Cyprus Real Estate for Residency: Which Properties Qualify

For many foreign nationals already living in Cyprus or considering relocation, purchasing real estate is not just an investment — it’s an opportunity to obtain Permanent Residency (PR).

However, in practice, many real questions arise:

• Which property actually qualifies for PR?
• What if the funds are in cash or not properly documented?
• Is it possible to buy an inexpensive apartment and still apply for residency?
• How do I transfer money to Cyprus?
• Who can help with opening a bank account, verifying the property, and ensuring compliance with immigration laws?

If you are asking these questions — we understand you completely. These are exactly the kinds of challenges our team deals with every day.

In this article, we’ll explain what types of real estate qualify for residency in Cyprus, the official requirements for properties, key issues to consider before buying, and how our team can support you throughout the process.

How to Obtain Residency in Cyprus Through Real Estate in 2025

Residency in Cyprus through real estate is most commonly granted under the following categories:

1. Fast Track Permanent Residency (PR) through Investment

• This is suitable for investors purchasing new residential or commercial property from €300,000 + VAT;
• Available only when purchasing from a developer (not from a private seller);
• It is a priority and fast-track way to obtain permanent residence for the entire family.

2. Residency under Category F (Slow Track)

• Suitable for financially independent foreigners purchasing property (including resale) and having a stable income from abroad.
• There are no minimum property value requirements, but you must prove annual income of at least €9,568 for the main applicant + €4,613 for each family member.

Both categories grant applicants the right to reside in Cyprus permanently. Permanent Residency obtained through property purchase is indefinite and, if residence conditions are met, allows you to apply for Cypriot citizenship after 8 years.

What Properties Qualify for Residency in Cyprus?

Cyprus remains one of the few EU countries where you can obtain residency through property acquisition. However, not every apartment or house automatically qualifies — it depends on the type of property, seller, price, and purpose of purchase.

If your goal is to buy a property in Cyprus and get PR, it’s important to understand what is officially accepted by the Immigration Department under the Fast Track and Category F programs.

1. New residential property (off-plan or completed) for residency

• Qualifies for both Fast Track PR and Category F residency.
• According to 6(2) of the Aliens and Immigration Regulations, the minimum purchase price for Fast Track PR is €300,000 + VAT. VAT is typically 19%, or 5% for first homes purchased for personal use.
• For Category F, the amount may be lower, but the overall financial capacity of the applicant and the suitability of the property for living will be assessed.

2. Residency through resale property

• Not eligible for Fast Track PR (even if over €300,000 and purchased from a private individual).
• Can be used for Category F, but note: the price must reflect market value (typically over €100,000); and immigration authorities will evaluate your financial situation as well as the property itself.

3. Commercial property

• Qualifies for Fast Track PR.
• Minimum investment: €300,000 + VAT.
• Unlike residential property, commercial real estate may be acquired from either the primary or secondary market.
• It can be purchased in the name of the applicant or a company owned by the applicant (subject to Fast Track conditions).

Important Considerations When Buying Property for Residency in Cyprus

1. Financial Requirements: Minimum Funds and Income

• Funds must be legal and properly documented (e.g. tax declarations, contracts, bank statements).
• For Fast Track PR — funds must be transferred from the applicant’s personal foreign bank account. Loans or mortgages are not accepted.
• For Category F — funds can come from within Cyprus, and mortgages (including from local banks) are allowed.

2. Property Due Diligence

Before buying, legal due diligence is essential:

• When buying from a developer, ensure all construction permits are in place and assess the likelihood of receiving the Title Deed;
• Check for any mortgages, liens, or encumbrances.
• Confirm the property meets immigration program requirements.

3. Application Processing Times

• Fast Track PR — typically 4 to 6 months.
• ВНЖ по категории F — дольше, процедура более гибкая, но и менее прогнозируемая. По состоянию на 2025 год срок составляет от 24 месяцев и больше.

Which Option to Choose: Investment PR or Category F?

Buying Property and Getting PR in Cyprus — A Real Opportunity:

• Live legally in Cyprus all year round.
• Invest with the prospect of citizenship.
• Secure a stable future for your entire family.

However, success depends not just on choosing the right property, but also on organizing the process correctly — from proving income to complying with immigration rules.

How to Choose Real Estate in Cyprus for Residency?

• Only consider properties with full documentation and transparent ownership history.
• If you want Fast Track — focus on developers, not private sellers.
• Ensure the property can be used as a primary residence (or is suitable for rental if commercial).
• Never skip legal due diligence — even in new developments, title or permit issues may arise.

Real Estate Purchase & Residency Support with Feod Group

Feod Group is not just a law firm. We’ve specialized in Cyprus immigration law and property transactions since 2007.

More than 30 families used our services in the past year alone — and every case was different. We consider everything: source of funds, tax position, chosen property, and even the client’s future plans.

Here’s what we actually do for our clients:

• We consult on properties that qualify for PR.
• Open bank accounts in Poland or Cyprus — for property payment and source verification.
• Provide full legal support for the transaction: due diligence, negotiations, contracts, title registration, taxes, and residency application.
• Help after the purchase — utility setup, rentals, insurance.

With us, you get full turn-key service!

Book a consultation at our Larnaca office or online — we’ll explain which property fits your residency situation.