Buying Property in Cyprus: A Buyer's Guide
Thinking about an apartment or house in Cyprus, for holidays, living or investment? Here are the essentials to know before you buy, step by step.
Can a non-EU citizen buy property in Cyprus?
Yes. Buyers who are not EU citizens need a permit from the Council of Ministers to acquire property. The application is filed with the District Office, usually by the buyer's lawyer.
There are limits on the number of properties and the land area a non-EU buyer may acquire. In 2026 Cyprus started amending these rules to further restrict land purchases in certain zones, while buying homes in urban areas remains possible. We check every case before a contract is signed.
Step-by-step buying process
- Consultation and location - we define your budget, goal (living, holidays, rental) and the right town.
- Shortlist and viewings - in person or by video conference.
- Reservation - usually with a deposit.
- Due diligence - ownership, encumbrances, mortgages and, for new builds, building permits are checked.
- Sale contract - once signed, it is deposited with the Land Registry, protecting the buyer until title transfer.
- Non-EU buyer permit - the acquisition permit application is filed.
- Title transfer - once the price is paid and title deeds are issued, ownership is registered in your name.
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| Cost | How it is charged |
|---|---|
| VAT (new property bought from a developer) | Standard rate 19%. A reduced rate exists only for a main residence, under strict conditions. |
| Transfer fees | Not charged where VAT was paid. Otherwise progressive rates of 3% to 8%, reduced by 50%. |
| Legal fees | Agreed with your lawyer. |
Stamp duty was abolished from 1 January 2026. The exact cost depends on the property, so we calculate it before reservation.
Residency through investment
Cyprus offers a fast-track permanent residence route for non-EU investors. The main conditions are:
- an investment of at least €300,000 excluding VAT, for example in a new property bought from a developer;
- secured annual income of at least €50,000, plus €15,000 for a spouse and €10,000 for each child;
- funds transferred from abroad with a documented source.
This is a residence permit, not citizenship. Cyprus ended its citizenship-by-investment scheme in 2020.
Where to buy
Limassol - the most dynamic and most expensive market. Paphos - calmer, with UNESCO-listed archaeological sites and its own international airport. Larnaca - home to the island's largest airport and the Finikoudes seafront. Ayia Napa & Protaras - the best-known beaches. Nicosia - the capital, inland.
What to watch out for
- Check whether a separate title deed exists or is still to be issued.
- On new builds, check for mortgages on the developer's land.
- Make sure the contract is deposited with the Land Registry.
- Hire an independent lawyer who represents you, not the seller.
- Property in the north of the island carries specific legal risks; we work only in the Republic of Cyprus.