Cyprus Permanent Residency — the 2026 investor's guide.
A clear, structured guide to Cyprus fast-track Permanent Residency by property investment: eligibility, the €300,000 route, family inclusion, timeline, costs and taxes.
Lifetime EU residence, granted in months, not years.
Cyprus operates one of the European Union's most established fast-track residence programmes for non-EU nationals — anchored by a qualifying investment in Cypriot real estate.
Cyprus Permanent Residency (PR) under Regulation 6(2) is a lifetime residence permit issued to non-EU nationals who invest a minimum of €300,000 in the Cypriot economy. It is popular with families from the UK, Israel, Lebanon, the Gulf, India, China, Russia, Ukraine and South Africa seeking a stable, English-speaking, low-tax European base.
The programme is administered by the Civil Registry and Migration Department under a 2-month decision target once a complete file is submitted. Holders — and their family — may live in Cyprus indefinitely and travel to the island freely, without renewing the permit.
Who qualifies for Cyprus Permanent Residency.
The programme is designed for non-EU nationals of good standing with legitimate, evidenced source of funds.
- Non-EU / non-EEA national aged 18 or over.
- Clean criminal record, evidenced by an apostilled certificate from country of origin and any country of prior residence.
- Secured annual income from sources outside Cyprus of at least €50,000 for the main applicant, plus €15,000 for the spouse and €10,000 per dependent child (higher supplements apply for parents / parents-in-law).
- A qualifying investment of at least €300,000 (ex-VAT) — see the routes below.
- Confirmation that the applicant and dependents will not take up salaried employment in Cyprus.
- Health insurance coverage for the applicant and all dependents.
Four ways to meet the €300,000 threshold.
Real estate is the most common route by a wide margin. All routes must be funded from abroad, into Cyprus.
Route A — Residential real estate
Purchase of up to two new residential units from a Cypriot development company, with a total value of at least €300,000 (ex-VAT). Resale properties do not qualify under the fast-track route.
Route B — Commercial real estate
Purchase of other types of real estate (offices, shops, hotels) — new or resale — with a total value of at least €300,000 (ex-VAT).
Route C — Cyprus company shares
€300,000 invested in the share capital of a Cyprus-incorporated company with genuine physical presence and a minimum of 5 employees in Cyprus.
Route D — Cyprus Investment Fund
€300,000 in units of an authorised Cyprus Alternative Investment Fund (AIF) or Registered AIF (RAIF).
New-build residences that meet the €300,000 threshold.
A live selection from our developer partners — every project below is a new-build priced at €300,000 or more, eligible for the fast-track PR route.
One application, the whole family.
- Spouse or civil partner — included at no additional investment cost.
- Dependent children under 18 — automatically included.
- Adult children 18–25 — included where they are unmarried, financially dependent, and enrolled in full-time education.
- Parents and parents-in-law — may be included subject to an additional secured annual income of approximately €8,000 per parent.
- PR status obtained by an adult child remains valid for life, even after they exceed the age of dependency.
From reservation to PR card — a typical timeline.
- Step 01
Discovery & shortlist
Confidential brief and a curated shortlist of qualifying residences (1–2 weeks).
- Step 02
Reservation & due diligence
Reserve the residence, appoint a Cypriot lawyer, complete title and developer due diligence (2–3 weeks).
- Step 03
Contract & bank
Sign the sale contract, open a Cypriot bank account, remit funds and lodge the contract at the Land Registry (3–5 weeks).
- Step 04
Dossier preparation
Compile personal documents: passports, criminal record certificates, source-of-funds evidence, income proof, health insurance (2–4 weeks).
- Step 05
PR filing
Application filed at the Civil Registry and Migration Department, biometrics booked.
- Step 06
Decision & cards
Decision typically issued within ~2 months. PR cards collected in person in Cyprus.
Beyond the qualifying investment.
The €300,000 buys the residence. The items below are the ancillary costs of a clean, well-run application.
| Item | Indicative amount |
|---|---|
| Government application fee (per applicant) | €500 |
| VAT on primary residence (reduced rate) | 5% |
| Health insurance (family, annual) | €1,000 – €2,500 |
| Translations, apostilles, biometrics | €800 – €1,500 |
| Lextrus advisory (Family package) | €9,000 |
| 6 days of exclusive viewings | Included |
| Property investment consulting | Included |
| Residency guidance | Included |
| Legal & accounting meetings | Included |
| Bank account opening | Included |
| Sales contract by an expert lawyer | Included |
| Permanent residency application | Included |
Estimate your all-in cost and income requirement.
Enter a property price and family structure. We'll estimate VAT, legal, transfer duty, government fees and the secured annual foreign income you'll need to evidence.
Indicative estimate for planning only. Actual VAT eligibility and government fees depend on the specific property, developer and applicant profile. Lextrus can produce a binding quote on request.
PR alone doesn't create tax residency — and that's often the point.
Cyprus PR is an immigration permit. Whether you become a Cypriot tax resident is a separate, elective decision — typically via the 60-day or 183-day tests.
Under the 60-day rule, a non-domiciled individual can become Cyprus tax resident by spending as few as 60 days on the island per year (subject to conditions), while enjoying a 17-year exemption from tax on dividends, interest and most foreign passive income.
For a fuller treatment of Cyprus taxation, see the Cyprus Buyer's Guide.
Cyprus PR — quick answers.
What is Cyprus Permanent Residency (PR)?+
Cyprus PR is a lifetime residence permit granted to non-EU nationals under Regulation 6(2) of the Aliens and Immigration Regulations. It allows the holder and their family to live in Cyprus indefinitely, without a work permit for passive-income holders, and to travel freely within Cyprus.
How much do I need to invest to qualify for Cyprus PR?+
The main route requires a €300,000 (plus VAT) investment in Cypriot real estate — typically a new residential property purchased directly from a developer. Alternative routes include €300,000 in Cyprus-registered company shares or in units of a Cyprus Investment Fund (AIF/RAIF).
How long does the Cyprus PR application take?+
Under the fast-track programme, the Civil Registry and Migration Department typically issues a decision within 2 months of a complete filing. Total time from property reservation to PR card is generally 4 to 8 months.
Who can be included in a single application?+
The main applicant, their spouse, financially dependent children up to age 25, and — under updated rules — parents and parents-in-law of the applicant and spouse, provided additional secured annual income is evidenced.
Do I have to live in Cyprus to keep my PR?+
No. Holders must visit Cyprus at least once every two years to maintain status. There is no minimum-days-per-year residency requirement.
Does Cyprus PR lead to citizenship?+
Cyprus does not currently operate a citizenship-by-investment programme. However, PR holders who take up genuine residence in Cyprus may apply for naturalisation after seven years of legal residence (five years for individuals with recognised Cypriot ties).
Can I work in Cyprus with PR?+
PR holders may own and operate a Cyprus company and receive dividends from it, but may not take up salaried employment on the island. Spouse and dependents are subject to the same rule.
Is the €300,000 investment threshold before or after VAT?+
The €300,000 minimum investment is calculated exclusive of VAT. VAT (usually 5% on a primary residence, 19% otherwise) is paid in addition and does not count toward the threshold.
Ready when you are
Speak to a Cyprus PR advisor.
A confidential 30-minute call to map your eligibility, family structure and qualifying property options.