Greece or Cyprus - residence permit for investment and permanent residence by the sea in 2026

Briefly: what to choose

If free Schengen is important and you are ready to enter real estate from 400,000 euros, your option is Greece golden visa. If you need unlimited status, a minimum budget of 300,000 euros, speed and zero tax on dividends - look away Cyprus permanent residence by investment.

• For a family with children and a desire to travel around the EU - often more profitable Greece: Schengen works from the first day.
• For those who want permanent status and tax-optimized relocation - Cyprus: permanent residence does not expire, non-dom regime exempts dividends.
• By budget Cyprus is usually cheaper on entry; Greece is more expensive, but gives immediate mobility throughout Europe.

Side by side comparison

Greece: Residence permit for real estate and Schengen

The Greek Golden Visa is one of the oldest residency by investment instruments in Europe and will operate under updated rules in 2026. The main change is the multi-level threshold. In the most popular locations (central areas of Athens, Thessaloniki, islands with a population above a certain threshold, popular resorts) the minimum investment is 800,000 euros. In other regions of the country - 400,000 euros. The option of 250,000 euros was retained only for narrow cases: restoration of cultural heritage sites and reconversion of commercial real estate into residential real estate.

The purchase must be one object with an area of ​​at least 120 square meters. m (for the two senior thresholds), and the law directly prohibits renting out such housing for short-term rentals such as Airbnb. This is a conscious turn of the state: the program was reoriented from mass demand to more capital-intensive transactions. According to official data, the influx of foreign capital into real estate in the first nine months of 2025 dropped by about a quarter compared to last year - the market is digesting new thresholds.

• The status is issued for 5 years and is extended as long as you own the property.
• There is no need to live in Greece - it is suitable for those who are not planning to move right now.
• The residence permit card allows free movement within Schengen for up to 90 days per six months.
• The application includes a wide range of relatives.

Threshold logic works like this. Eight hundred thousand euros is, in fact, the center and most expensive areas of the largest agglomerations, where the government deliberately cools demand so as not to squeeze locals out of the housing market. Four hundred thousand - the rest of Greece: mainland regions, small islands, the periphery of large cities, where real estate is cheaper for an investor, and the same residence permit is opened. The option of two hundred and fifty thousand euros lives in only two niches - you are either restoring an architectural monument or converting a commercial building into residential use. This is a tool for those who are ready to invest in a project, and not just buy a ready-made apartment.

An important practical point is that the object must be single: the law requires that the investment be for one piece of real estate, and not be made up of several small lots. This closed the previous scheme, when investors collected several cheap apartments in different areas. For a family, this means that you need to choose consciously: one property for both living and investment.

We have collected a detailed analysis of thresholds, documents and the process in the material about Greece golden visa.

Cyprus: indefinite permanent residence from 300,000 euros

Cyprus does not offer a temporary, but a permanent residence permit - and this is its key difference from the Greek model. Invest from 300,000 euros (plus VAT) in a new first-sale property from a developer, shares of local investment funds or shares of Cypriot companies - and you receive a status that does not expire and does not require regular renewal.

In return, the state puts forward a financial condition: a confirmed annual income from abroad of 50,000 euros, plus 15,000 euros for a spouse and 10,000 euros for each minor child. This is a filter on solvency - the program is designed for people with stable passive or foreign income, and not for those who plan to earn money locally.

• The status is unlimited - you received it once and forgot about renewals.
• It is supported by a simple condition: to enter the island at least once every two years.
• The English-language business and everyday environment is a legacy of the British period.
• Strong connection with non-dom mode for tax optimization.

Psychologically, the Cypriot model is closer to those who think in terms of a permanent solution rather than a temporary solution. The Greek residence permit must be kept tied to the real estate and renewed every five years; Cypriot permanent residence is issued virtually forever and does not depend on what you do with the asset later - formally it is enough to keep the investment, and the status does not expire subject to rare visits. For a family that plans to settle on the island for years and does not want to return to paperwork every time, this is a significant plus.

The English-speaking environment is not a marketing cliche, but a real legacy of British governance: in Cyprus, English is used in courts, banks, medicine and schools, and there is a developed system of international schools with British and American programs. For families with school-aged children, this is often a deciding factor - moving does not require immediate immersion in an unfamiliar language. The island's business infrastructure is designed for international business, which is convenient for entrepreneurs moving their company with them.

We have described the thresholds, the list of acceptable objects and the nuances of income in detail in the guide about Cyprus permanent residence by investment.

Full Cost: Entry and Expenses

It is incorrect to compare only the investment threshold - the final check consists of the deposit, taxes on the transaction, government and legal fees and expenses for each family member.

Greece. The basic investment is 400,000 euros outside the premium zones or 800,000 euros in them. On top there is a tax on the transfer of rights (for secondary housing) or VAT on a new building, notary, registration, legal support and state fees for residence permit cards for each applicant. For a family of four, it is worth setting aside a significant amount on top of the deposit, but the real estate itself remains your asset and generates income (except for the prohibited short-term rentals).

Cyprus. A minimum of 300,000 euros plus VAT - and here is a nuance: on new housing, VAT is usually 19%, but when purchasing the first main residence, a preferential rate of 5% is possible on part of the area within established limits. This significantly affects the result: 300,000 euros with full VAT and the same 300,000 with partial benefits are two different estimates, and they need to be calculated in advance. Add government fees for filing an application for each family member, legal support of the transaction and registration of rights. Because the status is indefinite, there are no regular renewal costs - unlike in Greece, where you return to the procedure every five years. Over the long term, this reduces the total cost of status ownership.

At the entrance, Cyprus is almost always cheaper than Greece, especially when compared with premium Greek zones at 800,000 euros. But direct comparisons based on threshold alone are deceptive: Greek property in tourist areas is traditionally more liquid and stronger as a long-term income-earning asset, while a Cypriot investment is more often seen as a base for relocation and tax residency rather than pure speculation on rising prices.

• Greece: contribution + transaction tax/VAT + fees for residence permit for each.
• Cyprus: contribution + VAT (19% or preferential 5%) + fees for permanent residence.
• There are no annual renewals in Cyprus - saving on support in the long run.

It is more convenient to calculate the exact estimate for your family composition and region individually - request a quote from BRIDGES.

Time frame and process step by step

Both programs are relatively fast, but the logic is different.

Greece - procedure:

• Selection and verification of an object, opening an account and obtaining a tax number.
• Purchase and sale transaction with a notary, registration of rights.
• Applying for a residence permit, collecting biometrics.
• Obtaining a residence permit card - on average 3-6 months from the start.

Cyprus - procedure:

• Selection of the first sale object and reservation.
• Confirmation of foreign income and origin of funds.
• Transfer of investment and application for permanent residence.
• The decision of the authorities is approximately 2-6 months, most of the time is spent on verification.

In practice, Cyprus can obtain status a little faster due to the accelerated procedure, but the speed greatly depends on the completeness of the package of documents and the purity of the source of funds.

What status gives: mobility and access

Here the difference is most obvious. Greece is a full member of the Schengen zone, therefore its residence permit card opens up free travel to 29 Schengen countries without a separate visa (within 90 days for 180). For a traveler whose business and interests are scattered throughout Europe, this is a decisive argument.

Cyprus is not yet a member of Schengen, although the government has announced its intention to join. Therefore, a Cypriot permanent residence holder still needs a Schengen visa to travel within continental Schengen. But Cyprus is a full member of the EU, and upon joining Schengen, its status will automatically increase.

• Greece: Schengen from day one, convenient for active travelers.
• Cyprus: still outside Schengen, but within the EU and on the way there.
• Both statuses are a legal basis for a long stay in the country for any period.

If you are interested in the overall picture of European programs, check out our review of EU golden visas in 2026.

Taxes: where is it more profitable to live?

The tax angle often trumps everything else, especially for entrepreneurs and passive income investors.

Cyprus built a powerful tax magnet around residence - a non-dom regime. By becoming a tax resident (under the 183-day rule or the simplified 60-day rule, which has become softer since 2026), an individual with non-domiciled status is completely exempt from income tax and from the SDC on dividends and passive interest worldwide. The only thing left for dividends is the contribution to the GESY healthcare system at a rate of 2.65%. The exemption is valid until the age of 17. For those who live on dividends, the difference with regular European rates is huge.

Since 2026, the 60-day rule has become more accessible: the condition of not being a tax resident in any other country has been removed, which has expanded the circle of those who can become a Cypriot resident without moving for six months. The non-dom exemption itself is designed for a long distance - up to seventeen years from the year in which the person became a tax resident, with the possibility of a paid extension. This is the horizon at which savings on dividends are no longer calculated as percentages, but in amounts comparable to the initial investment.

Greece It does not provide a direct zero regime for dividends, but it offers its own special regimes for new tax residents - for example, a fixed annual tax for wealthy individuals moving their center of interests to the country, and separate benefits for foreign pensioners and for repatriates and qualified specialists returning or moving to Greece. This is a different instrument in design: it is strong for large capitals, whose income is scattered around the world, and for pension income, but does not duplicate the Cypriot dividend model and works according to a different logic.

• Cyprus: 0% on dividends and interest in non-dom mode, only 2.65% GESY, up to 17 years.
• Greece: flat tax for wealthy individuals, benefits for pensioners and repatriates.
• Important: tax benefits appear only when you actually move and change residence, and specific rates must be calculated based on your income structure.

Family Inclusion

Both programs are family-friendly, but the conditions differ in details.

Greece includes in one application a spouse, children under 21 years of age, as well as the parents of the main applicant and his spouse - the circle of relatives is one of the widest in Europe. Children can remain in status after 21 years of age if a number of conditions are met.

Cyprus adds a spouse and minor children, as well as, if additional conditions are met, financially dependent student children and, in some cases, parents. Key difference: for each family member you need to confirm additional foreign income (15,000 euros for a spouse, 10,000 euros for a child). In Greece there is no such income as a condition.

• Greece: wide range, including parents of both spouses, no income requirement.
• Cyprus: family is included, but each dependent increases the income threshold.

Checking the source of funds and due diligence

Both countries are members of the EU, so they are strict about the origin of capital. Authorities check the legality of funds, absence of criminal records, sanctions lists and reputation. The refusal is most often associated not with the amount, but with the opaque history of the money.

Before submitting, BRIDGES conducts its own preliminary audit for both programs: we check whether your package of documents will withstand government due diligence, whether income is correctly confirmed (critical for Cyprus), and whether there are any problems with the property and zone (critical for Greece with its new thresholds). This eliminates the risk of failure and loss of time.

• We check the source of funds and its documentary evidence.
• We compare the object with the current zones and thresholds of Greece.
• We consider the foreign income to be sufficient for the Cypriot application.
• We check the cleanliness of the reputation of all applicants in advance.

Common mistakes when choosing

Most disappointments come not from the programs, but from incorrect expectations at the start.

• Consider Greek €250,000 as the current base threshold. In 2026, this is already a narrow option for cultural heritage sites and reconversion, rather than a general rule.
• To think that Cypriot permanent residence is immediately granted by Schengen. Not yet - to travel within Schengen you need a visa.
• Underestimate the income requirement in Cyprus. Without a confirmed 50,000 euros per year from abroad, the application will not be accepted.
• Expect tax benefits without moving. The non-dom regime only works with real tax residence on the island.
• Count on a quick passport. Both countries provide a path to citizenship only through years of residence, not investment.
• Buy a Greek property for Airbnb. Short-term rentals of Golden Visa properties are prohibited.

Which program is suitable for whom?

Let's boil it down to specific scenarios.

• Active traveler in Europe. Greece - Schengen opens immediately.
• Anyone who wants status forever without renewals. Cyprus - indefinite permanent residence.
• Entrepreneur with dividend income, ready to move. Cyprus - non-dom zeros out the tax on dividends.
• Family with children and elderly parents. Greece - application includes parents of both spouses without income requirement.
• Minimum entry budget. Cyprus - the threshold of 300,000 euros is usually lower than in Greece.
• English-speaking environment and moving children to school. Cyprus - English in everyday life and business.
• Investment as a profitable asset in a tourist country. Greece has a strong rental market (besides the prohibited short-term rentals).

Final verdict

There is no direct winner - there is an exact match to the task. Greece wins on mobility: Schengen from day one, wide family, clear path to a passport after seven years of residence. The price for this was high thresholds in popular locations. Cyprus takes others: perpetual status, low entry, speed and non-dom tax regime, which often decides everything for dividend income. Its weakness is the absence of Schengen and mandatory confirmation of foreign income.

It is worth keeping in mind the dynamics: Greece has already undergone its reform and in 2026 it is working according to established, albeit high, thresholds - the rules here are predictable. Cyprus, on the contrary, is at the point of change: the tax landscape has been updated since 2026, the country is declaring a course towards Schengen, and joining the zone will significantly increase the value of the status. Anyone who comes to Cyprus now is actually betting on this movement - in a successful scenario, you will receive both indefinite permanent residence and Schengen mobility without changing the program.

In short: you are coming for European mobility and real estate in the tourism economy - Greece. You are coming for permanent status, tax optimization and an English-speaking environment - Cyprus. In order not to guess which scenario is more profitable for you in terms of budget, family composition and tax situation, discuss the problem with BRIDGES experts - we will select a program and calculate the full estimate.