Cyprus Golden Visa: Residency by Investment Program (2026)

Quick Facts

Overview

The Cyprus Investor Residence Permit (formally Category 6(2)) is the fast-track route to permanent residency for investors who purchase qualifying property or make a qualifying business investment of EUR 300,000 or more. It is one of the most accessible investor residency programs in the EU for its investment threshold and processing speed.

This is not a golden passport program. The Cyprus citizenship by investment program was suspended in November 2020 following significant international scrutiny. The Investor Residence Permit grants permanent residency only, not citizenship. Citizenship remains available through the standard naturalization route after 7 years of legal residence.

The permit is popular with investors from the Middle East, Israel, Russia, China, India, and other markets outside the EU who want a stable EU base, favorable tax treatment, and the ability to travel within the Schengen Area (Cyprus is not yet in Schengen as of 2026, though accession negotiations are ongoing).

Key distinction from the Category F visa: the Investor Permit allows the holder to act as a company director in Cyprus, whereas Category F strictly prohibits any work. This makes it the preferred route for business people who want to be active in their Cyprus company while also benefiting from residency.

The EUR 300,000 investment must be maintained permanently. Selling the property or withdrawing the investment triggers a requirement to find a replacement qualifying investment or risk permit cancellation.

Eligibility

To qualify for the Cyprus Investor Residence Permit, you must meet all of the following conditions:

Nationality: Available to non-EU/EEA nationals. EU citizens register as residents through the Yellow Slip system without investment requirements.

Investment: EUR 300,000 minimum (excluding VAT) in one of the qualifying categories: - New residential property: one or two units purchased new from a developer (first sale only; resale properties do not qualify for the fast-track investor route). Maximum two units totaling EUR 300,000. - Commercial property: offices, retail units, hotels, or other commercial real estate in Cyprus. - Combination: residential plus commercial properties. - Business investment: shares in a Cyprus company with physical presence and a minimum of 5 Cypriot or EU employees.

VAT note: New residential property in Cyprus is subject to 19% VAT (reduced to 5% for primary residences under specific conditions). The EUR 300,000 threshold is measured on the contract price excluding VAT. Verify the VAT treatment of your specific property with a Cyprus lawyer before signing.

Annual income: EUR 30,000/year from sources outside Cyprus, plus EUR 5,000 per dependent. This income does not need to derive from the Cyprus investment; it can be from foreign employment (if non-Cyprus), investment portfolio, pension, or foreign business.

Clean record: No serious criminal history.

Requirements

Timeline

Application Process

The investor permit application is submitted to the Civil Registry and Migration Department. The process is designated as fast-track, meaning it bypasses the standard processing queue.

Step 1: Property/investment transaction. Complete the qualifying purchase or investment. You will need a signed contract of sale and proof of payment of at least EUR 300,000. For property, the title deed does not need to be transferred before application, but the contract must be stamped and registered at the Land Registry.

Step 2: Document preparation. Gather personal documents (passport, criminal record, birth certificates for dependents), financial documents (bank statements, source of funds documentation, income evidence), and investment documents (stamped contract, Land Registry confirmation, payment receipts).

Step 3: Application submission. Submit the complete application pack to the Civil Registry. Using a Cyprus immigration lawyer is strongly advised given the investment amounts involved. Application preparation services typically cost EUR 1,500-3,000.

Step 4: Fast-track review. The Civil Registry processes investor applications with priority. The typical timeline is 2-3 months from a complete application.

Step 5: Biometrics and permit. Upon approval, travel to Cyprus for biometric registration. The permit card is issued within 2-4 weeks.

Dependents: Spouse and minor children (under 18) are included on the same application. Adult dependent children may qualify if full-time students. The application fee includes the main applicant; each dependent adds a separate fee.

Costs

The total cost of obtaining the Investor Residence Permit involves several components:

Investment: EUR 300,000 minimum (excluding VAT). For residential property, budget EUR 300,000-600,000+ for the investment itself depending on location and property type. Limassol new-build apartments tend to be EUR 300,000-500,000 for qualifying units.

VAT on property: 19% standard rate on new residential property purchase price. Reduced 5% rate available for primary residences (first-time buyers or purchase as main residence) subject to conditions and size limits. This can add EUR 15,000-60,000 to the total cost for a EUR 300,000 property.

Stamp duty: Abolished from 1 January 2026 (2026 tax reform). No stamp duty applies on property purchases from January 2026 onwards.

Land Registry registration: EUR 50-200 for registration of the purchase contract.

Legal fees: EUR 5,000-15,000 for the property purchase conveyancing. EUR 1,500-3,000 for immigration application preparation. Total professional fees typically EUR 8,000-20,000 for the full process.

Government application fees: EUR 500-700 per person (verify current fees with Civil Registry at time of application).

Annual costs: Property maintenance, management fees if renting out, and permit renewal fees (permits are permanent after initial approval, but require administrative updates).

Tax Implications

The Investor Residence Permit is one of the most powerful tax planning tools available when combined with Cyprus tax residency and Non-Dom status.

Full Non-Dom access: An investor who becomes a Cyprus tax resident (spending 183+ days or qualifying under the 60-day rule) and who was not a Cyprus tax resident for 17 of the previous 20 years qualifies for Non-Dom status. Under Non-Dom, dividends from both Cyprus and foreign companies are subject only to GHS contribution at 2.65%, capped at EUR 4,770/year maximum. There is no additional income tax on dividend income.

Cyprus company (Ltd) taxation: If you operate a business through a Cyprus Ltd, the company pays 15% corporate tax on profits. After-tax profits distributed as dividends to a Non-Dom shareholder are taxed at 2.65% GHS only. Combined effective rate on business income: approximately 5% at EUR 200,000+ profit levels.

Capital gains: Cyprus has 0% capital gains tax on disposal of securities (shares, bonds, investment funds). For investors with large equity portfolios, Cyprus residency allows tax-free rebalancing and realization of gains. This contrasts with the UK (20-24% CGT), Germany (26.375% Abgeltungsteuer), and most EU countries with CGT regimes.

Cyprus property: Capital gains on Cyprus immovable property are subject to 20% CGT. This applies to the investment property itself. Financial gains from the non-property elements of the portfolio remain tax-free.

International planning: The Investor Permit + Cyprus tax residency + Non-Dom combination is particularly effective for entrepreneurs who have built a business and want to extract value via dividends or a future share sale with minimal tax, while maintaining a legitimate EU base with quality healthcare, infrastructure, and lifestyle.

After Approval

Once the Investor Residence Permit is issued:

Tax registration: Obtain a Cyprus TIN (Tax Identification Number) from the Tax Department. Enroll in Taxisnet for online tax filing.

Company setup (if applicable): If part of the investment involves a Cyprus operating company, set up the Ltd through a registered corporate services provider. This typically takes 5-10 business days. Annual maintenance costs for a Cyprus Ltd are EUR 3,000-6,000/year (accounting, audit, registered office).

Banking: Open a Cyprus bank account for local operations. Most major international banks are absent from Cyprus; the main options are Bank of Cyprus, Hellenic Bank, and AstroBank. International EMI accounts (Wise, Revolut Business) are commonly used alongside local accounts.

GHS enrollment: Enroll in the GHS system for healthcare access. With a Cyprus Ltd paying salary to you as director, GHS contributions will be deducted at source. On dividend income, you pay GHS contributions on your annual tax return.

Maintain the investment: The qualifying investment must remain in place. If you sell the property, you must reinvest in another qualifying asset or notify the Civil Registry. Failing to maintain the investment is grounds for permit cancellation.

Path to citizenship: After 7 years of legal residence (with required physical presence in Cyprus), you may apply for naturalization as a Cyprus citizen. Cyprus citizenship confers EU citizenship, including the right to live and work anywhere in the EU. The naturalization process requires demonstrating integration (including basic Greek language knowledge), clean criminal record, and stable residency history.

Family members: Spouse and minor children included on the permit. Adult children studying full-time may be covered. Once permanent residency is established, family members can access GHS, enroll in schools, and travel on the Cyprus permit within countries recognizing it.