Greece or Cyprus: Where is it more profitable to obtain a residence permit through real estate?

Greece and Cyprus allow non-EU citizens to obtain residency status through investment. However, the programs differ significantly in terms of budget, income requirements, type of residence permit, and travel opportunities within Europe.

Residence permit through real estate in Greece

The Greek Golden Visa is issued for five years and can be renewed as long as the property ownership is maintained. A key advantage is that there is no requirement to reside in the country to maintain the status.

Investment thresholds

• 800,000 euros: Attica, Thessaloniki, Mykonos, Santorini, and islands with a population of more than 3,100 people. Usually, one property of at least 120 m² is required.
• 400,000 euros: other regions of Greece.
• 250,000 euros: special categories, including converting non-residential premises into residential ones and restoring protected buildings.

The program does not set minimum annual income requirements and grants the right to short-term travel within the Schengen Area.

Permanent residence in Cyprus

Cyprus offers permanent residency for an investment of 300,000 euros. When purchasing residential property, it is usually required to buy a new property from a developer worth at least 300,000 euros plus VAT.

Main requirements

• Proof of income: the investor must prove a stable annual income of at least 50,000 euros (plus 15,000 euros for a spouse and 10,000 euros for each dependent child).
• Maintaining status: the investment must be held. The status may be revoked if permanent residency is obtained in another country or if the investor is absent from Cyprus for two consecutive years.

It is important to note that as of 2026, Cyprus is not part of the Schengen Area, so a Cypriot residence permit does not grant the right to free movement within Schengen, which is available to holders of the Greek Golden Visa.

Comparison for the investor

Criterion	Greece (Golden Visa)	Cyprus (Permanent Residency)
Minimum threshold	from 250,000 €	from 300,000 €
Schengen Area	Yes	No
Income requirement	No	From 50,000 €/year
Status	Temporary (5 years)	Permanent

Conclusion

Cyprus may be more attractive with a budget of around 300,000 euros, confirmed foreign income, and a desire to obtain permanent status on the island. Greece is more often suitable for those who value freedom of movement within the Schengen Area, a wide choice of regions, and the absence of strict income requirements.

AILIT Group helps select properties that meet the requirements of the Greek program and organizes transaction support. More details: Golden Visa in Greece and comparison of investment areas in Crete.