Cyprus · Residency & Investment
Property for Sale in
Cyprus
New-build homes from €300,000 — EU permanent residency, strong rental yields and one of the Mediterranean’s most stable property markets, led by The Ring in Larnaca.
Overview
Why buy property in Cyprus?
Cyprus has become one of the most dependable places in the Mediterranean for international buyers to own property — and increasingly the smart alternative to Greece, Spain and Portugal for investors who want EU residency alongside their home. An English-speaking, common-law jurisdiction inside the EU, it pairs a warm climate and low crime with a genuinely investor-friendly tax regime: no annual property tax, no inheritance tax, and one of the lowest corporate rates in the EU. A single new-build purchase from around €300,000 can secure lifelong permanent residency for the whole family. As a developer, Astrea builds homes that qualify on every count — including The Ring in Larnaca. See our investment guide for the wider picture.
The Market · 2026
The Cyprus property market in 2026
Cyprus remains one of the EU’s most resilient property markets. Residential prices rose roughly 7% year-on-year into late 2025. New-build coastal apartments range from about €2,800 to €4,500 per m², with Limassol at the premium end and Larnaca and Paphos offering better value. The most active overseas buyers come from Israel, the UK, Lebanon and the Gulf. With Spain having abolished its Golden Visa and Portugal having closed its property route, Cyprus and Greece are now the primary Mediterranean options — and Cyprus is the more affordable, rental-friendly of the two.
Residency
Cyprus permanent residency by investment
Non-EU nationals who invest at least €300,000 (plus VAT) in new residential property from a developer can obtain permanent residency for the whole family, showing secured annual income of at least €50,000 from outside Cyprus (rising for a spouse and each child). Rules are current for 2026; confirm the specifics with a licensed Cypriot lawyer.
The advantages
Why it stands out
Permanent & lifelong
The permit never expires — only the residence card is periodically renewed.
No obligation to relocate
A single visit to Cyprus once every two years is enough to maintain it.
Covers the whole family
Spouse, dependent children and, in many cases, parents are all included.
Route to citizenship
A path to Cypriot (EU) citizenship after around eight years of residence.
Rentable, unlike Greece
Cyprus imposes no short-term-rental ban, so the home earns income as well as residency.
Location · Larnaca
Why Larnaca
is the value play.
Larnaca is Cyprus’ most accessible coastal city and its best-value entry point — home to the island’s main international airport, connecting 40+ countries minutes from the seafront. Prices grew about 8.1% year-on-year, yet stay well below Limassol, with momentum in Oroklini, Pervolia and the Mackenzie marina district. Astrea’s The Ring sits at the heart of this growth.
Compare
Where else to buy in Cyprus
Limassol is the business and luxury capital — priciest, highest-yield. Paphos offers coastal value and a large expat community. Ayia Napa & Protaras are holiday-let markets. Nicosia serves domestic demand. Against these, Larnaca is the sweet spot: airport accessibility, coastal lifestyle, faster growth and entry prices that qualify comfortably for residency.
Returns
Rental yields and returns
Gross residential yields average roughly 4–6%, higher in prime Limassol and with professional property management. Because Cyprus does not restrict letting the way Greece does, the same property delivers both residency and income — supported by ~7% annual price growth and no annual property or inheritance tax.
Costs & Taxes
Purchase costs, taxes and fees
VAT is 19%, reduced to just 5% on the first 130 m² / €350,000 for a primary residence. Transfer fees do not apply where VAT is paid on a new build. Stamp duty is ~0.15–0.20%; legal fees ~1% plus VAT. There is no annual property tax; capital gains tax of 20% applies only to gains on sale, with generous exemptions.
Process
The buying process, step by step
01
Reserve the unit and pay a small reservation fee to take it off the market.
02
Appoint an independent lawyer to run due diligence on title and permits.
03
Sign the contract of sale and pay the deposit (commonly around 30%).
04
Lodge the contract at the Land Registry — this legally protects your rights.
05
Non-EU buyers obtain a permit to acquire from the Council of Ministers (a formality).
06
Pay the balance on completion / handover and transfer the title deed.
07
Submit the permanent residency application.
Featured Project
The Ring,
Larnaca.
Astrea’s flagship Larnaca community — 700 homes from one-bedroom apartments to townhouses, about 5 minutes from the city, 8 from the beach and 10 from the airport. Amenities include 24/7 security, underground parking, rooftop terraces, landscaped gardens and smart-home technology. A developer-direct new-build, eligible for Cyprus permanent residency — and it can be rented. Explore The Ring →
Why Astrea
Why buy from the developer
Buying new-build directly from an established developer removes the middleman markup, gives you warranties and a single point of accountability, and ensures the property is the first-sale new build the residency programme requires. Astrea manages the journey end to end — selection, legal coordination, residency application and, afterwards, letting and management.
FAQ
Frequently asked questions
What is the minimum investment for Cyprus permanent residency?
€300,000 plus VAT in new-build property from a developer, with €50,000 in secured annual income from outside Cyprus.
Can I rent out the property?
Yes — Cyprus does not impose the short-term-rental ban that applies to Greek Golden Visa homes, so the property can earn rental income.
Do I have to live in Cyprus?
No. A single visit once every two years maintains the permanent-residency status.
How long does residency take?
The fast-track route is materially quicker than most EU programmes; your lawyer will confirm current timelines.
Larnaca or Limassol?
Limassol is the premium, highest-yield market; Larnaca offers better value, the main international airport and faster recent price growth.
Can I get citizenship later?
Cyprus offers a route to citizenship after around eight years of residence, subject to the current criteria.
Is buying off-plan safe?
Yes, when the contract is lodged at the Land Registry and due diligence is handled by an independent lawyer — both standard in the Cypriot process.
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Get the full Cyprus investment guide and The Ring price list, and we’ll help you map the fastest route to residency.
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