Limassol
Business capital on the sea: marina, international schools and the island's highest prices and rents.
- Price
- €4,000–€8,000+ per m²
- Size for the residency minimum
- ≈ 38–75 m²
- Gross yield
- 5.3%
Cyprus
A home in Cyprus. Permanent residency in the EU.
Buy a new home from €300,000 plus VAT and get permanent residency for you, your spouse and your children: sunshine, English widely spoken, EU law and no annual property tax.
€300,000 + VATminimum in a new home
Whole familyspouse and dependent children
1 visit / 2 yearsto keep the permit
≈ 2–6 monthstypical processing
Residency
How the Cyprus golden visa (permanent residency) works
- Investment
- At least €300,000 plus VAT in new residential property bought from a developer (up to two units from the same developer), or €300,000 in commercial property, which can be resale, or in Cypriot company shares or investment funds.
- Payment
- At least €300,000 must be paid, with funds transferred from abroad, before you file the application.
- Income
- €50,000 a year from abroad for the main applicant, plus €15,000 for a spouse and €10,000 for each dependent child.
- Family
- Your spouse and dependent children are included in the same application.
- Keeping it
- Visit Cyprus at least once every two years and keep the property.
- Who it is for
- Non-EU nationals. EU citizens do not need it: they simply register as residents.
What you pay on top of the price
- VAT on new homes
- 19% standard. 5% on the first 130 m² of a main residence worth up to €350,000, if you live in it for 10 years.
- Transfer fees
- Only on resale: 3%, 5% and 8% by bands, halved. None when VAT is paid on a new home.
- Stamp duty
- Abolished from 1 January 2026.
- Lawyer
- About 1% of the price, or a fixed fee.
- Every year
- No national property tax since 2017; municipal and sewerage charges apply.
Where to buy in Cyprus
Where we search, what it costs and what it earns.
Paphos
Coastal town with a slower pace, popular with families and retirees, and good value per m².
- Price
- €2,800–€4,500 per m²
- Size for the residency minimum
- ≈ 67–107 m²
- Gross yield
- 4.7%
Larnaca
Next to the main airport, and the fastest-growing market on the island in Q2 2026 (apartments +5.6% in the quarter).
- Price
- €2,000–€3,200 per m²
- Size for the residency minimum
- ≈ 94–150 m²
- Gross yield
- n/a
Nicosia
The capital and university city: long-term rentals, lower prices, government and services.
- Price
- €1,700–€2,700 per m²
- Size for the residency minimum
- ≈ 111–176 m²
- Gross yield
- 4.7%
Ayia Napa & Paralimni
Beaches and holiday lets; strong summer season and quieter winters.
- Price
- €2,000–€3,200 per m²
- Size for the residency minimum
- ≈ 94–150 m²
- Gross yield
- n/a
Cyprus: asking prices per m², all property types (INDEX.cy, June 2026). Size shown for €300,000, the minimum before VAT for permanent residency. Yields: Global Property Guide, Q1 2026.
From first call to keys and permit
Discovery call
30 minutes on your goals, family, budget and passport. Free and confidential.
Your shortlist
Homes and projects that fit, with prices checked against recent sales and our honest view of each.
Viewing trip or video tours
We plan the days on the ground or walk you through each home live, room by room.
Due diligence and reservation
An independent lawyer checks title, permits, the developer and the contract before you pay.
Purchase and residency
Transfers, registration, bank account and the residency file for the whole family.
After the keys
Furnishing, rental management, renewals and, one day, the resale.
Questions buyers ask us
Can I rent the home out?
Yes. The residency rules do not stop you from renting the property, as long as you keep it.
Can my parents be included?
The application covers your spouse and dependent children. Other relatives need their own route; we check the options.
Can I buy two smaller homes?
Yes, up to two new residential units from the same developer, adding up to at least €300,000 plus VAT.
Do I need to move to Cyprus?
No. You keep the permit with one visit every two years. If you do move, you can also become tax resident there.
Sources
- INDEX.cy — Permanent Residency in Cyprus by Investment, 2026 guide (8 Aug 2026)
- INDEX.cy — Cost of Buying Property in Cyprus, 2026 (4 Aug 2026)
- INDEX.cy — Property Prices in Cyprus by District, 2026 (26 Jun 2026)
- INDEX.cy — How to Get Cyprus Citizenship in 2026 (9 Aug 2026)
- Global Property Guide — Cyprus rental yields, Q1 2026
- IMI Daily — Cyprus now expects to join Schengen in 2027 (12 Oct 2026)
Figures as of October 2026. Indicative only: not legal, tax or investment advice.
Contact
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