Can you get permanent residence in Cyprus without buying property?

The usual route and the alternative

The fast-track procedure for permanent residence uses Regulation 6(2) of the Aliens and Immigration Regulations. The minimum investment is €300,000. The Ministry of Interior publishes the criteria for investors.

Most investors buy a new house or apartment from a developer (Category A). The minimum investment is €300,000 plus VAT. The unit must be a first sale.

The policy also accepts other investments of at least €300,000. Category B is other real estate, such as offices, shops or hotels. Category C is share capital of a Cyprus company. Category D is units in a Cyprus collective investment fund. This guide covers Category C. The investor does not need to buy a home. A rental agreement is acceptable proof of accommodation.

	Purchase of a unit	Shares in a Cyprus company (Category C)
Investment	New residential property	New shares in a company with business activities and personnel in Cyprus
Minimum amount	€300,000 plus VAT	€300,000 in share capital
Accommodation	The purchased unit	A separate home, bought or rented
Company conditions	None	At least 5 employees and a physical presence in Cyprus

If the investor holds shares together with other investors, only Category C applies.

Category C: investment conditions

• The investment must be at least €300,000 in the share capital of a newly registered company.
• Alternatively, the investment must increase the share capital of an existing company by at least €300,000.
• The investor must subscribe for new shares. The company must receive the money directly.
• If the investor buys existing shares from another shareholder, the application has a high risk of refusal.
• The €300,000 must come from abroad, from the investor’s own bank account. The account of a spouse is also acceptable if the spouse is in the application.
• The funds must go directly to the company’s bank account in Cyprus. The funds must not come from a loan in Cyprus.
• Each transfer needs evidence: a SWIFT confirmation, bank statements and a confirmation of receipt from the company.

Recommended share structure

• Use fully paid ordinary share capital of at least €300,000.
• Make sure that the Shareholders Certificate from the Registrar of Companies shows this amount.
• Do not use shares with redemption rights or put rights.
• Do not use redeemable, non-voting or preference shares. The Migration Department can treat these shares as a temporary or debt-like investment.
• Put the full €300,000 into share capital, not into share premium. The policy refers to share capital.

Company and employees

Before the investor applies, the company must have business activity, a physical presence in Cyprus and at least 5 employees.

Each employee must get at least the national minimum wage. From 1 January 2026, the minimum wage is:

• €979 gross per month for the first 6 months with the same employer
• €1,088 gross per month after the first 6 months

Recommendations for the employees:

• Give the employees full-time contracts on the company’s own payroll.
• Make sure that the employees physically work in Cyprus.
• Pay Social Insurance contributions for a few months before the application.
• Make sure that each third-country national employee has a valid employment or residence permit.
• Do not count the investor as one of the 5 employees.

Category C: requirements for the investor

• A secured annual income of at least €50,000
• An additional €15,000 for a spouse and €10,000 for each dependent minor child
• Income from Cyprus can also count for Category C. Use Cyprus income only if it is taxed in Cyprus.
• No employment in Cyprus. After the permit is granted, the investor can be employed as a director of the company.
• Clean criminal record certificates from the country of origin and the country of residence
• Health insurance for the whole family
• Proof of accommodation in Cyprus: a title deed, a sale contract with proof of payment, or a rental agreement

Investment through a development company

A real estate development company (SPV) can be the company for a Category C investment. The SPV must meet all the company conditions before the investor applies.

If non-EU persons control the SPV, the SPV is an alien-controlled company. It must get permission before it buys land. The buyer applies through the District Administration for the consent of the Council of Ministers. This rule comes from the Acquisition of Immovable Property (Aliens) Law, Cap. 109.

Questions to ask before you invest

• What rights do the investor shares have? Check voting, dividends, redemption, transfer restrictions and exit provisions.
• Does the investor subscribe for newly issued shares?
• How does the company split the subscription price between nominal capital and share premium?
• What is the expected life of the SPV?
• How do investors exit after the project is complete?
• What is the replacement investment after the SPV closes?

Ask for the draft Articles of Association or the shareholders’ agreement.

Quick answers

What is Category C of the Cyprus permanent residence programme?

An investment of at least €300,000 in new share capital of a Cyprus company that has business activity, a physical presence in Cyprus and at least 5 employees.

Do I need to buy a home in Cyprus under Category C?

No. A rental agreement is acceptable proof of accommodation.

How much annual income does a Category C investor need?

A secured annual income of at least €50,000, plus €15,000 for a spouse and €10,000 for each dependent minor child.

Can I buy existing shares from another shareholder?

The investor must subscribe for new shares, with the money paid directly to the company. Buying existing shares from another shareholder gives the application a high risk of refusal.

Can the Category C investor work in Cyprus?

No. After the permit is granted, the investor can be employed only as a director of the company.

Can a real estate development company (SPV) be the Category C company?

Yes, if the SPV meets all the company conditions before the investor applies. Because an SPV usually closes after the project, the investor must then immediately replace the investment to keep the permit.

What happens to the permit if the shares are sold or the company is liquidated?

A sale of the shares, a redemption of the shares or a liquidation of the company cancels the permit for the investor and the family.

This guide is general information, not legal or tax advice. Rules change and every case differs; check with a qualified advisor before you act.