CYPRUS BUYING GUIDE

Buying In Cyprus Q's + A's

Selling ∙ Buying ∙ Notary ∙ Legal ∙ Fees

CYPRUS operates a permission-based property market for non-EU buyers, requiring Council of Ministers approval before a title deed can ultimately be issued, which sets it apart from the more familiar systems in the UK and Northern Europe. This shouldn’t put buyers off — in practice refusals are rare, and the process, once explained, is straightforward and well protected by law throughout. Here’s what to expect as a buyer..

OUR INTRODUCTORY MEETING WITH YOU
We’ll always arrange to have a brief meeting with you (before) we start viewing. This will ensure that we now completely understand your property requirements. We’ll also outline to you all of the associated costs involved with your purchase, including transfer fees and VAT, as well as explaining the purchase permit process and the role of the Land Registry ahead.

VIEWING YOUR SELECTED PROPERTIES
We’ll arrange for you to view as many properties as is required. If we don’t have the most suitable property for you, we’ll then also search our other partner agent property listings on your behalf. This expands your search for a suitable property.

MAKING AN OFFER ON YOUR PROPERTY
We’ll negotiate the offer on your behalf. Assuming that an offer is accepted, you can then choose your legal representative. We can provide a list of some locally based bi-lingual lawyers who can carry out the necessary title checks at the Land Registry and advise on the purchase permit, deciding which one may be best to represent your interests quite independently.

THE PROPERTY RESERVATION PROCESS
Once your offer is accepted, we’ll ask you for a (to hold on behalf of the buyer) reservation holding deposit, typically €5,000 – €10,000 (this can be more for properties of €600,000 and above). This will reserve the property for a period of approximately 4-6 weeks and prevent any other agent/s from marketing it. During this period your lawyer carries out due diligence at the Land Registry and, for non-EU buyers, begins preparing the application for the Council of Ministers purchase permit (under Cap. 109) required before the title deed can eventually be transferred.

YOUR EXCHANGE OF THE CONTRACT
Once due diligence is complete, the Contract of Sale is signed, whereby the buyer pays a further deposit, typically 20-30% of the purchase price (minus the reservation holding deposit), directly to the vendor/s, with the balance payable within the agreed timescale or, for new-build purchases, according to a staged payment schedule. Your lawyer must deposit the signed contract at the Land Registry within six months, which secures your right to the property. Note; this stage can always take place without the (buyer/s or seller/s) even needing to be present in Cyprus, via Power of Attorney.

SIGNING OF THE PROPERTY TITLE DEEDS
Either (or both) parties can assign a Power of Attorney to their lawyer/s to act on their behalf. If not, both buyer/s and seller/s are required in person to transfer the title deed at the District Land Registry in Cyprus. This is where the final balance of funds is confirmed as paid, after which the title deed is formally registered in your name, once any purchase permit has been granted.

THE ENERGY PERFORMANCE CERT (EPC)
We’ll also ensure that your property has a valid Energy Performance Certificate, which is a legal requirement before any property can be advertised or sold in Cyprus.

SOME OTHER USEFUL INFORMATION
Your lawyer is also responsible for registering the change of utilities (water and electricity) into the new owner’s name, and will confirm whether the purchase permit is required based on your nationality (EU/EEA citizens are exempt). It is always advised that all buyer/s use their own independent legal representative/s.

OTHER COSTS INVOLVED IN PURCHASING
Approximate one-off costs when purchasing any property in Cyprus will always include-
Transfer fees: 3% – 8% on a sliding scale (currently reduced by 50%), waived where VAT has been charged on the purchase
VAT: 19% standard rate on new-build property, reduced to 5% for an eligible primary residence up to set thresholds
Legal fees: Around 1% – 3% of the purchase price, plus VAT
Stamp Duty: Abolished as of 1 January 2026

Do non-EU buyers need permission to buy property in Cyprus? Yes, non-EU buyers need Council of Ministers approval under the Cap. 109 permit, though refusals are rare.
How much are transfer fees in Cyprus? 3% – 8% on a sliding scale based on the Land Registry’s market value, currently reduced by 50%; fees don’t apply where VAT was charged.
Is VAT payable on property in Cyprus? New-build properties are subject to 19% VAT (or a reduced 5% for an eligible primary residence); resale properties are generally VAT-exempt.
Is stamp duty still payable in Cyprus? No — stamp duty was abolished from 1 January 2026.
Do I need to be in Cyprus to complete the purchase? No — your lawyer can act under Power of Attorney throughout, including depositing the contract at the Land Registry.