The main reasons to invest in Cyprus property: low taxes, high yields and more

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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:

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

What gives you a “golden visa” for Greece and how you can get it

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:

Opening a Greek bank account (possible remotely or through a proxy).
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.
Due diligence of the property and purchase. The registration goes through a notary, check the cleanliness of the object – mandatory.
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.
Passing biometrics. It is obligatory to be present in person at least once when submitting documents.
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:

Freedom of movement within Schengen. The residence permit allows you to live, enter, leave and travel in Schengen countries without restrictions.
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).
Family inclusion. Status applies to spouses, children under 21, and parents of both parties with no additional investment.
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).
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.
Investment growth potential. Introduction to the Greek property market, which is showing steady growth.
Pathway to Citizenship. Possibility to apply for citizenship after 7 years of legal residence in the country.
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:

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.
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.
The opacity and nuances of renting in tourist areas may require professional management.
Mandatory filing of documents through a notary increases the total cost of the transaction.
Difficulties in opening a bank account may arise for citizens of some countries, including CIS countries, which requires the involvement of specialists.
Children lose their residence permit status once they reach the age of 21, unless additional steps are taken to maintain their status.
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.

May 22, 2025

Why investors are investing massively in Greek property

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:

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.
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:

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.
The favourable climate: Mediterranean with mild winters and hot summers makes the country a popular place to live and holiday.
Affordable prices for secondary property in Greece. Compared to other European countries, the cost is quite low and affordable for most foreign investors.
The developed tourist infrastructure creates favourable conditions for property owners renting out accommodation.

Minuses:

Bureaucratic complexities. Transactions may involve complex bureaucratic procedures, require careful attention and time.
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.

May 23, 2025