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Both countries are under the sun, people in them speak Greek, and the states offer residence permits. But once you delve deeper, the differences will begin to show. The decision to choose Cyprus or Greece for life does not depend on the taste for feta or beaches. It requires calculating costs, statuses, taxes, infrastructure accounting, and adaptation in 2025.

Is Cyprus or Greece better suited to life when analyzing housing and infrastructure?

In Cyprus, the average rent of a two-room apartment in Limassol will cost 1,500-1,800 euros. In Nicosia— it is cheaper: €900-1, 100. In Greece, on the continent, similar accommodation in Thessaloniki costs €600-850, in Athens — up to € 1,200.

When buying:

1. Cyprus offers properties from €2,000/m2 in Paphos to €4,500/m2 in Limassol.

2. Greece holds villas from €1,200/m2 in the provinces to €3,800/m2 in Athens.

The difference is in the quality of the finish, legal purity, and transparency of transactions. Cyprus accelerates the processing, completes transactions in 3-4 weeks. Greece requires a notary, long-term approval, waiting up to 3 months.

Daily living budget in Cyprus and Greece

A family of two spends per month:

• in Cyprus — from €2,300 (without rent);

• in Greece — from €1,800 (without rent).

Grocery basket:

1. Cyprus: a liter of milk — €1.4, chicken — €6.5/kg, gasoline — €1.55/l.

2. Greece: milk — €1.1, meat — €5.8/kg, petrol — €1.8/l.

Cyprus or Greece is better for life — the real budget decides. The first option is more convenient, cleaner, and faster. The second one is cheaper, but slower.

Legal status: Residence permit, permanent residence and access to citizenship

Permanent residence in Cyprus is issued under the investment program: €300,000 — real estate, income from €30,000 per year, additional payments for family members. The terms are up to 6 months, and the status is indefinite. Permanent residence in Greece requires investments of €250,000 in real estate, but the card will have to be renewed every 5 years, confirming the existence of an asset.

A residence permit in both countries requires:

• address availability;

• medical insurance;

• no criminal record;

• minimum income.

Cyprus or Greece is better for life — it shows the speed and reliability of the status. The first country gives you a perpetual card faster. The second one is cheaper, but requires regular updates.

Is Cyprus or Greece better for living in terms of taxes?

Taxes in Cyprus for foreigners:

1. Income tax — 0% up to €19,500, from €19,501 — 20-35%.

2. No inheritance tax and no dividends (with non-dom status).

3. Corporate tax — 12.5%.

Taxes in Greece for foreigners:

1. Income tax — from 22% to 45%.

2. Annual property tax.

3. The bonus program for “new tax residents” is a 50% discount on personal income tax for 7 years.

Culture, climate, and adaptation: how the environment shapes the way of life

Each country dictates its own rhythm, its own habits and its own style of survival. To understand whether Cyprus or Greece is better for life, it is important to understand not only the prices, but also what is happening between the lines: the atmosphere, people’s behavior, language, seasonality.

Language and level of integration

Cyprus creates a low barrier to adaptation. The official language is Greek, but the English—speaking infrastructure works almost everywhere: from lease agreements to hospital referrals. In Cyprus, more than 75% of the population uses English fluently in everyday life, especially in large cities and on the coast. Banks, pharmacies, clinics, lawyers — all processes are run in English without being forced to integrate.

In Greece, the situation is diametrically different. Even in Athens, basic English is used only in tourist spots. Government agencies, courts, medical institutions, and even the rental sector require basic knowledge of Greek. Signatures, notices, and legal documents are all drawn up in Greek, which automatically requires either knowledge of the language or the cost of an interpreter and lawyer. Cyprus wins unconditionally for a quick and comfortable adaptation.

Climate and impact on life

In Cyprus, summer lasts from May to October, with temperatures reaching +34°C, but humidity remains moderate. It rains for 20-30 days a year, mostly in winter. The average temperature in January is +15°C, heating is used selectively. The architecture is designed to keep cool, air conditioners work almost everywhere.

Advantages:

1. Weather conditions are stable all year round.

2. No sudden fluctuations.

3. A minimum of seasonal exacerbations in medicine (for example, acute respiratory viral infections).

4. The opportunity to lead an active lifestyle without seasonal restrictions.

In Greece, the climate is diverse and sometimes harsh. In the continental part (Athens, Thessaloniki) — winter temperatures drop to +5°C, snowfall is possible. In summer, the air warms up to +38°C with high humidity. On the islands (Crete, Rhodes), the heat is easier to bear, but storms and pressure drops are possible in the off—season. Houses often do not have insulation, heating is connected via diesel installations or electric radiators.

Features:

1. Weather instability in winter.

2. Heating costs in 4-5 months of the year.

3. Increased humidity in coastal regions.

4. The locals are used to the climatic changes, but the newcomers are having a hard time adapting.

Cyprus or Greece is better for living in terms of climate — shows the sustainability of Cyprus. Especially for families with children, the elderly and those who do not tolerate humidity or sudden temperature changes.

Mentality, daily rhythm and relationships

Cyprus: slowness and restraint. Life goes on without fuss. People are polite, but not intrusive. They rarely interfere in the affairs of others and respect personal boundaries. The crime rate is low, and the locals behave predictably. Office hours end early, and there is a two—hour lunch break. In government agencies, although not without queues, they serve calmly, without pressure.

Key features:

1. Moderate speed of life.

2. A minimum of stress and social outbursts.

3. High level of trust in business and everyday life.

4. An abundance of British habits in the organization of everyday life (including left-hand traffic and a 13-hour rhythm).

Greece: temperament and energy. Life is in full swing. People speak loudly, emotionally, react quickly, and sometimes aggressively. Respect for formalities is expressed through mimicry: locals know how to circumvent the rule, apply pressure through familiarity, and achieve what they need through volume rather than procedure. In small towns, a rural model of communication is evident: constant questioning, advice, and neighborhood pressure.

Features:

1. Strong rhetorical culture (everyone talks and argues).

2. High level of social interaction.

3. Difficulties with personal boundaries.

4. Problems with compliance with formal procedures (many processes require “urgent reminders”).

Conclusion: Cyprus or Greece is better for life in terms of mentality — it depends on preferences: Cyprus is for those who are looking for stability and distance, Greece is for those who are ready to participate in a public spectacle.

Adaptation: the time and price of entry

In Cyprus, the adaptation takes 1-2 months. Buying or renting real estate, connecting water and electricity, opening a bank account and taking out insurance is carried out without the involvement of a lawyer. The English-speaking staff explains everything step by step, and the service works flexibly. Social connections arise through business or children — Cypriots are not imposed, but they are ready to support.

In Greece, adaptation takes up to 6-9 months. Each procedure requires a translation, a notary, and approval from a government agency. Queues for submitting documents in some cases reach 30-40 days. Without an intermediary, it is almost impossible to understand registration, taxation, and rental rules. At the same time, local people are actively involved in communication, which helps to speed up socialization.

Conclusion: Cyprus or Greece is better for life, integration complexity shows. Cyprus requires less effort and expenses, Greece requires more effort, but it gives you a circle of friends faster.

Cyprus or Greece for life in terms of quality and cost of medicine

In Cyprus, an international school will cost €7,000-11,000 per year. In Greece — in Athens up to €8,000, in the provinces — less. Schools in both countries require language proficiency, but Cyprus offers more English-speaking options.

Medicine:

1. Cyprus — Gesy state system, minimum fees, fee base of €10-30 per visit.

2. Greece — insurance through EOPYY, tariff surcharges, complex destination system.

When to choose Cyprus and when to choose Greece

Cyprus is suitable if:

• An English-speaking environment is required;

• an investment is planned with a quick exit to permanent residence;

• a tax residence with benefits is important;

• The simplicity of the bureaucracy and access to government services are critical.;

• we need a climate without dampness and precipitation.

Greece wins if:

• The budget for moving is limited;

• interested in buying cheap real estate;

• willingness to integrate into local culture;

• I’m not afraid of a complicated administration;

• The priority is the mentality and proximity to the European mainland.

Conclusion: Making a choice requires being honest with yourself

Both countries grant residence permits, access to the EU, the sea and the climate. But the formula of life in each is completely different. Cyprus is more structured, more pragmatic, and more expensive. Greece is wider, more sincere, cheaper.

The decision requires calculation, understanding of the scenario for 3-5 years ahead and a choice between stability or romantic chaos. It is better to choose the country that will provide exactly the right platform, and not just a visa in your passport.

In a world of global financial flows, square metres abroad remain a reliable support for the formation and strengthening of personal capital. The benefits of investing in overseas commercial property reveal not only the benefits of current yields, but also strategic sustainability in the long term.

Stable passive income against the backdrop of global risks: the main plus of investing in commercial property abroad

The dynamics of the global economy are constantly changing, but passive income from real estate continues to provide stable cash flows. The advantages of investing in foreign commercial property are manifested in the opportunity to earn profits in hard currency even during economic downturns in the home jurisdiction.

Office buildings, shopping centres, hotels and warehouse complexes in developed countries generate yields of 5-8% per annum. With the right property, rental rates are indexed to inflation, which maintains the purchasing power of capital.

Investments in regions with a tourist flow, where the occupancy rate of commercial property remains high all year round, look particularly favourable. In this aspect, Greece stands out favourably – a country showing an annual increase in the number of tourists of over 10% from 2019.

Asset diversification: protection against localised risks

Investments in foreign commercial property open up new horizons for portfolio diversification. The advantages of investments lie in reduced dependence on the local economy, currency fluctuations and political changes. Owning assets in several countries provides capital stability in case of crises in one of the markets. Choosing between office space in Berlin, hotels in Cyprus and holiday apartments in Greece allows you to intelligently spread risks between sectors and regions. The Greek market has a special place in this list: it offers attractive start-up conditions and growth prospects due to the Golden Visa programme, which facilitates obtaining a residence permit through the purchase of real estate from 250,000 euros.

Growth in value: long-term prospects for capital growth

The benefits of investing in overseas commercial property become particularly evident when analysing the growth in asset values. The economies of many countries in Europe and Asia demonstrate a stable demand for quality facilities against the backdrop of limited land supply. The global market after 2020 shows commercial property prices growing by an average of 6-8% per year due to reforms in the construction industry and the recovery of the tourism industry. Acquisition of a property at the stage of economic recovery allows to fix the asset at a minimum price with the prospect of further capitalisation.

The tax advantages of investing in overseas commercial property

The right jurisdiction allows for tax advantages. Many countries provide incentives for foreign investors: reduced tax rates on rental income, exemption from capital gains tax on long-term ownership, depreciation write-offs.

In Greece, foreign owners of commercial property enjoy simplified taxation rules and can obtain exemption from inheritance commission if certain conditions are met. This policy encourages long-term investment and favours the preservation of capital within the family.

Benefits of lending: access to international financial products

Many banks in countries with developed markets offer mortgage programmes for foreign investors to purchase commercial real estate: the benefits of investing are enhanced by the possibility of attracting financing at low interest rates and thus increasing the return on investment. Greece is actively developing mortgage lending programmes for foreigners, offering rates from 3% p.a. with a down payment of 30% or more. This gives the investor an opportunity to spread risks between equity and borrowed funds, preserving liquidity for other projects.

Greece: detailed information about the country with maximum investment advantages

The benefits of investing in overseas commercial property are clearly embodied in the Greek market. After a decade of financial crisis, the country has steadily moved into the growth phase, proving its investment attractiveness with real indicators. The successful implementation of the “Golden Visa” programme, offering residence permits for property purchases from 250,000 euros, has attracted capital flows not only from Europe, but also from China, the Middle East and North Africa.

The Greek commercial property market shows a unique combination of factors: affordable starting prices, high growth potential and a growing tourist flow. Athens, Thessaloniki and the islands of Mykonos, Rhodes, Santorini and Crete are experiencing stable rental yields in the range of 5-7% per annum. At the same time, the cost of commercial property remains significantly lower than in Spain, Italy or Portugal, providing an easier entry into the market for average investors.

The price growth dynamics are particularly attractive: from 2022 onwards, the average value of commercial properties in central Athens is increasing by 7-9% annually due to economic recovery, employment growth and the development of the service sector. The tourism sector, which accounts for about 20% of the country’s GDP, generates stable demand for hotel, café, shop and office rentals, especially in areas close to cultural and historical attractions.

Greece is actively reforming legislation in favour of protecting foreign investors. The registration of ownership is fast and transparent, and the property tax system allows the use of depreciation to optimise tax payments. Legislative changes in 2023 strengthened legal guarantees for commercial leases, minimising the risks of tenant default.

Infrastructure development plays an important role. The European Investment Bank is financing large-scale projects to modernise roads, ports, airports and urban infrastructure. In Athens alone, the second phase of the metro extension is scheduled for completion in 2024, which will increase property values in new transport corridors by 10-12%.

In addition to major cities, investment opportunities are opening up in resort areas. Mykonos and Santorini attract the premium tourism segment, where rental rates for commercial properties reach 8-10% per annum. Smaller islands, such as Paros and Naxos, offer the chance to acquire hotels and restaurants at the stage of growth of their tourist popularity, fixing the asset at a favourable price.

Additional advantages include a stable political environment, Greece’s membership of the EU and the Eurozone, which ensures transparency of the rules of the game and the protection of property rights at the international level. Local banks, having restored liquidity after restructuring, are again actively providing mortgage loans for the purchase of commercial property, reducing the financial burden on investors.

Conclusion

The benefits of investing in overseas commercial property go far beyond simple profitability. Such investments form a stable, profitable and reliable basis for long-term capital preservation and growth. With the right strategy, foreign assets provide stability for the financial future, risk diversification and access to global markets. Greece, with its combination of rising prices, affordable entry price tags, tax advantages and residence permit programme, deserves special attention in the portfolio of the modern investor.

Sunny Cyprus attracts Russians with its mild climate, high level of security and the opportunity to enjoy the Mediterranean lifestyle. Like everywhere else, staying on the island has its own peculiarities, advantages and disadvantages. What awaits those who are planning to move? Let’s answer in the article.

The advantages of living in Cyprus

The island has a number of unique characteristics that make it attractive to Russian emigrants:

1. Mediterranean climate – over 300 days of sunshine a year. Winters are mild, with temperatures rarely dropping below +10°C. Summer lasts almost half the year, with comfortable temperatures ranging from +28°C to +35°C. This weather is conducive to active holidays, outdoor activities and better health.
2. Cyprus is considered one of the safest places in Europe. The crime rate is minimal and the locals are known for their friendliness and openness. Russian emigrants note the calm atmosphere in Cyprus, which is ideal for life with children.
3. The island offers one of the most attractive tax systems in Europe. For entrepreneurs and business owners, the corporate tax rate is only 12.5%. In addition, there is an agreement between Russia and Cyprus on the prevention of double taxation, which simplifies financial matters.
4. Russian-speaking communities are actively developing here. Russian schools, business centres, shops and restaurants are open in Limassol and Paphos, making adaptation easier and helping to maintain a connection with the native culture.

Disadvantages of living in Cyprus

Despite the many pluses, living on the island has its challenges that you should consider before moving:

1. The rents, especially in the larger cities such as Limassol and Nicosia, are quite high. The average cost of a studio flat in the centre is €1,000-1,500 per month, while prices for buying property start from €200,000.
2. The economy is centred on tourism, financial services and construction. For professionals from other fields, jobs are more difficult to find, especially without knowledge of English or Greek.
3. Most goods are imported, which affects prices. Food, clothes and electronics are more expensive than in Russia or Eastern European countries.
4. In July and August, temperatures on the island can exceed +40°C, making it difficult for people used to cooler climates.

Property market: features and prices

Life in Cyprus begins with choosing the right accommodation. Property on the island offers many options, from affordable flats to luxury villas with sea views. For Russian emigrants, it is important to understand how prices are formed and which regions are best suited for buying or renting:

1. Limassol. One of the most expensive and prestigious cities in the state. The average cost of renting a flat is 1000-1500 euros per month. Buying a property will cost 2000-3000 euros per square metre. Limassol is characterised by developed infrastructure, a large number of Russian-speaking residents and high demand in the rental market.
2. Paphos. A more affordable city compared to Limassol. Renting a flat here starts from 700 euros per month. Buying a property – 1500-2000 euros per square metre. Paphos is famous for its historical sights and peaceful atmosphere, which makes it popular with families.
3. Nicosia. The capital offers accommodation at similar prices to Paphos, but with a higher demand for rentals. This is due to the availability of a large number of jobs and educational institutions.

Living in Cyprus can be not only comfortable but also profitable. Many people buy accommodation on the island to invest their money. Renting it out brings a steady income, especially in the tourist areas. For example, in Limassol, the yield from renting out property can reach 5-7% per annum.

Working in Cyprus: prospects for emigrants

Living in Cyprus offers a wealth of employment opportunities, but the island’s economy has its own peculiarities that are important to consider. The main sectors offering jobs are tourism, construction and financial services. The tourism sector is one of the leading areas of the economy, where professionals in the hotel business, restaurant industry and excursion services are in demand. Knowledge of English significantly increases the chances of successful employment in this field.

The construction sector also remains key to the country’s economy. Engineers, architects and master finishers are in demand due to the constant development of infrastructure and construction of residential complexes. In turn, the IT and finance sectors are actively developing, attracting specialists from different countries. Programmers, analysts and cryptocurrency experts can expect high salaries – on average from 2500 to 4000 euros per month.

For a successful job search, it is recommended to make sure you have a work visa or work permit in advance. Local job sites such as Cyprus Jobs and EURES can help you find suitable offers, while internships or temporary employment are a great start to adapt to the labour market.

Health and education in Cyprus

The high standard of healthcare and the variety of educational programmes make life in Cyprus comfortable for families and those who want to become professionals in sought-after fields.

The medical system in Cyprus offers a wide range of public and private clinics. Public medicine operates through the GeSY system, which provides access to free or low-cost services. Residents with a medical card can expect quality care including diagnosis, therapy and basic treatment. Many emigrants prefer private clinics due to their personalised approach, absence of queues and high speed of service provision. Such insurance costs from 1200 euros per year and covers a significant part of the costs.

The educational system of the island includes public schools, where education is conducted in Greek, and international institutions with programmes in English. The latter are especially popular among Russian families, as they help children to adapt easily and receive an education that meets international standards. The cost of education in international schools ranges from 8000 to 15000 euros per year. Higher education in the country is also available for emigrants. Limassol and Nicosia Universities offer courses in English, and tuition fees start at €3,000 per year.

Legalisation process

In order to start a fulfilling life in Cyprus, it is important to get the paperwork right. The main steps are:

1. A tourist visa is issued for the first visit to the island.
2. A temporary residence permit (TPR) is obtained on the basis of a property purchase, employment or investment.
3. A permanent residence permit is issued after several years of residence.

The following documents are required to apply for a residence permit:

1. Passport.
2. Proof of financial solvency.
3. Health insurance.
4. A criminal record certificate.

Conclusion

Living in Cyprus opens up prospects for comfortable living, professional growth and profitable investments. Having assessed all the pros and cons, everyone will be able to find a home on this sunny island. It is only important to prepare in advance for all aspects of the move to make the process as convenient and successful as possible.

Obtaining a Cyprus residence permit for property investment has become one of the most popular ways to ensure security, quality of life and access to Europe for yourself and your family. Among the key advantages of the programme are the minimum investment amount, fast processing of applications and the unique opportunities offered by the Cypriot housing market. This is an opportunity to move to a state with an ideal climate, excellent infrastructure and business prospects.

Ease of process and unique conditions for investors

The system of obtaining Cyprus residence permit for investment is characterised by transparency and accessibility. The minimum investment amount is 300 thousand euros, which makes the programme one of the most attractive in Europe. The government of Cyprus actively supports foreign investors by offering simplified procedures for checking applications. The standard processing time is only two months. Unlike most other countries, Cyprus allows family members, including parents and children under 25 years of age, to be included in the application. This makes the programme particularly attractive for those planning to move with their loved ones.

Thanks to its stable economy and high standard of living, Cyprus has become a point of attraction for investors from all over the world. The ease of paperwork and affordability of housing make this market ideal for long-term investments. The programme covers the purchase of both residential and commercial property, which significantly expands the choice of properties.

Advantages of Cypriot property for investors

Investors are actively choosing sea view villas, cosy apartments in resort areas and promising commercial property in business centres. The Mediterranean climate, developed infrastructure and high quality of construction make Cypriot property one of the most reliable assets. Prices for properties in popular regions such as Limassol, Nicosia and Paphos are steadily increasing by 5-8% annually.

Advantages:

1. High level of security: low crime rates make Cyprus a safe place to live and invest.
2. World-class infrastructure: modern roads, airports, schools and medical facilities.
3. Rising property prices: stable market growth ensures long-term return on investment.
4. Tax benefits: low taxes on rental income and minimal property transfer fees.

Limassol attracts investors with its status as a business centre and luxury housing, while Paphos offers a relaxed lifestyle and access to the best beaches in Cyprus. Buying a home in Cyprus for permanent residence is an investment in stability and confidence in the future.

How to get a residence permit in Cyprus for property investment – step-by-step plan

The process of obtaining a Cyprus residence permit for investment requires strict adherence to a number of procedures. It is important to understand all the steps and comply with local legislation to avoid delays and problems. Thanks to a simplified system and the support of local lawyers, the process is clear and quick, even for those who are new to investing abroad.

The process of buying a property for permanent residence:

1. Property selection: determining the type of property suitable for the programme. It can be a residential or commercial property worth 300 thousand euros or more. Villas on the coast, apartments in the city centre or office premises – the choice depends on the investor’s goals.
2. Legal check of the property: before the purchase, an inspection is carried out to ensure that there are no encumbrances and that the transaction is legal. This includes analysing title deeds and researching the history of the property.
3. Conclusion of the sales contract: signing the contract and making the prepayment. It is usually required to pay 30-50% of the value of the property at this stage.
4. Payment of taxes and duties: stamp duty is 0.15-0.2 per cent and transfer tax is between 3 and 8 per cent. These payments must be made before the transaction is finalised.
5. Applying for the programme: collecting the necessary documents, including the purchase and sale agreement, proof of payment and income certificates. The application is submitted to the Migration Department of Cyprus.
6. Obtaining a residence permit: the standard processing time is up to two months. After approval, a residence permit certificate is issued.

Conditions for obtaining a residence permit in Cyprus for property investment

The key condition of the programme is a real estate investment of 300 thousand euros or more. But the standards also impose other requirements that must be taken into account to successfully obtain permanent resident status.

Basic requirements for investors:

1. The investment amount is 300 thousand euros.
2. Source of funds: investors are required to prove the legality of their income. Funds for the purchase of real estate must come from abroad.
3. Annual income: a minimum annual income of 30 thousand euros per main applicant must be confirmed. The amount is increased by 5 thousand euros for each additional family member.
4. Investment retention: the property must remain in the investor’s possession for at least three years. Selling the property before this period may result in cancellation of the residence permit status.
5. No criminal record: the applicant and his/her family members must provide certificates of no criminal record.

Pros and cons of investing in property for permanent residence in Cyprus

One of the key advantages for investors is the tax system of Cyprus. Taxes in Cyprus are significantly lower than in other European countries. For example, the tax on rental income is only 12.5% and on capital gains on the sale of property is 20%. Stamp duty varies from 0.15% to 0.2% of the value of the property. Transfer tax depends on the amount of the transaction and can range from 3% to 8%.

Among the risks are possible changes in legislation and economic volatility. Although the property market in Cyprus is stable, political changes may affect the terms of the programme. Also, the seasonality of the tourist flow can have an impact on rental yields.

To minimise the risks, it is advisable to choose investment properties carefully. Properties in the central areas of Limassol or Paphos are more resistant to market fluctuations and have a high potential for value growth. Acquisition of commercial property in business districts can bring stable income, even if the demand for rental housing temporarily decreases.

Conclusion

The Cyprus Permanent Residence Programme for property investment is a unique opportunity for those seeking to secure a stable future for themselves and their family, a quality life and access to the European market. Thanks to transparent conditions, fast processing of applications and high quality of properties, Cyprus has become one of the most attractive destinations for investors from Russia and other countries.

Property in Cyprus offers great opportunities for those looking for a secure investment or planning a move to Europe. Average house prices range from €100,000 for apartments in Larnaca to €1,000,000 for premium villas in Paphos. Why many people consider the island an ideal place for long-term investments – we will tell you in the article.

Pros of investing in property in Cyprus

The island epitomises a unique combination of a stable economy and high standards of living. EU membership provides access to European markets, while its favourable geographical position between Europe, Asia and Africa makes Cyprus a key transport hub. The city of Paphos stands out for its high demand for tourist property, while Limassol attracts business people due to its developed infrastructure and status as a business centre.

Popular types of property in Cyprus

The Cyprus property market includes a variety of properties: villas, flats, houses and flats. Modern apartments in Larnaca cost from €150,000, while spacious villas with sea views in Limassol are available from €500,000.

Advantages:

1. Affordable loans. Most Cypriot banks offer mortgage programmes with low rates starting from 2.5% per annum.
2. High rental yields. In the tourist areas of Paphos and Limassol rental income reaches 5-7% per annum.
3. Energy Efficiency. New buildings on the island meet high standards of energy efficiency, which reduces utility costs.
4. Infrastructure. Many complexes include swimming pools, fitness rooms, parking spaces and recreational areas, which increases the comfort of living.
5. Investment Flexibility. Investors can choose between ready-made properties and properties under construction, saving up to 20% of the market price.

Promising areas of Cyprus for property investment

Investors are increasingly turning their attention to neighbourhoods with high price growth potential:

1. Larnaca. Ideal for budget investments. Construction is actively underway here, which attracts buyers with affordable prices. New projects in Larnaca offer modern apartments with prices starting from 150,000 euros, and the international airport attracts tourists.
2. Nicosia. The capital is the centre of business activity. The area of Cyprus attracts foreign companies and investors, which provides a steady demand for commercial property. The value of housing here has increased by 25% over the last five years, making it a favourable choice for long-term investments.
3. Limassol. A major port city and business centre. Infrastructure includes modern offices, hotels and premium residential complexes. Villas in Limassol are priced from €500,000 and luxury apartments from €300,000. High rental yields make Limassol popular with investors.
4. Paphos. One of the most picturesque and tourist developed areas. The high interest of tourists allows property owners to earn a stable rental income. Sea view villas start from 400,000 euros and apartments from 200,000 euros. Projects orientated towards eco-tourism are being actively developed here.

Legal aspects of buying a property in Cyprus

The purchase process begins with the selection of the property and legal due diligence. The signing of the sale and purchase agreement takes place in the presence of a lawyer who checks the property documents. For payment, an account will be opened in a bank where the deposit will be kept. The transaction is finalised with the registration of the ownership right in the Land Registry. Legal control at every stage ensures safety and transparency.

Rules for Russian citizens

Russians can purchase property in Cyprus without restrictions. A valid passport, tax number and bank statement are required for registration. Buying property worth 300,000 euros or more allows you to obtain a visa to Cyprus. This entitles you to a long-term stay.

Nuances of purchase for Russians:

1. Document Requirements. In addition to a passport, proof of source of income or a letter from an employer may be required.
2. Visa process. It allows the property owner to stay in Cyprus for 180 days a year, and with investments of 2 million euros or more, it is possible to apply for citizenship.
3. Peculiarities of banking operations. To transfer funds to Cyprus you will need to open an international account, this takes 1-2 weeks.
4. Legal support. The lawyer’s services include checking all documents and ensuring the transparency of the transaction.

Taxes and additional expenses

The island’s tax system is characterised by loyalty to foreign buyers. For the first purchase of housing a reduced VAT rate of 5% instead of the standard 19% is applied. Stamp duty is 0.15%-0.2% of the value of the property. Buyers are also exempt from capital gains tax on the sale of a property if it was purchased before a certain date, making the system even more favourable. These incentives make property taxes in Cyprus particularly attractive to investors.

Maintenance costs

There are moderate costs associated with owning property in Cyprus:

1. Utilities. Water and electricity are charged separately, on average 30-50 euros per month for apartments and 80-120 euros for villas.
2. Grounds Maintenance. For villas, garden maintenance, pool cleaning and minor repairs are included, costing around €100 per month.
3. Insurance. The recommended cost of the policy is between €200 and €400 per year, which covers the risks of property damage.
4. Owners’ Association. There are monthly fees for apartment complexes, which can range from 50 to 150 euros.

Reasonable costs and a clear payment structure make property in Cyprus an attractive choice for investors and those planning to relocate to the island.

Conclusion

Investing in property in Cyprus offers a wealth of opportunities, from stable income to easy access to the European market. Rising house prices, a loyal tax policy and a stable economy create ideal conditions for long-term investments. The average increase in the value of properties reaches 10-15% annually, which makes buying square metres in Cyprus not only a safe but also a profitable strategy.

A home by the sea is not just a purchase, it is an investment in quality of life. Greece with its warm climate, clean beaches and stunning views attracts those who dream of tranquillity, comfort and beauty. Where to buy a flat in Greece by the sea and how to organise the whole process? In this article we will go through each step, from choosing a region to organising all the necessary documents.

Attica – proximity to the capital and the sea

Attica is a great place for those who want to live on the coast but not lose access to metropolitan life. There are prestigious coastal neighbourhoods such as Glyfada, Vouliagmeni and Varkitsa, where clean beaches are combined with first-class infrastructure. The average cost per square metre is around 3500-5000 euros.

Attica has an international airport “Eleftherios Venizelos”, which makes frequent travelling comfortable and fast. Buy a flat in Greece by the sea here – not just prestigious, but also convenient in terms of infrastructure. There are top restaurants, shopping centres and elite schools nearby. Living in Attica is comfortable both for families with children, thanks to the many private kindergartens and schools, and for business people who want to be in the centre of events.

Crete is an island of opportunity and vibrant culture

Crete is a place with a unique flavour, where life is relaxed and vibrant. It is the largest island in Greece and offers accommodation to suit all tastes, from small flats on the coast to spacious villas. The average price per square metre ranges from 1500 to 3000 euros depending on location. Buying a house by the sea in Crete is also an opportunity for a stable income.

Tourism is actively developing here, the island attracts many tourists every year, and renting out accommodation can be a great source of profit. Developed infrastructure, abundance of historical sights – Knossos Palace, Arkadi Monastery – and picturesque landscapes make this island not only attractive for living, but also favourable for investment.

Santorini – luxury accommodation with unique views

Santorini is an island that captivates at first sight with its views. Snow-white houses with blue domes against the azure sea create a unique image. Here you can buy a flat in Greece by the sea and get access to the most beautiful sunsets in the world, which can be seen from the caldera.

Property in Santorini is more expensive than the national average – from 4000 to 7000 euros per square metre, but this investment brings not only status, but also joy every day. The island offers many restaurants, designer boutiques and cosy cafes. Santorini is the choice of those who appreciate luxury, are not afraid to spend on real emotions and want to be in one of the most photogenic places on the planet.

Features:

1. Spectacular views of the caldera and the Aegean Sea.
2. An exclusive property that has remained in demand for many years.
3. The opportunity to enjoy the best restaurants with traditional Greek cuisine and the best wines of the region.

The procedure: How to buy a flat in Greece by the sea

Buying a home involves several key steps, each of which is important for the successful completion of the transaction. It starts with choosing a property and a reliable agency. It is important to find a trustworthy agency to avoid hassles and hidden fees. After choosing the object, a preliminary agreement is signed, which fixes the price and terms of the deal. The agreement protects the interests of the parties and guarantees that the property will be secured while the legal due diligence takes place.

It is necessary to collect documents to buy a property in Greece, among them:

1. Passport and Tax Identification Number (TIN).
2. Bank statements proving the financial solvency of the buyer.
3. Certificate of absence of debts and legality of income.

It is impossible to buy a flat in Greece by the sea without these documents. Each document must be prepared in advance to avoid delays in the process of registration of the transaction. All originals must be translated into Greek and notarised. After the preparation of the package follows the registration of ownership rights in the Land Registry, where all changes and legal rights to the property are recorded. This is the final stage after which the person becomes the full owner.

Prices of flats in Greece by the sea: what to expect?

The cost varies depending on the region chosen. For example, in the prestigious areas of Attica the price per square metre can reach 4000-5000 euros, while in Crete or in remote parts of the country – from 1500 to 3000 euros per square metre. The possibility to take out a mortgage on property in Greece makes the purchase more affordable. Greek banks offer mortgages to foreigners and the rates vary from 3 to 5%, depending on the terms of the bank and the financial history of the buyer:

1. Down payment – typically 20-30% of the home’s value.
2. Mortgage rate – can vary depending on the term and bank, starting at 3%.
3. The repayment period is up to 30 years.

Taxes and additional costs when buying a property in Greece

You need to consider not only the cost of the property, but also the additional costs:

1. Property purchase tax – is 3-5% of the value of the property depending on its category.
2. Notary services – the cost of which is about 1-1.5% of the total amount of the transaction.
3. Legal services – lawyer’s fee for checking the legal cleanliness of the object (about 1%).
4. Registration fees – at the Land Registry, which are approximately 0.5% of the value.

All of these costs can add up to 10% of the total cost of the property, so it’s important to consider them when planning your budget.

Why it is favourable to buy a flat by the sea in Greece: How to get a residence permit

Residence permits in Greece for the purchase of real estate are available to those who purchase a property with a value of 250,000 euros or more. The residence permit entitles the holder to travel freely within the Schengen area, to use the services of the local health care system and educational institutions.

Advantages of a residence permit:

1. Freedom of movement – the possibility of visa-free entry to Schengen countries.
2. Health and education – access to public and private facilities.
3. Five-year term – renewable if the property remains in the owner’s possession.

Conclusion

Prestigious Attica, vibrant Crete or romantic Santorini, each location offers unique opportunities for those looking to invest in their future. Buying a flat in Greece by the sea is not just about buying a property, it is about making the dream of living by the azure coast a reality.

Greece has always been associated with natural beauty, rich culture and unique history. But now, as the world is becoming increasingly globalised, property in Greece is becoming not just a status element, but one of the most promising investments. The economic crisis of 2008 made property prices affordable and 2024 has become a turning point for those looking to invest profitably. Against the backdrop of a growing economy and improving infrastructure, property in Greece in 2024 promises to be a real financial treasure trove.

The article will give a lot of useful information for those who want to buy property in Greece.

The best cities to buy property in Greece

Buying a home in Greece always raises a lot of questions: which cities are the most attractive, what you should pay attention to, and what are the peculiarities of the property market in each region. Each location offers its own unique lifestyle, investment opportunities and level of affordability.

Athens – the heart of Greece and an investor’s dream

Athens is not just the capital city, but also the cultural and economic centre of the whole of Greece. Its historical charm, modern renovations and growing economic attractiveness make Athens one of the most promising locations for investment. In recent years, residential prices in this location have shown strong growth. Between 2018 and 2024, the price per square metre in the central districts increased by 25-30%, indicating increased interest from both foreign and local buyers.

The best places to buy property in Greece are Plaka, Kolonaki and Pangrati. Here, ancient buildings neighbour with modern apartments, and investments in renovation can bring significant profits. Infrastructure also keeps pace: the metro, new parks and modern public spaces attract young people and professionals, which has a positive impact on rental income.

Property prices in Athens, Greece vary depending on the area: in the centre the cost can reach €3500 per square metre, while in the suburbs it can be around €1800.

Thessaloniki – urban charm and great deals

Thessaloniki, the second largest city in the country, offers a unique combination of an active urban lifestyle and a cosy atmosphere. It has become attractive for young professionals and families due to its developed infrastructure and many educational institutions. Start-ups and small businesses are actively developing here, making the rental market active and stable.

The average cost of housing is about 2000 euros per square metre, which is noticeably lower than in Athens. At the same time, rental yields remain high, especially in areas close to universities and business centres. Buying property in Thessaloniki in Greece is a wise choice, which can bring an income of 5% to 8% per annum. The economic benefits are combined with a high quality of life: wide promenades, restaurants with traditional cuisine and an active nightlife make this location truly vibrant.

Corfu – island villas and a sea of opportunities

Corfu is not just a holiday island, it is one of the best places to buy property in the Greek islands. Surrounded by olive groves and stunning seascapes, the villas attract those seeking tranquillity and privacy. In recent years, the island has also become an investment destination due to the growing tourist traffic and the popularity of short term rentals.

Prices for villas in Corfu Greece range from €4,000 to €6,000 per square metre, depending on location and proximity to the sea. Thanks to the booming tourist sector and the popularity of renting through platforms like Airbnb, investments here pay off faster than in other parts of the country.

What kind of property to buy in Greece: villas, flats, flats

The Greek Islands offer a wide range of accommodation, from luxury villas with swimming pools and gardens to cosy apartments. Island life appeals to those who are tired of the hustle and bustle of the city and want to enjoy nature. For those looking for something more budget-friendly, flats are also a great choice, especially in the tourist areas.

Villas offer ideal conditions for living and relaxing: large areas, private territories, proximity to the sea. However, their cost can reach 5000-7000 euros per square metre. Houses in Greece are more affordable, with prices between 2500-4000. Apartments, on the other hand, are often located in apartment complexes with common recreational areas, making them ideal for renting out.

Residence permit in Greece through the purchase of property: possibilities and peculiarities of obtaining a residence permit

A real opportunity not only to enjoy life in this wonderful country, but also to travel freely in the Schengen area. In order to obtain a residence permit, it is necessary to purchase a residential property worth at least 250,000 euros. The process of registration includes several stages:

1. Buying a property – you need to find a property in Greece that meets the requirements for a residence permit.
2. Documents – passport, sales contract, insurance policy and medical documents.
3. Filing – once purchased and all documents have been completed, filing is done through the Greek Migration Office.
4. Obtaining a residence permit – after verification of documents and approval procedure.

The process takes from three to six months, depending on the complexity of the situation. The acquisition entitles you not only to a residence permit, but also to reside in the country with the possibility of renewing the status every five years. This is an excellent opportunity for those seeking stability and access to European markets.

Conclusion

Buying a property in Greece in 2024 is a good idea. Athens and Thessaloniki are suitable for those who want to invest in an urban lifestyle with active rentals, while Corfu and other islands are suitable for those looking for privacy and high income from tourism.

Greece is a country with gorgeous beaches and beautiful streets. And, of course, a financial treasure hiding incredible opportunities for investors. Investing in property in Greece has become a symbol of successful strategic thinking. The favourable climate, stable economic situation and tourism prospects create ideal conditions for those looking for a profitable investment in a beautiful and tranquil environment.

A golden prospect: property investment in Greece

Economic stability and the growth of tourism have made investments in Greek metres in demand among foreign buyers. Low property prices, simple legal procedures and the development of tourist infrastructure create a solid foundation for long-term investments. The country’s economy shows positive growth dynamics, and analysts note that the income from rental property by the sea can reach 8-10% per year, which makes such investments particularly attractive.

An example of a successful investment is the purchase of several flats in Athens: the owners receive a stable income from renting the flats to tourists. The “Golden Visa” programme, which provides residence permits for those who are ready to invest in Greek real estate, increases interest in this market, turning it into a kind of “investment gold mine” in Europe.

Living by the sea is an investment in happiness: seaside property in Greece

A ticket to eternal summer: azure waters, unique sunsets and the quiet cosiness of island towns turn the purchase of a villa or house on the coast into a profitable investment in health and quality of life. The country offers unique opportunities for those who want to buy a villa for personal use and those who plan to earn money from renting.

Many people want to buy property on the Greek islands of Crete or Santorini to enjoy nature and tranquility:

1. Crete is a place where the sea and the mountains merge into a perfect landscape, and the villas here are renowned for their high quality and affordable price.
2. Santorini, with its recognisable white-washed houses and blue domes, is a benchmark for luxury holidays, making it a tidbit for investors.

Life, leisure, business: property in Greece for different purposes

The sunny country opens its doors to every scenario of property use: from living to running a business. Real estate attracts with comfort and favourable conditions, especially for retirees who are looking for a cosy and warm place to live a quiet life in Greece. It is the perfect atmosphere for those who want to meet the sunset of their life surrounded by beautiful scenery and good-natured neighbours. There are plenty of options, from small apartments to cosy houses in picturesque villages. Both for lovers of travelling and for those who want to spend the summer by the sea.

Thanks to the active development of tourist infrastructure, properties are becoming a great way to make a profit. Renting apartments to tourists is not just a way to cover expenses, but a real opportunity to earn.

For entrepreneurs, the niche is an interesting and promising option. Investing in tourist facilities – hotels, restaurants or apartments for rent – can provide high returns, especially in the resort regions of Athens and Santorini.

Pros and cons of buying property in Greece

Every investment needs to be carefully analysed. Knowing all the advantages and disadvantages is important in making a decision.

Pros:

1. Stable demand for rentals. Due to the tourist flow and the country’s attractiveness to foreigners, renting here remains in demand. This provides an opportunity to receive a stable income throughout the year.
2. The favourable climate: Mediterranean with mild winters and hot summers makes the country a popular place to live and holiday.
3. Affordable prices for secondary property in Greece. Compared to other European countries, the cost is quite low and affordable for most foreign investors.
4. The developed tourist infrastructure creates favourable conditions for property owners renting out accommodation.

Minuses:

1. Bureaucratic complexities. Transactions may involve complex bureaucratic procedures, require careful attention and time.
2. The need to scrutinise the legal aspects of the purchase. This is due to the peculiarities of local legislation and possible restrictions on land acquisition.

Popular regions: property in Athens, Crete and Santorini

Athens: life at the centre of history and modernity

An ideal choice for those who prefer to live in an active city. The capital of the country offers excellent rental conditions, whether long or short term for tourists. Neighbourhoods overlooking the Acropolis are particularly popular with those looking for unique properties.

Crete: between the mountains and the sea

Combining the spirit of tradition with modern amenities. This island is the ideal place for those who appreciate comfort and natural beauty. Buy an apartment or a house in Crete and enjoy the mountains, the sea and the centuries-old culture every day.

Santorini: a symbol of luxury and unique atmosphere

Buying a home here is an investment in a special lifestyle. Santorini is known for its unique architecture, and each house on this island is like part of a large art installation.

Conclusion

Investing in property in Greece is not only a financially rewarding decision, but also an opportunity to be part of an incredible history, experience Greek hospitality and enjoy the unique nature. The country offers excellent prospects for investors looking for stable investments with high returns. Whether the purchase is for personal use, rental or business, every investment becomes part of the big dream of living on the shores of the Aegean Sea.

On an island where the sun shines 340 days a year and taxes don’t warm the air any more than necessary, powerful reasons to invest in Cyprus property have developed. Financial rationality is combined with European comfort. The benefits are not advertised here – they are proved by figures, stability and concrete stories.

Taxes that don’t squeeze

The Cypriot tax system for investors is characterised by simplicity and predictability. The capital gains rate on the sale of properties is 0% if the property is not a business. Corporate tax is 12.5%, one of the lowest in the EU.

The absence of inheritance tax and exemption from dividend tax for non-residents reinforce the benefits of property investment in Cyprus. This tax architecture allows not just to preserve capital, but to systematically increase it.

Liquidity and price growth

The island has seen a steady rise in prices, with over 45% since 2016 in popular areas including Limassol, Nicosia and Paphos. The reasons to invest in residential property are reinforced by limited supply, especially on the coast, and demand from EU and Middle Eastern nationals.

High liquidity is ensured by an active domestic market and attractiveness to foreign buyers. Properties in central locations are renting for 5-7% per annum. With the right choice, the asset turns into a source of stable income, not just a worthwhile asset.

Rental yield and commercial potential

Commercial properties in Cyprus offer yields of up to 8-10% per annum, especially in Larnaca and Ayia Napa, where tourist and logistics areas are developing. Long-term leases provide stable payments, short-term leases maximise returns in season.

Reasons to invest in residential or commercial property include rental potential. Major IT companies relocating after 2022 have created demand for offices and premium accommodation. Especially in Limassol, which has become known as the “Silicon Quay”.

Permanent residence through purchase: an easy way to the EU

The way into the European legal framework is through permanent residence in Cyprus through property investments. The minimum threshold is €300,000 in a new building. The term of registration – 2-3 months. The residence permit is valid indefinitely, subject to retention of ownership of the property.

This mechanism does not require passing exams, language skills or permanent residence. The purchase provides status and peace of mind, especially against the background of unstable regions. Reasons to invest in Cyprus property include this tool of legal, predictable migration traffic.

Safety

The safety of life in Cyprus exceeds the European average: the crime index is 36 out of 100, similar to the Czech Republic and Austria. The streets of Larnaca and Paphos remain calm even at night. Crime news here is as rare as rain in August.

This is an important factor for investors, especially family investors who are considering relocation or long-term rentals. Confidence in the future and the safety of the asset is part of why the market is stable and attractive.

Sustainable market and openness to foreigners

The property market shows stability: even in the crisis years there was no collapse. Foreigners account for up to 30% of buyers, and in some regions – more than 50%. Registration of transactions is under the control of the Land Department, which excludes fraud.

The reasons to invest in Cyprus property are strengthened by the transparency of legislation, the absence of double taxation with a number of countries and clear rules for non-residents. This market is not just open, it invites mutually beneficial co-operation.

Infrastructure, medicine and comfort of everyday life

Health care offers a European level of service with a flexible choice between the public and private sectors. Private clinics in Nicosia, Limassol and Paphos are included in international accreditations, providing services in English, Greek and Russian.

The GESY system covers all residents and residence permit holders, providing access to a wide range of specialists. The average cost of an appointment is €15-20, making treatment affordable while maintaining quality. This reinforces the reasons to invest in Cyprus property for long-term residence and rental accommodation for families and retirees.

Cyprus property: income, status, protection

The benefits of asset ownership are not limited to returns. The investor receives not only profits, but also currency protection, multi-access to EU jurisdictions and a reputational asset. Property becomes an instrument of financial and personal security.

Investments in premium apartments, villas by the sea or boutique hotels demonstrate a return on investment of 8-11 years with a competent management model. New complexes in Larnaca and Paphos offer an option with guaranteed returns and turnkey management. A loyal tenant base is being formed due to the high standard of living and the region’s status as an international relocation centre.

Cyprus market open to new formats

The market is constantly adapting to new demands. After 2022, segments have become more active: digital offices, flexible spaces, properties for expats. This renews the reasons to invest in residential property, especially when choosing a commercial destination.

Construction companies are offering deferred payment terms, lowering the starting barrier to entry. Government measures to digitalise transactions and introduce green certificates increase the attractiveness of a new fund. Projects aimed at energy efficiency and autonomy – the trends of the coming years – are emerging.

Reasons to invest in Cyprus property: summarise

The way of investing in facilities combines financial efficiency with the comfort of living. The key advantages of investing in the housing market are concentrated in specific benefits:

1. Taxes are low, plain and simple.
2. Permanent residence permit – can be issued without bureaucracy and is valid indefinitely.
3. Yield – 5-10% per annum depending on the type of lease.
4. The market is steady, with prices predicted to rise.
5. Liquidity is high due to demand from foreigners.
6. Safety is above the European average.
7. Health care – European quality, including the private sector.
8. High standard of living – average life expectancy is 82 years.
9. Property in Cyprus for foreigners – no restrictions on purchase.
10. Pros of buying property in Cyprus – legal transparency, protection of rights.

This combination of factors makes island property an asset that is resilient to crises and fluctuations. With the right strategy, investments bring not only income but also strategic advantages.

The question of whether it is worth moving to Greece is heard more and more often not only among those who dream of the sea, but also among pragmatists looking for a balance between comfort, stability and the cost of living. The country is no longer just a resort: it has become a stage where the scenario of a new life is increasingly being played out – with a European background, oriental rhythm and southern flavour. Analyse below, using concrete figures and realities.

Geography of comfort: climate and ecological environment

The answer to the question of whether it’s worth moving to Greece starts with the climate. 300+ days of sunshine a year, mild winters, dry summers, with average temperatures of around +10°C in January and up to +34°C in August. Humidity rarely exceeds 70%, making even the hot months bearable.

Attica, Crete and Rhodes offer not only a comfortable climate, but also low levels of air pollution by European standards. In the Peloponnese, the level of suspended particulate matter in the air does not exceed 25 µg/m3 (according to Eurostat), which is below WHO standards.

Economic background: work and costs

To soberly answer whether it is worth moving to Greece, it is necessary to take into account the local labour market. The average salary is around €1100 per month (2024), with the minimum wage set at €910. The unemployment rate has fallen to 10.4 per cent, but regional disparities remain: Athens and Thessaloniki offer more opportunities, while islands and provinces suffer from seasonality.

Prices for basic products and services are lower than in most Western European countries. Example: a basket of 12 categories of goods in Athens (milk, bread, vegetables, meat, household chemicals, etc.) is about €170. The cost of renting a flat in the centre is from €500, on the outskirts – from 300.

Utility costs (electricity, water, internet) average €120-160.

Welfare, infrastructure and medicine

Understanding whether it is worth moving to Greece is impossible without analysing the healthcare sector. Public clinics operate according to European standards, but are often overloaded. Private medical centres offer quality services for reasonable money: an appointment with a specialist – €30-60, insurance policy – from €50 per month.

The transport network is unevenly developed. In Athens – metro, trams, buses. In other regions – emphasis on personal transport. Petrol costs about €1.90/litre.

Communication is stable: mobile internet – €10-15 for 10-20 GB, home internet – from €25 per month.

Cultural characteristics

When deciding whether to move to Greece, mentality is important. The high level of trust in society is combined with the slowness of administrative processes. Greeks value personal space, but do not avoid contacts. The style of communication is direct, emotional, but without aggression.

Integration is easier through language. Greek is not the most difficult for Slavs in terms of grammar. Mastery of English is enough at the start, especially in tourist and educational spheres.

Real estate: buying, renting and investing

Interest in buying property in Greece continues to grow. The average cost of a square metre in Athens is about €2200, in Thessaloniki – €1500, on the islands – from €2800.

The purchase of real estate gives the right to residence permit under the programme “golden visa” with investments from € 250 000. The programme is valid in Athens and Crete, while in Santorini and Mykonos the threshold is €500,000.

Investments in real estate provide yields of 4-7% per annum, especially in the short-term rental segment.

Legal aspects and long-term perspectives

Immigration to Greece requires a clear understanding of the conditions. For third country nationals, options are available on the basis of investment, freelancing, student visas or family reunification. Permanent residence is possible after 5 years of continuous residence.

Bureaucratic processes take time: registration of residence permit – 2-4 months, obtaining citizenship – from 7 years. But the level of control is lower than in France or Germany.

Pros and cons from the eyes of those who have moved away

According to the feedback from those who have moved to live in Greece, the way of life is pleasing in its simplicity. The slow pace of life reduces stress, and the sea and mountains are available at any time. The reviews also point out difficulties: high VAT (24%), seasonal water cuts on the islands, poor digitalisation of public services.

Pros of moving to Greece:

1. Loyal requirements for obtaining a residence permit.
2. Moderate food and housing prices.
3. A simple, comfortable rhythm of life.
4. Diversity of climatic zones.
5. Potential for property investment.

The cons of moving to Greece:

1. Difficulty finding a high-paying job.
2. Bureaucratic inertia.
3. Slow development of digital services.
4. Seasonal overloading of infrastructure on the islands.
5. Relatively high property taxes.

The balance between attractive living conditions and internal constraints forms an ambiguous image of the country. Despite the pros, each step requires an accurate assessment of personal priorities and a willingness to adapt to the local rhythm. The ability to balance expectations with reality is key.

Country in figures

The country has an area of 131,957 km². The population is about 10.3 million. As of 2024, the inflation rate is stabilised at 3.1% and GDP per capita is about €21,000.

Immigration to Greece has increased since the pandemic. In 2023, the country issued more than 13,000 new residence permits, of which 40 per cent were for real estate.

Whether it is worth moving to Greece: conclusions

The answer to the question whether to move to Greece depends on expectations and goals. For investors – a window with reasonable rates and simplified access to residence permits. For remote professionals – a chance to live by the sea with low costs. For families – a chance to raise children in an environment with a mild climate and a moderate pace. The country offers a balanced format confirmed by statistics, examples and testimonials.

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.