Cyprus Property, Residency and PR: Frequently Asked Questions

Cyprus has several categories of residence permits:

• Visitor's Permit ("Pink Slip"): residence for up to 365 days a year, without the right to work.
• Autonomous Visitor Permit: for people with a stable passive income from abroad.
• Work permit: under an employment contract with a Cyprus employer, or for remote work (Digital Nomad Visa).
• Student permit: for those enrolled at a university or language courses (right to work up to 20 hours a week).
• Researchers, volunteers and trainees: under an agreement with a host organisation.
• Family reunification: for spouses and children of Cyprus citizens or residents.
• Start-up visa: for entrepreneurs with high-growth projects.
• Permanent residency by investment (Category 6.2): an unlimited status when buying property from €300,000.

Cyprus has two main options for living on the island without the right to work:

• Visitor's Permit ("Pink Slip"): for people with a stable income from abroad (salary, remote work, pension, dividends, rent). You may stay up to 365 days a year. It is issued for 1 year and renewed annually. It gives no direct path to permanent residency.
• Autonomous Visitor Permit (financially independent persons): for people with passive income (dividends, rent, bank interest, royalties, pension). It leads directly to a long-term status: you can apply for permanent residency after 5 years and for citizenship after 8 years of legal residence.

Both permits are cancelled if you are absent from Cyprus for more than 90 days (3 months) in a row.

The main differences are in the income requirements and the long-term prospects:

• Source of income: the Pink Slip accepts active income (salary, business, pension, rent). The Autonomous Visitor Permit requires strictly passive income (dividends, royalties, rent, bank interest).
• Amount: Pink Slip: from €2,000 per month (€24,000 per year) for the applicant. Autonomous Visitor Permit: from €9,500 per year for the applicant and €4,500 per year for each dependant.
• Path to status: the Autonomous Visitor Permit leads to permanent residency after 5 years and citizenship after 8 years of legal residence. The Pink Slip gives no direct path to permanent residency.
• Who it suits: the Pink Slip suits shorter stays (1–2 years). The Autonomous Visitor Permit suits long-term residence and citizenship.

Neither permit lets you work for a Cyprus employer, and both are cancelled if you are away from the island for more than 3 months in a row.

To be approved, you must prove a stable income from abroad:

• Main applicant: from €2,000 per month (€24,000 per year).
• Spouse: +20% (about €400 per month).
• Each child: +15% (about €300 per month).

Additional requirements:

• Bank balance: from €10,000 in a Cyprus bank at the time of application for the main applicant and from €5,000 for each further family member. The funds must be transferred from abroad.
• Bank guarantee: from €550 per family member (for Eastern Europe and CIS countries).
• Housing: a rental agreement for at least 1 year (certified by the mukhtar and registered with the tax office) or a purchase contract for a property in Cyprus.
• Health: valid private medical insurance and medical tests (HIV, hepatitis B and C, syphilis, chest X-ray).
• Clean record: a criminal record certificate.

Processing takes about 6 months in 2026. The permit is issued for 1 year and renewed annually.

Yes, but with limits. If you are absent from Cyprus for more than 90 days (3 months) in a row, your residence permit is cancelled. This applies to both the Pink Slip and the Autonomous Visitor Permit.

For permanent residency through investment the rule is softer: to keep the status, you only need to visit Cyprus once every two years (more about permanent residency).

The documents for a residence permit include the results of tests for HIV, hepatitis B and C and syphilis, plus a chest X-ray. You will also need valid private medical insurance and a criminal record certificate (full list of requirements).

The permanent residency programme through investment (Category 6.2) gives an unlimited status that never needs renewing. Conditions:

• Property: a new residential property from a developer worth at least €300,000 (excluding VAT). You may buy one or two properties from the same developer.
• Funds: at least €200,000 paid from your own money transferred from abroad. Borrowed funds are not accepted.
• Income: a confirmed annual income from abroad of at least €50,000 for the main applicant (+€15,000 for a spouse, +€10,000 for each minor child). Unmarried adult children aged 18–25 studying abroad apply separately, with +€10,000 of income.
• Clean record: valid medical insurance, no criminal record, sanctions or entry bans for the EU and the UK.

To keep the status, you only need to visit Cyprus once every 2 years. After 8 years of legal residence (within the last 10, with the final year uninterrupted) you can apply for citizenship, subject to a Greek language exam (B1) and a history test. Processing takes 6–9 months in 2026. The residency card is renewed every 10 years, which is a technical procedure: the status itself is permanent.

No. Since May 2023, parents and parents-in-law cannot be included in a Category 6.2 application as dependants. The status covers only the main applicant, the spouse, minor children, and children aged 18–25 studying abroad (see permanent residency by investment).

Options for parents:

• Permanent residency under Category F: for people with a stable income from abroad (for example a pension). No investment is required, but processing takes much longer.
• Their own Category 6.2 application: with their own investment from €300,000 and a confirmed income from €50,000 a year.
• Visitor's Permit (Pink Slip): if the parents have a stable income from abroad (see income requirements).

We calculate the best option for your family individually together with an immigration lawyer.

The payments depend on the type of property (current for 2026, after the tax reform):

• VAT (new builds): the standard rate is 19%. A reduced 5% rate is possible for a main residence, but the rules were tightened in 2026. It applies only to the first 130 m², requires a declaration of intent to use the property as your main home, and needs supporting documents (building permit, architect's plan, ID or residence permit).
• Transfer fee (resale): 3% up to €85,430, 5% up to €170,860, and 8% above. Not charged on transactions with VAT.
• Stamp duty: abolished from 1 January 2026.
• Legal services: usually 0.5–1% of the deal value.

Non-EU citizens need a permit to acquire property. The sale contract must be registered with the Land Registry within six months of signing, and in practice it is filed immediately.

Besides the price of the property, a buyer should budget for:

• Transfer fee: 3% up to €85,430, 5% up to €170,860, and 8% above €170,860. It is not charged on transactions subject to VAT.
• Stamp duty: abolished from 1 January 2026 (Law 239(I)/2025), so it is €0 for contracts signed in 2026 or later. The old rates (0.15% / 0.2%) apply only to contracts signed before 31 December 2025.
• Legal support: a lawyer usually charges 0.5–1% of the deal value.
• Checks for encumbrances and debts: about €100–200.
• Permit for non-EU citizens: approval is required. Timing depends on the district: Limassol takes 30–45 days, Paphos several months.
• After purchase: the annual municipal tax and insurance.

The abolition of stamp duty in 2026 noticeably lowers the total cost of a deal and simplifies paperwork.

Buying a finished property on the resale market goes through several stages:

• Reservation: you pay a deposit and sign a preliminary agreement.
• Property check: your lawyer checks for encumbrances and confirms the title is clean.
• Main contract: signing of the sale contract and its registration with the Land Registry within six months of signing (in practice, immediately).
• Permit: non-EU citizens need a permit to acquire property (more on the limits).
• Title transfer: the title deed is registered in the buyer's name.

For the taxes and fees at each stage, see What taxes and fees apply when buying property in Cyprus.

Buyers from non-EU countries need a permit to acquire property under Cap. 109. Formally it is granted by the Council of Ministers, in practice the application is handled by the district administration. It is filed after the contract is signed, and for bona fide buyers the permit is normally granted.

The standard limit is one apartment or house, or a plot of up to 4,014 m² to build your own home. Since 2013, buying two properties is allowed:

• two residential properties;
• a home and a shop of up to 100 m²;
• a home and an office of up to 250 m².

By law, a company controlled by non-EU citizens and a trust whose beneficiary is a non-EU citizen are also treated as foreign and go through the same procedure. EU citizens face no restrictions. If you plan an investment portfolio of several properties, discuss the purchase structure with a lawyer in advance.

Buying in your own name is the simplest option. It gives access to the reduced 5% VAT rate for a main residence (available only to adult individuals) and to the lifetime capital gains allowances on sale (see taxes for sellers). There are no company running costs.

Buying through a company makes sense mainly for rental investment properties:

• rental profit is taxed at 15% corporate tax, and expenses such as loan interest, depreciation and maintenance are deducted;
• dividends to a Non-Dom shareholder are not subject to SDC;
• it is easier to transfer or sell the business together with its assets.

Drawbacks: annual accounting, audit and registered-office costs; the reduced 5% VAT does not apply to a company; the company pays the same 20% capital gains tax but without the lifetime allowances; and since 2026 more share deals in companies holding Cyprus property fall under this tax.

A company controlled by non-EU citizens also needs an acquisition permit (see limits). If the purchase is linked to a permanent residency application (Category 6.2), agree the structure before signing the contract.

Yes, Cyprus banks actively lend to non-residents. Main parameters for 2026:

• Loan amount: 50% to 70% of the property value, so the down payment is usually 30–50% from your own funds.
• Rates: on average 4.0–5.5% per year for non-residents. Some banks (for example Bank of Cyprus) offer starting rates from 3.75% on amounts up to €150,000 with a fixed term of 3, 5 or 10 years.
• Term: usually up to 25–30 years, but not beyond a certain age of the borrower.
• Documents: proof of the source of funds, income statement, credit history and sometimes additional due diligence for large amounts.

A mortgage lets you enter the premium segment with less equity, but the rate and amount are always decided by the bank individually after checking the borrower.

Yes, this is common for clients abroad. A remote purchase usually includes:

• Choosing a property by video call and detailed materials (floor plans, video tours, 3D tours).
• Power of Attorney for a lawyer in Cyprus, certified at a consulate or by a notary in your country of residence, with an apostille.
• Legal work: the lawyer checks the property, then prepares and signs the sale contract on your behalf.
• Payment by bank transfer from abroad to an escrow account or the developer's or seller's account.
• Registration of the contract with the Land Registry by your lawyer, without your presence.

Personal attendance is usually needed only for certain steps, such as biometrics for a residence permit. The purchase itself can be done fully remotely.

Property selection is free for the buyer: the agency is paid by the developer. We work on direct contracts with more than 120 developers in Cyprus.

• Selection, viewings, negotiation and reservation: free for the buyer.
• Investment analysis of the property: free when you buy through us.
• Legal support: a fixed fee agreed before work begins.
• Residence permit and PR applications: calculated individually for each programme.

We discuss all costs in advance, so there are no unexpected payments during the deal.

Buying off-plan gives a lower entry price and a staged payment schedule, but you need to check:

• Building permit and the developer's title to the land: verified by a lawyer before you sign the contract.
• Registration: the sale contract is registered with the Land Registry within six months of signing (in practice, immediately). This protects the buyer from double sale or third-party encumbrances.
• Payment schedule: tied to construction stages instead of a single lump sum, which reduces the risk of losing money if the project is delayed.
• Developer's reputation: ask for a portfolio of completed projects and their delivery times.
• Bank guarantee or escrow account: on some projects, developers offer extra protection for the money you pay.

A Title Deed is the proof of ownership issued by the Land Registry. For new builds, titles are issued after the developer completes construction, receives the Certificate of Final Approval and divides the plot into individual properties. So it is common in Cyprus for several years to pass between receiving the keys and receiving the title.

While there is no title, the buyer's rights are protected by:

• Registration of the sale contract with the Land Registry within six months of signing (Law 81(I)/2011). After that the property cannot be resold or mortgaged without the buyer's knowledge. In practice the contract is filed immediately.
• A check for mortgages on the land: if the developer's plot is mortgaged to a bank, the lawyer obtains the bank's Type A and Type B letters: consent to registration of the contract and the terms for releasing the mortgage for your specific property.
• A check of the building permit and that the property matches the approved project, because deviations delay titles.

When buying a resale property without a title, make sure the seller has paid the developer in full and that their contract is registered. A mechanism that let buyers obtain a title without the developer's consent was ruled unconstitutional in a key part by the Court of Appeal in 2024, so checking mortgages before signing remains the buyer's main protection.

Yes, by assigning your rights under the contract. This is a common strategy for investors who buy early at a lower price. Things to consider:

• Developer's consent: most contracts require it, sometimes with a fixed re-registration fee.
• Payment schedule: the new buyer takes over the remaining payments.
• Re-registration: the assignment agreement is registered again with the Land Registry.
• Reduced VAT: if you bought with the 5% rate as a main residence, you must repay the benefit on assignment.
• Taxes: calculate the tax consequences with an accountant before the deal. With regular resales, the tax office may treat the income as trading income rather than capital gain.

If you consider resale as an exit strategy, check the assignment terms in the contract before buying.

Yes, if you buy at an early stage of construction. Options depend on the project stage:

• Before walls are built: you can discuss moving partitions, combining rooms and changing bathrooms.
• At the finishing stage: choosing materials, plumbing, kitchen and flooring from the developer's options, or with an extra payment.
• Load-bearing structures and the façade cannot be changed: they are fixed in the building permit.

All changes and their cost are recorded in an additional agreement to the contract. We help agree changes with the developer and, if needed, coordinate architects and designers.

Before you receive the keys, the property goes through snagging:

• Inspection: finishes, windows, doors, plumbing, electrics, air conditioners and the sealing of balconies and terraces are checked.
• Defects list: recorded in writing and given to the developer to fix.
• Re-inspection after the repairs.
• Handover of the keys and meter readings.
• Utilities: electricity, water and internet are transferred to the new owner (usually with a deposit).

The period in which the developer fixes defects is set by the sale contract, so check this before signing. If you are not in Cyprus, our specialist or a technical expert can do the handover under a power of attorney.

The choice depends on the goal of the purchase:

• Tourist belt (Potamos Germasogeias, Neapoli, Enaerios): for short-term rental to tourists, with maximum liquidity and proximity to the sea.
• Marina Limassol and nearby new builds: the premium segment with a high average ticket, interest from wealthy buyers and investors, and steady price growth.
• Agios Athanasios, Ypsonas: a more affordable residential segment with growing demand from local families and long-term tenants.
• Germasogeia Hills, Agios Tychonas: villas and townhouses for family living, gated communities, schools nearby.

For an investment aimed at rental and resale, we usually recommend properties within 5–10 minutes of the seafront, with developed infrastructure and close to projects under construction.

Cyprus offers special conditions to new tax residents under Non-Dom status. It lasts up to 17 years from the moment you become a Cyprus tax resident:

• Dividends and interest: 0% tax on worldwide dividends and bank interest. For domiciled residents, the SDC rate has been cut from 17% to 5% since 2026.
• Healthcare contribution: only the GHS contribution of 2.65% remains, capped at €180,000 of income per year.
• Rental income: SDC on rental income has been abolished entirely since 2026. Only regular income tax applies.
• Inheritance: Cyprus has no inheritance tax.
• Capital gains: no tax on gains from selling shares and securities (except Cyprus real estate).

Becoming a tax resident. You can use the 60-day rule: spend at least 60 days in Cyprus, have a home, a business or a directorship in Cyprus, and spend no more than 183 days in any other country. Since 1 January 2026, the requirement not to be a tax resident of another country has been removed. Conflicts are resolved under double tax treaties.

Extension. Since 2026, Non-Dom status can be extended beyond 17 years by two five-year periods at €250,000 each (up to 27 years in total). This suits long-term residents with high passive income.

There are two ways: spend more than 183 days a year in Cyprus, or use the "60-day rule". It requires at least 60 days on the island, a home, a business or a directorship in Cyprus, and no more than 183 days in any other country.

Since 1 January 2026, the requirement not to be a tax resident of another country has been removed. Residency conflicts are resolved under double tax treaties. For the benefits of the new resident status, see Non-Dom.

When selling, the main tax is Capital Gains Tax at 20% of the profit. Since 2026, the lifetime allowances have been raised significantly (for contracts signed from 1 January 2026):

• General allowance: the first €30,000 of profit is tax-free for each owner (previously €17,086).
• Main residence: the first €150,000 of gain is exempt (previously €85,430), provided you owned it for at least 5 years and meet the criteria.
• Agricultural land (farmers): the first €50,000 is exempt (previously €25,629).

An additional property transfer levy (IPTL) of 0.4% of the value may apply (not charged on transactions with VAT). Also since 2026, the threshold for classifying a company as "property-rich" in share deals was lowered from 50% to 20% of value derived from Cyprus real estate, so more share deals fall under CGT.

Inheritance. Inheritance tax was abolished in 2000. Heirs pay only the transfer fee for re-registering the property (3–8% depending on value). For gifts from parents to children, the transfer fee is 0%.

The sale process includes:

• Tax clearance: obtaining a certificate of no tax debt and settling municipal payments.
• Taxes: payment of capital gains tax (20% of the profit, after allowances, see taxes for sellers) and, where applicable, the transfer fee paid by the buyer.
• Transferring the proceeds abroad: the bank may ask for proof of the source of funds (sale contract, tax documents for the deal).

Non-residents do not need a separate permit to transfer sale proceeds abroad, but banks apply standard compliance procedures to transfers of large amounts.

We recommend starting the sale with a consultation with an accountant: correctly calculating the tax base and allowances significantly affects the final amount you can withdraw.

Cyprus has no annual property tax: it was abolished on 1 January 2017. Regular owner costs usually include:

• Municipal charges: waste collection, street lighting. The amount depends on the municipality and is usually small.
• Sewerage charge: calculated from the assessed value of the property.
• Community expenses: in premium projects with a concierge, security, pools and gyms this is a significant item. Ask for the amount before buying.
• Insurance: mandatory with a mortgage and recommended in any case.
• Utilities: electricity, water, internet.
• Tax on rental income: income tax, plus the 2.65% GESY contribution for Cyprus tax residents.

When selecting a property, we ask the developer or management company for the maintenance budget, so you see the full cost of ownership in advance.

A long-term rental in Cyprus is set up by a written contract, usually for 1 year with the option to renew. It should include:

• Rent and payment terms, and indexation on renewal.
• Deposit: usually 1–2 monthly payments.
• Cost split: utilities, community expenses, minor repairs.
• Inventory of belongings and the condition of the apartment with photos, which protects both sides at move-out.
• Early termination terms.

The Rent Control Law (Law 23/1983) applies only if three conditions are met at once: the property is in a "controlled area", was completed before 31 December 1999, and was rented or offered for rent before that date. It does not apply to new builds. If you buy an older resale property to let, check this separately: a protected (statutory) tenant can practically not be evicted while paying rent on time.

Rental income is taxed with regular income tax. Since 2026, SDC on rental income is abolished.

Cyprus has aligned its short-term rental rules with the EU regulation on short-term rental platforms. The updated rules took effect on 20 May 2026. Key requirements:

• Registration: the property must be registered with the Ministry of Tourism, and you must obtain a registration number before listing on Airbnb, Booking and similar platforms.
• Fee: about €222 for a three-year period.
• Penalties: fines and criminal liability for renting without registration.
• Tax: short-term rental income is subject to regular income tax. Since 2026, SDC on rental income is abolished entirely.

We recommend building registration into the preparation of the property, as the process takes several weeks.

For owners who do not live in Cyprus permanently or who rent out the property, a typical management package includes:

• Letting: finding tenants, viewings, rental contracts.
• Money handling: collecting rent and utility payments, and reporting to the owner.
• Short-term rental: registering the property (see short-term rental rules) and working with booking platforms.
• Maintenance: technical servicing, cleaning between stays, minor repairs.
• Representation: acting for the owner before the complex's management company and neighbours.

The price is usually a percentage of rental income (when rented out) or a fixed monthly fee for looking after the property without letting.

Both options work for running a business and holding property through a company, but they differ in risk and speed.

New company

• Guarantees a clean history with no hidden debts or obligations.
• Lets you build the structure for your own goals.
• Takes time for registration, bank accounts and licences. The state fee is €160–240.

Shelf company

• Lets you start immediately: it often already has a registered address, a bank account and a VAT number.
• Costs more and needs careful due diligence for hidden debts, lawsuits and reporting problems.

Recommendation: for a fast entry to the EU market a shelf company is more convenient (with mandatory checks). If transparency and full control matter more, open a new one.

Tax context for 2026. Corporate tax in Cyprus rose from 12.5% to 15% on 1 January 2026 (to match the OECD Pillar Two global minimum). Cyprus remains one of the most attractive EU jurisdictions: the IP Box (effective rate down to 2.5%), Notional Interest Deduction (NID), 0% withholding tax on dividends to non-residents and the Non-Dom regime for individual shareholders are all kept. Also from 2026, deemed dividend distribution tax (DDD) is abolished for profits earned from that date, and the loss carry-forward period is extended from 5 to 7 years.

Cyprus banks apply strict KYC/AML procedures, especially for clients from higher-risk countries. You usually need:

• Proof of the source of funds: income statements, previous purchase contracts, tax returns.
• Proof of address and purpose: buying property, a residence permit or running a business.
• Personal presence at most banks to open an individual account (some banks allow remote applications with later verification).
• More time for clients from the CIS: sometimes several weeks.

A property purchase or an approved residence permit application makes opening an account much easier and faster, because it gives the bank a clear purpose for the transactions.

Access to GESY depends on your status:

• Residents registered in the social insurance system or paying the GHS contribution get GESY access on par with citizens.
• Permit holders without the right to work (Pink Slip, Autonomous Visitor Permit) usually cannot use GESY directly and must have private medical insurance. This is also a condition for getting the permit itself.
• The GHS contribution of 2.65% (income capped at €180,000 a year) is paid by tax residents with certain types of income, but this does not always mean the right to GESY care.

In practice, most relocators take private insurance for the first years and settle GESY access individually with a lawyer, depending on their status.

Limassol and the surrounding area offer several formats:

• International schools teaching in English: the most popular choice for relocators, with IB, IGCSE and A-Level programmes.
• Russian-speaking schools and extra-education centres: to keep the language and adapt gradually.
• Public Cypriot schools: free for residents, taught in Greek.
• Private kindergartens and bilingual programmes: for pre-school age.

Check fees and availability at popular international schools in advance. In the relocation season (spring and summer), in-demand schools often have waiting lists.