Permanent Residency Through Property in Cyprus: The €300,000 Fast-Track
The €300,000 fast-track is the main reason non-EU buyers choose new-build over resale in Cyprus. This guide covers the rules end to end: qualifying property, income thresholds, family scope, timeline and the obligations that follow approval. Figures reflect Regulation 6(2) as applied in 2026.
€300,000 + VAT
minimum property investment
€50,000 / year
required income from abroad
1 visit / 2 years
to keep the permit alive
On this page
01What the fast-track route actually is
Regulation 6(2) — the route most buyers mean when they say Cyprus golden visa — grants permanent residency for life to non-EU nationals who invest at least €300,000 plus VAT in new residential property. The permit never expires and needs no renewal; you simply visit Cyprus once every 2 years to keep it active. It covers your immediate family, carries no minimum stay requirement, and sits alongside — not instead of — any tax planning you do later.
02Which properties qualify
Only new residential units bought directly from a developer qualify: the first sale of the property, never a resale. Off-plan is fully eligible — most applicants buy exactly this way, because the contract of sale lodged at the Land Registry, together with payment receipts, is what carries the application; you do not wait for delivery or a title deed. You may combine up to 2 units to reach the €300,000 threshold, and the price is assessed net of VAT, which is charged on top.
03Money rules: income and source of funds
The principal applicant must show secure annual income of at least €50,000 from sources outside Cyprus — salary, dividends, pensions or rent all count. Add €15,000 for a spouse and €10,000 for each dependent child.
Every euro of the qualifying amount must reach Cyprus from abroad, with the banking trail to prove it.
Transfers should come from the applicant's or spouse's personal foreign accounts, and SWIFT confirmations are checked line by line; compliance gaps here are the most common cause of delay.
04Who one application covers
One application covers the investor, spouse and children under 18. Unmarried students up to 25 who are financially dependent can be added, each raising the income requirement by €10,000. Financially independent adult children are a different story: they can be included only if the investment is multiplied — €600,000 for one adult child, €900,000 for two. Parents and parents-in-law are no longer eligible under the current rules, a frequent surprise for families planning three-generation relocations.
05Process and timeline
A complete file is prepared by your lawyer — translations, apostilles, income evidence, insurance — and submitted to the Civil Registry and Migration Department. Examination of a clean submission typically runs 2-6 months, after which approved applicants attend biometrics and receive their PR cards. The whole sequence can be run remotely under a power of attorney until the biometrics visit. In practice the slowest link is rarely the ministry: it is assembling bank paperwork that satisfies source-of-funds scrutiny.
06Keeping the permit — and what it does not do
The permit is tied to the investment for life: you may sell only if you simultaneously replace the property with another qualifying one, otherwise revocation is on the table. Keep health insurance in force, keep records clean, and expect periodic re-verification of ownership and income under the tightened compliance regime. Finally, PR is an immigration status, not a tax one — the 60-day and 183-day tax residency tests, non-dom registration and company structuring are separate workstreams handled after the purchase.