A clear path to owning property in Cyprus.
Everything international buyers and residents should understand before transacting in Cyprus — taxation, residency by investment, and the legal procedure for purchase and rental.
One of Europe's most favourable tax jurisdictions.
Cyprus combines an EU-aligned legal framework with low headline rates, a broad treaty network, and a non-domiciled regime that exempts most foreign passive income.
Property transfer fees
- 0% when VAT is charged on a new build
- Otherwise 3% up to €85,000, 5% to €170,000, 8% above
- 50% statutory discount currently applied to resale transfers
VAT on property
- 19% standard VAT on new-build residential
- Reduced 5% rate on the first 130 m² of a primary residence (up to €350,000)
- No VAT on resale properties
Stamp duty
- No stamp duty on property purchase agreements from 2026
Annual ownership
- No annual immovable property tax (abolished 2017)
- Municipal rates typically €100–€500 per year
- Communal fees vary by development
Income & rental
- Personal income tax: 0% up to €22,000, with progressive rates up to 35%
- Rental income taxable with available deductions, including eligible allowances and loan interest
- Corporate tax: 15% from 2026, aligned with international tax framework standards
Non-domiciled status
- Available to qualifying new Cyprus tax residents for up to 17 years
- Exemption from SDC on worldwide dividends and interest income
- No inheritance, wealth, or gift tax in Cyprus
Tax information is provided for general guidance only and may be subject to legislative changes. Independent professional advice is recommended. Lextrus introduces every client to a regulated tax adviser to confirm the position for their personal circumstances before contract.
The Cyprus PR Programme (Regulation 6(2)).
A fast-track route to lifetime EU residency for non-EU nationals through qualifying real estate investment.
Qualifying criteria
- Minimum €300,000 (plus VAT) investment in new-build residential or commercial property
- Annual secured income of at least €50,000 from outside Cyprus, +€15,000 for a spouse and +€10,000 per dependent
- Deposit of €200,000 with a Cyprus financial institution, locked for three years
- Clean criminal record and valid Schengen-compatible health insurance
What you receive
- Permanent residency for the whole family — spouse, dependent children up to 25, and parents
- Processing in approximately 2–4 months
- Visa-free travel inside Cyprus; pathway to citizenship after 7 years of residence
- Required physical visit once every two years to maintain status
- 01Selection
Identify and reserve a qualifying property with Lextrus.
- 02Contract
Sale agreement signed, deposit lodged, documents prepared.
- 03Submission
Application filed with the Civil Registry & Migration Department.
- 04Approval
Permits issued, biometrics collected, residence cards delivered.
The legal pathway from offer to title deed.
Cyprus property law is based on English common law principles and offers strong protections to foreign buyers. The standard process takes 6–10 weeks to completion.
Property selection & reservation
Once a property is chosen, a reservation agreement is signed and a holding deposit (typically €5,000–€10,000) is paid. The property is withdrawn from the market.
Appointment of an independent lawyer
The buyer instructs a Cyprus-licensed lawyer to perform due diligence — title search, encumbrance check, planning compliance, and review of the developer's standing.
Council of Ministers permit (non-EU only)
Non-EU buyers require permission to acquire immovable property. The application is filed after signing and is granted as a formality once supporting documents are submitted.
Contract of sale & deposit
A bilingual contract is signed and 20–30% of the price is paid. Stamp duty is settled within 30 days and the contract is lodged at the Land Registry within 6 months to protect the buyer's interest.
Completion & payment of balance
The remaining balance is transferred on the agreed date — at delivery for new builds, or at title transfer for resales. Transfer fees and final taxes are settled.
Title deed transfer
The Land Registry issues the title deed in the buyer's name. For off-plan developments this may follow several months after physical delivery, while the contract lodgement protects ownership in the interim.
A straightforward route to a long-stay residence.
Whether for a year of relocation or a multi-year lease, the rental procedure in Cyprus is light-touch and well-regulated.
Brief & viewings
Lextrus curates a short list of properties matching your brief — area, budget, condition, schools, sea or mountain proximity. Viewings are arranged within days.
Offer & holding deposit
A written offer is submitted with proposed term and start date. A holding deposit (usually one month's rent) secures the property pending contract.
Tenancy agreement
A bilingual tenancy contract is prepared, setting out term (typically 1–3 years), rent, deposit (usually 1–2 months), inventory, and notice periods.
Utilities & move-in
Electricity (EAC), water, internet and council registration are arranged. An inventory and meter-reading report is signed jointly on the day of move-in.
Residency registration
EU citizens register with the Civil Registry within four months (Yellow Slip / MEU1). Non-EU tenants align registration with their visa or PR status.
1–2 months' rent, refundable subject to inventory.
One month's rent + VAT, payable on signing, which is paid by the landlord.
Commonly 1–3 months, defined in the contract.
Speak with a Lextrus adviser.
Every transaction is overseen end-to-end by a senior advisor — from legal introduction to tax registration and residency filing.