universities: the University of Nicosia, Frederick University, European University Cyprus, and Neapolis University.
Cyprus offers high-quality medical services at affordable prices. Residents, even without a Cyprus passport, can visit public clinics for free.
PR holders can also use the National Health System, GESY. General practitioner consultations and inpatient care are free, while minimal fees apply for emergency services, ambulance care, diagnostics, and medications.
Owning property in Cyprus does not in itself grant the right to stay long-term. Non-EU citizens may remain in the country for up to 90 days within any 180-day period, and purchasing property does not extend this limit.
EU and EEA citizens also have the right to stay for up to 90 days, after which they must register their residence if they wish to remain longer.
Property ownership is relevant only when the buyer applies for a residence permit. The Cyprus Golden Visa grants long-term living rights without time restrictions.
Investments in real estate can only be refunded after obtaining citizenship by naturalisation. To do this, you must live in the country for at least five years. If the property is sold earlier, the permanent status will be revoked.
Permanent residence by investment is obtained within 9 months.
The status is granted for life. However, the permanent residence card must be renewed every 5 years.
The resident submits an application along with their passport and a copy, a certificate of no criminal record, and the expiring card. This must be done no later than 3 months before the current permanent residence card expires. The renewal fee is €30.
The so-called “Golden Passport scandal” in Cyprus refers to abuses of the former Cyprus Investment Programme that allowed wealthy foreigners to gain Cypriot citizenship by investment.
According to a leak known as the Cyprus Papers, many passports were issued to individuals linked to criminal activity, corruption or money-laundering, in violation of the scheme’s rules, including people under international sanctions or with criminal records.
As a consequence of the scandal, the Cyprus government terminated the program in 2020.
In the years since, Cyprus revoked citizenship from hundreds of individuals whose passports had been obtained via the scheme, amid ongoing investigations into fraud, corruption and false representation[13].
An applicant who has lived on the island for 8 of the last 11 years is eligible to apply for a Cyprus passport. During the 12 months before the citizenship request, they must not leave Cyprus.
With permanent residence in Cyprus, you can visit countries that are part of the European Union but not in the Schengen Area without a visa. As of today, there is only one such country: Ireland.
Foreigners have more than 15 ways to become residents of Cyprus. Some of them require a work or study permit or an invitation from relatives. Investors are eligible to obtain permanent residence directly within 9 months.
Yes, you can obtain residency in Cyprus by purchasing a house on the primary market. The Cyprus Permanent Residence Program allows you to get permanent residence by investing at least €300,000 in real estate.
Yes, the process of obtaining permanent residence in Cyprus is straightforward, if you meet the investment criteria. The application process takes about 9 months, and the requirements are clearly defined.
The minimum investment for a Cyprus Golden Visa is €300,000. Additional costs include VAT, government fees, and legal fees. If purchasing residential property, VAT can be reduced to 5%, amounting to €15,000 for a €300,000 property. For commercial property, the standard 19% VAT applies, totalling €57,000.
The total Cyprus Golden Visa cost starts at around €318,640 for a single applicant. The main applicant must also demonstrate annual income from abroad: €50,000 for the investor, plus €15,000 for a spouse and €10,000 for each child.
