SEVEN CONSULTING • 2026

Cyprus Buyer Decision Guide

A practical guide for overseas buyers considering Cyprus property for investment, personal use, family optionality or an applicable permanent-residence pathway.

This guide is educational. It is not legal, tax, immigration or investment advice.

1. Start with the job the property must do

Do not begin with a unit number. Start with your objective: investment; personal or holiday use; family relocation or optionality; permanent-residence facilitation, if eligible; or a combination.

2. Set a realistic decision budget

Your initial budget is used to determine whether a project belongs in the conversation. Seven may use current project-level indicative ranges for this first filter. An indicative “from” price is not a live quotation and does not prove that a specific unit is available at that exact price.

3. Cyprus investor permanent residence — current official baseline

Cyprus operates an expedited investor immigration-permit procedure under Regulation 6(2) for qualifying third-country nationals. For the official new house/apartment route, the current criteria include a first-sale house/apartment from a development company worth at least EUR 300,000 plus VAT, together with separate income, funds-origin and other eligibility criteria.

Property purchase does not automatically confer citizenship.

4. Do not confuse a legal threshold with a property recommendation

• Is the unit actually available?
• What is the exact current price?
• What payment schedule applies?
• What is the current construction/completion position?
• What costs apply to this transaction?
• If residency matters, how does this exact property fit the current route?

5. The meeting-first model

Seven initially needs only your name/contact, Cyprus/Greece/both, approximate budget, primary objective, purchase timeline and whether you have previously dealt with Leptos/Armonia. Where suitable and attribution-clear, Seven can formally register the prospect before arranging a private Leptos/Seven developer presentation.

6. What the developer presentation is for

The meeting is designed to answer the questions that should not be guessed: relevant current projects, live unit availability, exact pricing, project/unit payment options, construction/completion information, current developer documentation and buyer-specific technical questions.

7. Payment plans

Seven’s current operating understanding is that multi-year developer payment structures may be available and that a general framework of approximately four years can apply in some current cases. Do not treat that as a universal promise. Exact terms are confirmed by Leptos for the buyer.

8. Cyprus serious-buyer fly-in / inspection programme

Seven’s current operating understanding is that the programme remains active. Depending on current Leptos confirmation, it may include travel, stay where applicable, local transport, project/site visits and an office visit. Seven does not advertise a fixed deposit percentage, fixed trip duration or automatic entitlement.

9. Project due-diligence questions

• What exact unit is being offered?
• What is the current price?
• What payment schedule applies?
• Is the unit complete, under construction or planned?
• What current completion/handover position applies?
• What recurring service/management costs may apply?
• Who provides independent legal advice?
• What evidence supports any rental-management or return statement?

10. Red flags

• Guaranteed citizenship or PR approval
• Guaranteed investment return without current written terms
• A brochure price presented as live unit pricing
• Fabricated “last unit” urgency
• Tax promises without transaction-specific advice
• Outdated residency thresholds

11. Seven’s role

Seven helps structure the buyer brief, checks prior-Leptos contact, formally registers suitable prospects, coordinates the developer meeting, tracks questions and follow-up, and maintains a documented CRM trail. Seven does not grant residency, guarantee citizenship or returns, invent live availability, offer discounts independently, or replace independent legal/tax advice.