For many non-EU families, a home in Cyprus is about more than property: it can also be part of a longer-term plan to live on the island. Cyprus permanent residency by investment, granted under Regulation 6(2), is one of the best-known routes. This guide explains the main requirements as we understand them in September 2026, how new-build property fits in, and what UK buyers in particular should keep in mind.
What is Cyprus permanent residency by investment?
Regulation 6(2) of the Aliens and Immigration Regulations provides a fast-track permanent residence permit (an Immigration Permit) for non-EU nationals who make a qualifying investment in Cyprus and can show a secure annual income. Applications are handled by the Migration Department, formerly the Civil Registry and Migration Department, which since 2024 sits under the Deputy Ministry of Migration and International Protection. Its published criteria for investors are the authoritative source for current forms, documents and rules.
It is one of several ways to live in Cyprus. Our earlier article on residence permits in Cyprus gives a broader overview of permit types.
Key requirements for 2026
Based on the Migration Department’s criteria (4th revision, in force since May 2023), the core requirements as of September 2026 are:
- Investment: at least €300,000 in one of four categories. For a home, this means a house or apartment bought as a first sale from a development company, worth at least €300,000 plus VAT. The other categories are other real estate (such as offices or shops), share capital in a Cyprus company with at least five employees, and certain Cyprus investment funds.
- Secure annual income: at least €50,000 a year for the main applicant. For the residential category, this income must come from abroad.
- Spouse: an additional €15,000 a year.
- Children: an additional €10,000 a year for each dependent child under 18.
The 2023 revision also narrowed who can be included. Parents and parents-in-law are no longer covered, while unmarried children aged 18 to 25 studying at tertiary level abroad can make their own application with additional family income. Clean criminal records and health insurance are also required, and permit holders must show every year that they still hold the investment and the income.
Minimum annual income by family size
| Family | Minimum secure annual income from abroad |
|---|---|
| Single applicant | €50,000 |
| Applicant and spouse | €65,000 |
| Applicant, spouse and one child | €75,000 |
| Applicant, spouse and two children | €85,000 |
How new-build property fits in
Because one qualifying option is a first-sale home from a developer worth at least €300,000 plus VAT, the route can be relevant to buyers looking at new-build homes. The published criteria also set conditions on the purchase itself. For example, the sale contract must be filed with the Department of Lands and Surveys, at least €300,000 (excluding VAT) must already have been paid when you apply, and the money must be shown to come from abroad rather than from borrowing in Cyprus. Whether a particular purchase qualifies depends on the details of the transaction and on the authorities’ assessment, not on the developer’s description of a project.
For that reason we do not describe any of our developments as qualifying. If residency is part of your plan, ask your immigration lawyer to review the contract and the property before you sign. Our guide to buying off-plan property in Cyprus explains the wider purchase process step by step.
“If residency matters to you, involve an immigration lawyer before you choose a property, not after. The home should suit your life in Cyprus first, and the paperwork should be checked independently.”
John Theodorou Group
The application process in outline
- Appoint an independent immigration lawyer and confirm your eligibility.
- Choose and complete a qualifying investment, with your lawyer reviewing the contract.
- Gather evidence of your secure income from abroad and the other documents requested.
- Submit the application to the Migration Department, in person or through an authorised representative.
- Respond to any follow-up requests and await the decision.
The Migration Department’s criteria estimate an examination period of about two months from submission of a complete application. This is an estimate, not a guarantee, and preparing the investment and documents beforehand can take considerably longer.
A note for UK buyers: the 90/180 rule and Schengen
Since leaving the EU, UK citizens are treated as non-EU nationals. As of September 2026, Cyprus is not part of the Schengen area, so, according to UK government travel advice, visa-free visits to Cyprus count towards a separate 90-day allowance rather than the Schengen one.
In July 2026 the European Commission assessed Cyprus as ready to join Schengen, as reported by EU Perspectives. Accession still requires a unanimous decision by the Schengen member states in the Council, and as of mid-September 2026 that decision had not been taken. UK buyers who plan to spend long periods on the island should ask their lawyer how a residence permit would interact with their travel plans, both now and if the rules change.
Buying property as a non-EU citizen
Residency and property ownership are separate questions. Under current law, non-EU buyers generally need permission from the District Administration to buy property, and proposals to tighten the rules are under discussion but not law. Our article on whether non-EU citizens can buy property in Cyprus sets out the current position and the pending proposals.
An experienced lawyer can guide you through both processes together. The Cyprus Bar Association is a useful starting point for finding a registered advocate.
Frequently asked questions
How much do I need to invest for Cyprus permanent residency?
Under Regulation 6(2), the minimum investment is €300,000. For a first-sale home from a developer, the property must be worth at least €300,000 plus VAT, and you need a secure annual income from abroad of at least €50,000 as the main applicant.
Can my family be included in the application?
A spouse and children under 18 can be included, with extra income of €15,000 for a spouse and €10,000 per child. Since the 2023 revision, parents are no longer covered.
How long does the application take?
The Migration Department estimates about two months to examine a complete application, but timings are not guaranteed. Check the current position with your lawyer.
If you are planning a move to Limassol and would like to see the kind of new homes we build, browse our projects or contact our team. We are happy to talk through the purchase itself, while your lawyer advises on residency.
This article is for general information only and reflects our understanding of the rules as of September 2026. It is not legal, tax or financial advice. Rules change, so please confirm the details with an independent lawyer or tax adviser before making decisions.
