Residency guide · 7 min read

Cyprus permanent residency through a new home: the requirements explained (2026)

Who qualifies for Cyprus permanent residency under Regulation 6(2), how much you must invest, the income you need to show and what you must keep doing after approval.

Limassol seafront. Photo: Sasha Cures / Unsplash

Cyprus offers non-EU nationals a fast-track route to a permanent residence permit when they invest in the country. The most popular way to do it is to buy a new home from a developer. The route is set out in Regulation 6(2) of the Aliens and Immigration Regulations and was tightened in May 2023. Here is what it requires in 2026.

1. The investment: at least €300,000 + VAT

You must invest at least €300,000, excluding VAT. On the residential route, that means buying one or two new homes (houses or apartments) directly from a land development company. A resale property bought from a private owner does not qualify on this route.

At least €300,000 (excluding VAT) has to be paid by the time you apply, whatever the delivery date of the property. The money must come from abroad – it cannot be financed by a loan from a Cyprus bank.

2. A secured annual income from abroad

You must show a secured annual income of at least €50,000, plus €15,000 for your spouse and €10,000 for each dependent child. The income should come from sources outside Cyprus, such as a salary, a pension, rental income or dividends, and is proven with tax returns or an accountant’s certificate.

3. A clean record and health insurance

• Criminal record certificates from your country of origin and of residence, for you and your spouse.
• Health insurance covering inpatient and outpatient care for every family member.
• A declaration that you and your spouse will not take up employment in Cyprus. You may be a director of a company you invested in.

4. Who can be included

Your spouse and your children under 18 can be included as dependants. Unmarried children aged 18–25 who study abroad and depend on you financially can also qualify, with their own application. Since the May 2023 changes, parents and parents-in-law can no longer be included as dependants.

5. After approval: what you must keep doing

• Keep the investment. If you sell, you must replace it with a qualifying property of equal or higher value.
• Confirm every year that you still meet the income requirement and hold health insurance, if you are not covered by the public health system (GeSY).
• Provide fresh criminal record certificates every three years.
• Do not stay away from Cyprus for more than two years in a row, or the permit can lapse.

What permanent residency does not give you

A permanent residence permit lets you and your family live in Cyprus without renewing a permit every year. It is not citizenship and it does not give you a passport. It does not grant visa-free travel to the Schengen area, and it does not allow you to work as an employee in Cyprus. Citizenship can only come later, through the normal naturalisation rules.

How we help

We are not tied to any developer. We shortlist new homes in and around Limassol that meet the €300,000 + VAT threshold, and introduce you to independent lawyers who prepare the application. You pay no commission.

This article is general information, not legal advice. Residency decisions are made by the Republic of Cyprus, and the rules and fees can change. Always confirm your situation with an independent Cyprus lawyer before you invest.