Cyprus property
Buyer guides, with the sales pitch removed.
The necessary process detail for a foreign buyer, checked against Cyprus government, Tax Department and Department of Lands and Surveys material. Rates and legal rules are source-linked and visibly dated; an unsupported fact is left out rather than guessed.
This is general information, not legal or tax advice. Obtain advice for your transaction before signing or paying money.
Start with the issue
9 practical guides
Each guide shows its author, review date, advice disclaimer and primary sources.
Property transfer fees
A source-linked guide to Cyprus property transfer fees, the VAT exemption, the general reduction, and a calculator that follows the current DLS bands.
Read guide →Total cost of purchase
A practical Cyprus property purchase budget: price, VAT or transfer-fee treatment, sale-contract deposit, professional and finance quotes, completion cash and recurring costs.
Read guide →VAT on new builds
A restrained guide to VAT on Cyprus new builds, the official standard and reduced rates, the Tax Department certificate process, and a split-rate calculator.
Read guide →Permanent residency
The Cyprus investor permanent-residency property route explained with every core condition together: qualifying first sale, investment, external funds and income, records, insurance and maintenance.
Read guide →Title deeds
A DLS-sourced guide to Cyprus title deeds, search certificates, encumbrances, sale-contract deposit and specific-performance protection when separate title is unavailable.
Read guide →Buying as a non-EU citizen
A process guide for non-EU buyers of Cyprus property: District Administration permission, Form COMM 145, title due diligence, tax treatment and the separate residence question.
Read guide →Capital gains tax
How capital gains tax works when you sell property in Cyprus: the rate, the three lifetime exemptions raised on 1 January 2026, the inflation adjustment, family gifts and inheritance, and when to declare.
Read guide →Mortgages for foreign buyers
What a bank in Cyprus may lend on a home: the Central Bank's loan-to-value and repayment limits, the rule for loans in another currency, the average rate on new mortgages, and what a buyer from abroad should prepare.
Read guide →Rental yields
Gross rental yields for Limassol, Paphos, Nicosia, Larnaca, Famagusta and 71 districts, from asking prices and rents, with the sample behind each figure and what a gross yield leaves out.
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