Cyprus's Heaven Homes hub covers Limassol, Paphos, Nicosia, Larnaca, Famagusta (Ayia Napa/Protaras) and the Troodos hills. Median prices in 2026: Limassol seafront €4,800/m², Limassol city €3,200/m², Paphos €2,800/m², Larnaca €2,200/m², Nicosia €2,000/m². Foreign buyers (non-EU) are limited to one property up to 4,014 m² (1 donum) — Council-of-Ministers approval is routine (4-8 weeks). EU buyers face no restrictions. The Cyprus Investment Programme (citizenship-by-investment) was suspended in 2020 and has not returned. The Permanent Residency Permit (Category F / Fast-Track) remains and triggers at €300,000 + VAT new-build property purchase, granting indefinite residency for the whole family. Naturalisation to a full EU passport after 7 years of residency (5 if married to a Cypriot). Buying costs ~8-10%: transfer fees 1.5-4% sliding (50% discount if VAT paid), VAT 19% on new-build (or 5% reduced rate for primary residence ≤200m²), legal 1%, agency 3-5% (paid by seller). Closings via lawyer + Land Registry — 30-60 days. Mortgages: non-resident 60-70% LTV at ~4-5%. Strong yields in Limassol long-let (5-6%), Paphos retiree market (4-5%), Ayia Napa short-let (8-12% summer).
