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Not every asset can work while the owner sleeps. Property in Athens can. It is such an investment that triggers the mechanism for obtaining a “golden visa” for Greece – one of the most stable residence permit programmes in Europe. Since 2013, the country has approved more than 30,000 applications, opening the door to the Schengen zone to investors from 90+ countries. It is not just a pass to the EU, but an instrument of strategic flexibility.

Basic conditions of the programme: who can receive it and for what investments

The programme grants a residence permit for a 5-year renewable period. The minimum entry threshold for participation is from 250,000 euros in real estate. From 2023 in some areas of Athens, Mykonos and Santorini – already from 500,000 euros. Despite price increases in certain areas, the starting amount of €250,000 has remained unchanged since 2013 for most regions, making the scheme one of the most affordable among EU programmes.

Greece’s “Golden Visa” is not just for the investor. The residence permit is extended to the family – spouses, children under 21 and parents of both parties. There are no additional payments and no additional investments.

Full list of investor and facility requirements

To obtain a residence permit under the Golden Visa programme, a number of legal, financial and technical conditions must be met, each of which is checked by the authorised structures before and after the purchase of the property. The programme does not require mandatory language skills, examinations or prior residence, but it does have clear requirements:

• investment from €250,000 in property (subject to regional variations);
• Having a legal income that proves the ability to make the investment;
• No criminal record of the main applicant and adult family members;
• International health insurance covering the stay in Greece;
• the property must be habitable (even if there are no plans to move);
• The sale and purchase transaction must go through a Greek notary with the obligatory verification of the cleanliness of the property;
• funds for the purchase must be transferred from the applicant’s personal account;
• the title must be registered in the mortgage registry.

Compliance with all these conditions guarantees the legality of the status and excludes the risks of cancellation.

The process of registration: from selection to obtaining a residence permit

The residency programme through investment is strictly according to the scheme. The procedure is clear: if all the requirements are met, the residence permit is issued in the shortest possible time. The step-by-step structure eliminates bureaucratic delays and ensures the legality of each stage.

Process steps:

1. Opening a Greek bank account (possible remotely or through a proxy).
2. Property selection (taking into account the minimum investment threshold and regional peculiarities). Prices in the suburbs of Attica, for example, start at €2,200 per square metre.
3. Due diligence of the property and purchase. The registration goes through a notary, check the cleanliness of the object – mandatory.
4. Collection and submission of documents for residence permit. You will need a standard package:
   • passport;
   • sales contract;
   • A bank statement confirming the transfer of funds;
   • proof of payment for the transaction;
   • health insurance;
   • photos;
   • proof of residence (address in Greece, even if formal). The document package is simple but will require translations, notarisation and apostille. The documents can be submitted in Greece or through the consulate.
5. Passing biometrics. It is obligatory to be present in person at least once when submitting documents.
6. Obtaining a residence permit. Temporary residence permit is issued in 20 days after submission, while the main document is usually issued within 2 months.

The transparency of the procedure and standardised requirements simplify preparation, especially when accompanied by a professional lawyer.

Advantages of the Golden Visa of Greece

There are quite a few of them:

1. Freedom of movement within Schengen. The residence permit allows you to live, enter, leave and travel in Schengen countries without restrictions.
2. There is no mandatory residency requirement. The programme does not oblige the investor and his family to actually reside in Greece. This also means that there is no automatic tax residency (unless residing for more than 183 days per year).
3. Family inclusion. Status applies to spouses, children under 21, and parents of both parties with no additional investment.
4. Comparatively low threshold of entry. The threshold of €250,000 makes the programme one of the most affordable in the EU (subject to regional variations).
5. The opportunity to live, study and use services in the EU. A residence permit allows you to stay in the country legally, rent accommodation, use health care and open accounts in EU banks.
6. Investment growth potential. Introduction to the Greek property market, which is showing steady growth.
7. Pathway to Citizenship. Possibility to apply for citizenship after 7 years of legal residence in the country.
8. A simple renewal scheme. The residence permit is renewed every 5 years if the investment (property) is maintained.

Limitations and important nuances

It is imperative to take them into account:

1. Lack of access to employment. The residence permit does not entitle to employment. It is allowed to run a business or be a shareholder in Greek or European companies.
2. Increase in property values in the most popular and investor-demanded areas (e.g. Athens city centre, Mykonos, Santorini), where the minimum threshold is higher.
3. The opacity and nuances of renting in tourist areas may require professional management.
4. Mandatory filing of documents through a notary increases the total cost of the transaction.
5. Difficulties in opening a bank account may arise for citizens of some countries, including CIS countries, which requires the involvement of specialists.
6. Children lose their residence permit status once they reach the age of 21, unless additional steps are taken to maintain their status.
7. To apply for citizenship, actual residence in Greece (more than 183 days per year) for 7 years is required, as well as language skills and integration.

Real estate in Greece as an investment instrument

The Greek property market has shown steady growth, especially in recent years. Athens has seen significant price growth (+12% for 2023). In resort areas, properties can generate rental income of up to 7-9% per annum if well managed. Properties of 60-80 m² in areas adjacent to the centre of Athens (e.g. Marousi or Piraeus) remain the most popular among investors seeking a “golden visa”.

If the property is resold after 5 years, it is allowed to return the investment without losing the right to a residence permit. However, early sale of the investment property before the expiry of 5 years cancels the residence permit status for the whole family.

Taxes and tax residency in Greece

Financial planning under a Greek residence permit requires an understanding of the local tax system. It is important to distinguish between having a residence permit and being a tax resident. Tax residency generally occurs when you live in the country for more than 183 days per year.

Non-residents are taxed on rental property income in Greece on a progressive scale:

• up to €12,000 of annual income – 15%;
• from €12 001 to €35 000 – 35%;
• over €35,000 – 45%.

Property in Greece is also subject to an annual tax (ENFIA). The rate depends on the type of property, its value and location, averaging between €3 and €5 per m² nationwide, but may be higher in central or prestigious areas of Athens and on the islands.

Residence permit validity period and renewal

The first residence permit obtained under the Greek Golden Visa programme is valid for 5 years. In order to extend it for the next 5 years, it is necessary to maintain the investment, i.e. to own the purchased property.

An important nuance: children who have obtained a residence permit together with their parents lose their status after reaching the age of 21, if no action is taken to formalise a separate basis of stay for them.

The path to Greek citizenship through naturalisation via a “golden visa”

Although the Golden Visa itself does not automatically entitle you to Greek or EU citizenship, it does open this possibility. It is possible to apply for naturalisation (citizenship) if you have resided in the country for at least 7 years.

Successful acquisition of citizenship requires not only compliance with the residency requirement (residence for more than 183 days per year), but also demonstration of integration: payment of taxes, knowledge of the Greek language (confirmed by examination) and general knowledge of Greek history and culture. Passports can also be obtained by the investor’s family members, including adult children, if they also fulfil these requirements (primarily residency and language skills).

Greece’s “Golden Visa” in the EU context: comparison with other programmes

Obtaining a Greek residence permit under the investment programme is not an emergency escape, but a planned strategy to ensure mobility and security. “Golden Visa” offers a balanced option for those who seek to secure capital, gain freedom of movement within Schengen and have a “reserve airfield” in the EU.

The programme compares favourably with some of its counterparts elsewhere in Europe:

• the speed of processing and flexibility of requirements are superior to programmes in Portugal and Spain (especially before the recent changes in these countries);
• Unlike Malta, Greece does not require non-refundable payments to public funds;
• the Greek programme does not require a permanent or long-term stay in the country, unlike the programmes of Latvia or Bulgaria (although residence is required for citizenship).

The Greek state has steadily maintained its place among the top three EU countries in terms of the number of “golden visas” issued. There has been a steady increase in recent years, with over 2,800 applications in 2022 and around 4,000 in 2023. The main flow of investors comes from citizens of China, Russia, Turkey, Egypt and Lebanon, but interest from applicants from Eastern Europe is also growing.

Greece’s “Golden Visa”: the essentials

“Greece’s Golden Visa is a powerful tool for strategic flexibility and security. With the right approach, property investment generates income, greatly simplifies international logistics and provides a secure base in the European Union. Despite the rising entry threshold in certain regions, the programme remains highly popular due to its simplicity, transparency and predictability. These are the key parameters for those who are building a long-term architecture for their financial and personal security.

The sunny postcard island has transformed into a stable financial jurisdiction with developed infrastructure, transparent rules for property acquisition and attractive tax conditions for investors. How to use these advantages and buy property in Cyprus without risks, with full transparency and guaranteed income? This question has come to the fore in 2025. Unprecedented investment inflows, favourable regulatory changes and growing demand for new-format housing create unique opportunities. Making the right choices in this new reality requires reliable information, a sound strategy and an understanding of local nuances.

Key areas of focus: where to buy

Property investment in Cyprus is not limited to the capital – the regions offer different formats of yield, payback periods and demand. Location determines the strategy: from stable corporate demand in Limassol to seasonal profitability in Ayia Napa. Each city forms its own investment profile based on infrastructure, tourism and development. The breakdown by destination allows you to more precisely select the entry point for your target – rental, capitalisation or personal residence.

Limassol

A city with a business reputation. Demand from international companies consistently maintains a high price level. In the centre from 3,000 €/m², on the outskirts from 2,100 €/m². The nearest completion of major projects is the third quarter of 2025.

Paphos

The cultural capital of the island. Interest in villas in the mountain zone has intensified: properties from 350,000 euros with a guaranteed yield of 4.8% per annum when rented out. Property in Cyprus here is formalised through a local lawyer, a contract and a 10% deposit reserve.

Ayia Napa

Paradise for short-term rentals. 70% of investors choose properties within 300 metres of the beach. The average yield is 5.5%. Current projects are studios up to 50 m² with prices starting from 140,000 euros.

Larnaca

A city with growth potential. The new harbour and the tourist area have boosted the market. New buildings from 1 900 €/m². How to buy a property in Cyprus in Larnaca – through a certified agency with a local licence, with the participation of a legal representative.

How to buy property in Cyprus in 2025: algorithm

The acquisition of a residential property requires strict adherence to procedures and the involvement of professional participants. Legislation simplifies the process but retains requirements for transparency of the transaction, especially for non-residents. The correct sequence of steps eliminates legal risks and ensures full ownership.

Action Algorithm:

1. Site selection – analysing location, cost, profitability.
2. Due diligence – verification of ownership and permits.
3. Signing of the contract – the amount, payment schedule and responsibilities of the parties are fixed.
4. Registration in the land cadastre – transfer of ownership.
5. Authorisation – required for non-EU foreigners.

A lawyer provides supervision at all stages, including the application for authorisation and accompanying the registration.

Law and Taxes: What nuances are important to consider when purchasing

The financial side of the transaction goes beyond the value of the property – taxation and mandatory fees form the bottom line. Correct calculation and legal preparation exclude delays in processing and minimise fiscal risks.

The purchase is accompanied by the following fees:

• stamp duty – 0.15-0.20 per cent;
• VAT – 5% (first purchase), 19% for subsequent purchases;
• capital gains tax on sale – 20%.

A foreigner applies for an acquisition authorisation through the Council of Ministers. How to buy property in Cyprus without refusals? – provide proof of source of income, purpose of purchase and visa.

Cyprus residence permit and permanent residence permit through the purchase of property

The Residence Permit for Investment in Real Estate programme remains unchanged: the minimum threshold is 300,000 euros (excluding VAT). The document is issued in 60 days when buying a new building.

The residence permit is obtained after 5 years of residence or 7 years for secondary property. How to buy a property in Cyprus and get a residence permit – it means to choose a new object, make full payment and provide proof of funds.

Leases and investment attractiveness

Properties up to 60 m² are available from €450 per month (long term) and from €70 per day (short term). The high season is from May to October. The average yield is 4-6% per annum.

How to buy property in Cyprus for rent – choose a region with developed infrastructure, tourist flow and a limited number of new buildings.

Investment trends

In 2025, purchases among families from Germany, Israel and the Czech Republic have intensified. The reasons are stable climate, English-speaking environment, transparent taxation. Large investment projects – Porto Limassol, Neo Plaza, Ayia Napa Marina.

How to buy property in Cyprus for investment purposes – invest in projects at the construction stage with guaranteed resale in 2-3 years. The average margin is 18-22%.

The pros of living in Cyprus

The comfort of the climate is combined with ease of living and access to European infrastructure. The island offers not only warm winters, but also a clear rental system with transparent rules. The advantages of living in the resort create a strong interest in the location for both residential and investment rentals.

Benefits:

• The average annual temperature is 24 °C;
• lack of central heating;
• access to European schools;
• security and tax transparency.

The rental income provides stable cacheflow:

• Long-term rentals – up to 4% per annum in Larnaca;
• short-term – up to 6% in Ayia Napa.

Property in Cyprus for foreigners

How to buy a property in Cyprus as a non-EU citizen? Formalise the purchase through a Cypriot lawyer. Citizens of the CIS, UAE, Israel and Canada participate in transactions with an international passport and income certificate.

Prices and the market: what the statistics show

The market is showing steady growth. Based on the results of the first quarter of 2025:

• volume of transactions increased by 9.3%;
• the share of foreign buyers was 41%;
• The highest demand is for properties up to 400,000 euros.

Cyprus property prices vary from region to region:

1. Limassol – from 3 000 €/m² (centre), from 2 100 €/m² (suburbs).
2. Paphos – from 1 800 €/m².
3. Larnaca – from 1 900 €/m².
4. Ayia Napa – from 2 400 €/m² (coastal area).

How to buy property in Cyprus with an understanding of real prices? – Use Cyprus cadastre data and monitoring of new property developers’ projects.

Legal aspects: contract and property

The contract fixes the price, terms, settlement procedure and obligations of the parties. In case of breach of terms, the seller pays a penalty. A lawyer accompanies the transaction from signing to registration.
Ownership of the property is transferred after registration with the Land Department. The transaction requires a permit for non-residents. How to buy property in Cyprus and avoid mistakes – check the history of the object, debts, availability of all building permits.

Pre-purchase inspection

A thorough inspection protects against hidden encumbrances and speeds up title registration. A properly structured audit of the property allows you to avoid legal pitfalls and disputes after the purchase.

Before closing the deal, it’s important:

1. Inspect the property for liens or litigation.
2. Request an extract from the cadastre.
3. Verify that a building permit is in place.
4. Carry out an independent assessment of value.
5. Check the legal cleanliness of the documents.
6. Verify the licence of the agency or builder.
7. Confirm payment of taxes and fees by the previous owner.

This approach reduces the likelihood of registration refusal and prevents possible financial disputes. Full verification serves as a guarantee of transparency of the transaction and confirms the legal status of the object.

How to buy a property in Cyprus: the main thing

The choice of location, legal due diligence, specialist support and knowledge of market realities form a safe and profitable purchase. Thus, successful investment requires a comprehensive approach and due diligence at every stage, which is the key to safeguarding your funds and achieving your goals.

Geography, climate, economy, property and infrastructure are the five anchors that consistently keep Cyprus on the list of the best cities for high quality of life. Architecture is another advantage, for it is a palette of Roman heritage, British urbanism and Mediterranean relaxation. Demand for property is on the rise: in the last three years, Cyprus’ residential transactions have increased by 26% and residential investment by 34%.

In the article we will tell you about the most attractive cities of the country where you can live comfortably.

Limassol – financial motor and comfort all year round

Limassol is leading the way as the most balanced city. It is home to European schools, offices of international companies and business incubators and forms the core of the Republic’s business activity.

The central district of Agios Nikolaos offers premium apartments with access to yacht marinas. At Limassol Marina, a square metre costs from €4,800. The districts of Pantheia and Germasoya form a more affordable middle segment.

The climate is stably warm: winter – about +15, summer – +30, humidity – no higher than 65%. The best cities in Cyprus for living are always based on the climate as a basic criterion, and in this aspect Limassol is the leader.

Paphos is one of the best towns in Cyprus to live in

Paphos plays by the rules of visuals and aesthetes. UNESCO archaeological sites, upland villas, premium developments in the west of the city. The highest density of luxury housing outside the capital. The districts of Peyia and Tala offer private residences from €400,000.

The city is listed as one of Europe’s cultural centres, investing in tourism and expanding port infrastructure. The beaches are Blue Flag certified and there are 320 days of sunshine a year.

Cyprus property prices are rising slowly but steadily: +4% in the last 12 months. Paphos is one of the best cities. For those who appreciate the balance between privacy and everyday life.

Larnaca – a strategic hub and an affordable alternative

Larnaca becomes a new player in the ranking of ‘best cities in Cyprus to live in’ thanks to infrastructural investments. The airport with international traffic, the rapidly developing Larnaka New Marina area, a €1.2bn project.

The property market is active: the cost of housing in the area of Drosia – from € 2,000 per square, in the tourist area of McKenzie – from € 3,200. The area is convenient for families, with a compact town structure, schools, parks and proximity to the beaches.

Larnaca offers a quieter but no less fulfilling lifestyle. User reviews point to the combination of quality service and moderate prices: coffee in the centre – €2, lunch – €10-12.

Nicosia – the capital and a mosaic of cultures

Nicosia is the only city in Europe with a divided capital. The southern part belongs to the Republic of Cyprus. The northern part is controlled by the unrecognised Northern Cyprus. This geopolitical peculiarity makes Nicosia not only a symbol, but also a place of contrasts.

The capital is actively developing the IT-cluster. There are programmes to support start-ups here. Housing rent is lower than in Limassol – from €650 for a one-room flat. Investors choose the resort to buy commercial property – 12% annual yield on new projects in the Strovolos area.

The best cities in Cyprus to live in include Nicosia as a centre for education and career opportunities. The climate is more continental – up to +38 in summer and around +10 in winter.

Ayia Napa – a resort in the style of “eternal summer”

Ayia Napa is a paradise for the tourist sector and rentals. The average hotel occupancy rate is 88% in summer, 60% in spring. It is a magnet for short term rental investments. Apartments near Nissi Beach rent for €100-150 per day.

The local authorities are developing a year-round resort: they are building indoor water parks, sports centres, developing gastronomic infrastructure. Out of season, the resort remains cosy: cafes are open, rent drops to €700 per month for a 2-bedroom flat.

Ayia Napa will suit those who consider the best cities in Cyprus for living from the point of view of short-term profit and holidays.

Northern Cyprus: an alternative outside the EU

It remains a territory with a special status. Despite the political non-recognition, the flow of buyers is steadily increasing, mainly due to low prices and flexible conditions for transactions. A square metre here costs from €1,000 in the areas of Famagusta and Kyrenia. Rental income – up to 9% per annum. Investors choose this region as a starting point for portfolio investments.

Living here is different from the rest of the Republic – less bureaucracy, lower taxes, more flexible market. The temperature in January rarely drops below +12, in summer it stays around +33. The best cities in Cyprus for living are often considered in a bundle. The main housing is in the Republic, investment housing – in the northern part of the island.

The best cities in Cyprus to live in: summarised in facts and figures

Cyprus is an island of opportunity, with each resort offering a different lifestyle. From high-end businesses to secluded holidays by the sea. Here you can find the perfect place to suit your goals. When choosing a city, it is important to consider not only the cost of living, but also the infrastructure, career prospects, level of service and atmosphere.

The choice depends on your priorities: business – Limassol, culture – Paphos, budget – Larnaca, career – Nicosia, rent – Ayia Napa.

Advantages of the resorts:

1. Limassol: headquarters of international companies, international schools, premium housing, business infrastructure.
2. Paphos: UNESCO heritage, luxury villas, developed tourism, silence and comfort.
3. Larnaca: international airport, democratic prices, proximity to the sea, active development.
4. Nicosia: business centre, affordable housing, strong IT sector, metropolitan status.
5. Ayia Napa: ideal for rent, resort life, developed infrastructure for holidays.

Each of these cities offers different price levels, rhythm of life and growth prospects. The right choice will not only help you improve your quality of life, but also create a base for professional and personal development. The resort remains one of the most balanced relocation destinations in Europe.

Conclusion

Cyprus maintains stable conditions for obtaining a residence permit through investment. The minimum threshold is from €300,000 in property. The demand for housing remains high: the demand for secondary housing increased by 12%, for new buildings – by 18%. Beaches and the sea remain arguments. The best towns in Cyprus for living retain access to coastal areas. The Republic guarantees security, economic stability and Europeanised law.

Cyprus is invariably associated with sun, sea and the Mediterranean lifestyle – that’s where conversations about the island usually begin. But when it comes to such a big step as emigration, emotions and beautiful views give way to rational analysis. Choosing a new home is based on specific factors: economic opportunities, infrastructure, quality of life and long-term prospects. The best Cypriot cities to relocate to stand out because they successfully combine an attractive lifestyle with these pragmatic advantages.

Limassol: property is an engine, not a ballast

Limassol has long since moved beyond the confines of a seaside resort. It has moved into the league of cities with integrated investment architecture. There is a port, IT hubs, international schools, British lawyers, a billion-euro marina, and Monaco-like neighbourhoods. The city doesn’t live by the sea – it makes money from it.

The average cost of property in Cyprus in Limassol – 3000 €/m² in new buildings. One-bedroom apartments rent from €1000 per month. The infrastructure supports the needs of expats: private clinics, international supermarkets, English-speaking schools and business incubators. An intersection point for EU, Israeli and CIS business interests. Limassol most often tops the rankings as one of the best cities in Cyprus to relocate to. Suitable for entrepreneurs and specialists in digital industries.

Nicosia: a contrast where logic triumphs over romance

The cities of Cyprus for Cohabitation are not necessarily by the sea. Nicosia is the inland capital. Without beaches, but with main authorities, banks, universities and business centres. It integrates the Greek and Turkish parts – economically and logistically. Human resources, contracts, consultancy are concentrated here.

Moving to Cyprus with a career in mind often leads to Nicosia. Programmers, lawyers and finance specialists receive here offers above the market average. Salaries from 2000 € per month for qualified workers are no longer a rarity. The infrastructure is large-scale: dozens of business centres, courts, universities and state institutions.

Nicosia is a special case where the best cities in Cyprus for relocation include a place without a beach but with maximum functionality.

Larnaca: stability without pathos

A city without sharp media glitz, but with a clear logic for life. There’s an airport, a business park, embankment reconstruction and the largest port development project. The number of expats has grown by 20% in the last 5 years. There is an atmosphere of predictable comfort here.

Property in Cyprus in Larnaca costs on average 1900-2200 €/m². Rent from 600 € for modest flats. The city offers good value for money and convenience. Schools, shops, hospitals are within walking distance. Road and traffic loads are less than in Limassol and Nicosia.

The best cities in Cyprus to relocate to include Larnaca. It is the best choice for families, young professionals and those who choose sustainability over hype.

Paphos: archaeology, tourism and a comfortable rhythm

A city with a history of 3000 years. Archaeological parks here are adjacent to residential complexes, and beaches – to developed medical clinics. The tourist, medical and pension sector is actively developing here. The crime rate is the lowest on the island.

The climate is mild Mediterranean: in summer – no higher than +32 °C, in winter – from +12 to +18 °C. The infrastructure supports year-round life, not just seasonal tourism. Property – from 1600 €/m². Suitable for older expats, creative professionals and freelancers.

Paphos is listed as one of the best towns on the island due to its history, safety and affordable cost of living in a stable environment.

Ayia Napa: seasonal but with potential

A city with a dual nature. In summer – a noisy resort with clubs and crowds of tourists. In winter it is a quiet place with empty beaches and a measured life. It is not suitable for everyone, but it attracts investors. Here – high yields from short-term rentals. Buying a property – from 1800 €/m², with a profit of 6-8% per annum. It is actively rebuilding the model – from tourism to year-round life. International schools are being developed, roads are being improved, and new residential clusters are being created. Over the last three years, construction volumes have increased by 27%.

Ayia Napa is an unconventional candidate in the list of the best cities in Cyprus to move to. It is this unconventionality that makes it attractive to investors and early movers.

How to choose among the best cities in Cyprus to relocate to

Choosing a place to live or invest requires a systematic approach. Each city on the island offers a specific set of advantages for permanent residence. But the decision point depends on specific factors: prices, infrastructure, jobs, neighbourhood.

Criteria for choosing a city for permanent residence in Cyprus:

1. Cost of living. Nicosia – minimum rental costs: from 500 €. Ayia Napa – seasonal price hikes. Limassol – the highest: rent and groceries are more expensive by 25-30% compared to other regions. Paphos and Larnaca keep the balance – about 750-900 € per month per person.
2. Infrastructure. Limassol leads in the number of private clinics, fitness centres, educational institutions. Nicosia has the largest number of state institutions and business centres. Larnaca offers convenient logistics with a central airport, reducing costs and saving time.
3. Work and employment. The IT sector is concentrated in Limassol and Nicosia. Pharmaceuticals and finance are developing in Nicosia. Tourism is the dominant industry in Ayia Napa and Paphos. Logistics, maritime transport and restaurant business are actively developing in Larnaca.
4. Education. Nicosia has campuses of the University of Cyprus and the European University. British schools and colleges operate in Limassol. International schools in Larnaca and Paphos attract families with children.
5. Beaches and climate. The coasts of Ayia Napa are consistently in the top 10 in Europe in terms of cleanliness. In Larnaca the beaches are gentle and convenient for children. Paphos offers locations with pebbles and rocks. The climate is mild throughout the island, but in the Troodos Mountains the temperature drops to +5°C in winter. Comfortable for those who cannot stand the heat.
6. Expats and the neighbourhood. Limassol has over 50,000 registered foreigners – the largest community on the island. Paphos is predominantly British. Larnaca attracts Russians, Armenians and Ukrainians. Nicosia remains orientated towards career migrants.

Moving to Cyprus: figures, risks and arguments

Changing country no longer looks like an escape to the sea – it’s a conscious choice based on numbers. In 2023, property prices increased by 6.4%, especially in Limassol and Larnaca. Cities with stable economies – Limassol, Nicosia, Larnaca – show minimal risks.

Living expenses start from 1200 € per month for one. A family of three will need 2500-3000 €. In Cyprus, housing is available through the investment programme of residence permit from 300 000 € in new buildings or for rent with the right to buy. When choosing a city to move to, it is important to consider not only comfort but also everyday amenities. Access to schools, proximity to the airport, availability of clinics and year-round infrastructure.

The best cities in Cyprus to relocate to: conclusions

The list of the best cities in Cyprus to move to does not exist in a vacuum. It is alive and depends on the objectives: work, children, sea, investments. One person will be suited to Nicosia with its business pace and connections. Another – Paphos with its leisurely pace, medicine and views of the cliffs. Limassol will give scope and earnings, Larnaca – stability and logistics. Ayia Napa – niche profitability and non-standard rhythm. Cities of the island for permanent residence is not a matter of taste. It is a choice of strategy. And the winner is the one who counts in figures, not in dreams.

Greece is a country with thousands of years of history, an azure sea and an incredible variety of regions. From bustling Athens to the tranquil islands, every corner of the country has its own rhythm, climate and opportunities, including prices. Choosing the right location to live in such an environment is not an easy task. Our article is designed to help you in this difficult endeavour. We will tell you about the best cities in Greece to live in.

Athens and Attica: the pulse of the country

Attica concentrated finance, culture, international schools and major medical centres. Athens is not just the capital, but the centre of gravity of Greek land. Here, Greek property provides liquidity and the market is steadily rising: over the past three years, prices have increased by an average of 12-17% by district.

The centre – Plaka, Kolonaki, Metz – offers housing at €2,500-4,000 per m². Dormitory neighbourhoods – Perama, Ilioupoli – start at €1,500. Attica remains attractive for relocation due to its mild climate, access to the sea, metro and stable social environment.

A key feature is direct air links to Europe, the USA and Asia. This makes Athens an entry point into the country and a comfortable base for obtaining a residence permit in Greece through investment.

Thessaloniki: a northern vector of opportunity

Thessaloniki is the second metropolis of the country and the centre of the Macedonia region. It is listed as one of the “best cities in Greece to live in” due to its combination of cultural heritage, university environment and low prices. The average cost is around €1,800 per m², with rents yielding stable returns of up to 5.6% per annum.

The city is aimed at active young people and those seeking a balance between the metropolis and a measured life. Transport is developed by the new metro, the coastline overlooks Termaikos, and the evening promenade turns working days into an easy holiday resort. Thessaloniki is actively developing IT and tourism – creating jobs and demand for accommodation.

Islands as a lifestyle: from Corfu to Santorini

The island part of the country offers not just climate and scenery, but a special rhythm – measured, aesthetic and investment-conscious. Here property is not only a roof over your head, but also an asset with predictable returns. Each island forms its own image: from green cosiness to elite status.

Corfu

The green island in the Ionian Sea is on the list of “Greece’s best cities to live in”. A combination of nature, British architecture and high rental demand. Prices start from €1,700 per m² and rental yields of 9-11% in high season.

Crete

The largest island in the country with developed infrastructure, international schools and clinics. Heraklion and Chania, the two main cities, are actively developing new residential projects. Crete utilises a combination of climate, transport accessibility and a strong economy. Property in Crete in Greece remains one of the most sought after.

Rhodes

Europe’s sunny island is a stable investment. The cost of housing grows by 8-10% annually. The east coast remains the leader in the number of transactions. The combination of ancient architecture, developed tourism and proximity to Turkey makes Rhodes strategically attractive for buying a home.

Santorini

Unique geology, whitewashed buildings, volcanic landscapes. Santorini doesn’t fall into the “affordable housing” category, but it’s firmly on the list of the country’s best cities to live in. For those looking for status, not just a view. Prices start from €4,000 per m², but the liquidity of the object is maintained even in the crisis.

Beaches and infrastructure: where to live in Greece

The choice of region determines not only everyday life, but also access to key services. Below is the only list in the article with selection criteria:

Five factors that determine the best cities to live in:

1. Climate – 300 days of sunshine a year on Crete, minimal humidity on Rhodes, cool breezes on Corfu.
2. Sea and beaches – Halkidiki holds the lead with 92 Blue Flag beaches.
3. Infrastructure – Athens and Thessaloniki lead the way in the number of medical centres and English language schools.
4. Property prices range from €1,200 to €4,500 per m² depending on location and type of accommodation.
5. Residence permits – available for purchases from €250,000, programmes have been running steadily since 2014.

Halkidiki: synergy of nature and comfort

Halkidiki unites three peninsulas – Kassandra, Sithonia and Athos. The first is a tourist centre, the second is a secluded green paradise, the third is a monastic autonomy with restrictions. The best towns to live in this region are Nea Mudanya, Pefkohori, Nikiti. Housing prices start from €1,400 per m². This makes buying affordable for private investors and families planning to relocate.

The region takes advantage of picturesque bays, coniferous forests and crystal clear sea. Villas with panoramic windows, apartments by the sea and houses with swimming pools are being built here. The area is popular with families due to its quietness, safety and proximity to Thessaloniki – 1.5 hours by car.

Where to buy property in Greece without overpaying

When choosing a destination, it is important not to overpay for a brand, but to calculate profitability and potential. Greece’s regions for living are not just the coasts. Epirus and Thessaly offer houses among the mountains and lakes with prices starting from €900 per m². In the Peloponnese builders are creating settlements with autonomous infrastructure – schools, shops, kindergartens.

Where is the best place to live in Greece is a question of balance. Patras is a ferry hub with a university atmosphere. Volos – a city with direct flights to Europe. Trikala – a leader in the digital environment and the country’s “smart city”. These locations rarely appear in tourist brochures, but are on the list of the best cities to live in for those who value tranquillity and autonomy.

Moving and calculating: the best cities in Greece to live in

The minimum budget for obtaining a residence permit in Greece through the purchase of property is €250,000. For this amount you can buy an apartment in Thessaloniki, a townhouse in Attica or a house in Corfu. Transaction costs are on average 7-10% of the value (taxes, notary, lawyer, registration).

Property prices in Greece are growing moderately. Over the past 12 months, the average increase according to the Bank of the country was 10.3%. The main growth is observed in Athens, Chania and Rhodes. Against this background, the market remains stable, especially in the context of European inflation.

For long-term residence, not only the budget is important, but also the structure of demand. If there are tenants, property yields 3.5-7% per annum. Demand is growing for housing with autonomous heating, terraces and solar panels – such options pay off faster.

The best cities in Greece to live in: conclusions

Buying property here is not just an investment, but a choice of everyday style. Greece’s best cities to live in offer comfort, growth potential and stability. Athens gives rhythm, Thessaloniki gives balance, Halkidiki gives tranquillity, Crete gives autonomy and Santorini gives prestige. The country is open to those who want to invest, relocate or obtain a residence permit. Proper selection of the region and analysing the infrastructure make the purchase a strategic step rather than a risk.