How Much Do Utilities Cost in Cyprus in 2026

Flat owners in Cyprus pay for electricity, water, sewerage and refuse collection. Electricity takes the biggest share: in summer, with the air conditioning on all day, the bill for a two-bedroom flat can reach €150 a month. Water is far cheaper — in Limassol a couple pays around €22 a month, sewerage included.

This article explains what makes up electricity and water bills, how to transfer them into your name after buying, what internet and gas cost and what changed in 2026. The taxes and charges an owner pays once a year are covered in our article on what it costs to buy a flat in Cyprus.

Content:

• Which utility bills an owner receives
• Electricity
• Water
• Sewerage
• Refuse collection and local charges
• Internet, gas and other costs
• How to transfer the bills after buying
• Example: the monthly total
• Who should budget for more
• What changed in 2025–2026
• Frequently asked questions
• Find a flat in Cyprus

Which utility bills an owner receives

Cyprus has no mains gas and no central heating. Flats are heated with air conditioners, electric heaters or gas bottles.

Electricity

An electricity bill is made up of several parts:

• energy — a charge for every kilowatt-hour used;
• transmission and distribution — also per kilowatt-hour, at rates set by the energy regulator CERA;
• fuel adjustment — it moves with the price of the fuel burnt by the power stations;
• fixed charges for metering and customer service — a few euros a month;
• a levy for the renewable energy fund;
• VAT — a reduced 5% rate applies to all households from 1 May 2026 to 31 March 2027.

With every component included, a kilowatt-hour costs a household roughly 25–32 cents. The total depends most of all on the season:

These are rough figures: a lot depends on the number of air conditioners, the insulation and whether the flat is lived in all year.

"New owners worry about winter bills, but July and August are when they pay the most. Air conditioning running all day in two bedrooms and the living room can easily double the bill. That is why a flat with a good energy rating pays for itself in Cyprus in the summer," says a residential complex manager in Larnaca.

Since 1 October 2025 the electricity market has been open to competition, and besides EAC you can sign up with another supplier. The grid is still shared, so transmission and distribution charges stay the same.

Solar panels help cut the bill. How to connect them and what limits apply on the grid will be covered in our article on solar panels in Cyprus.

Water

Since 1 July 2024 water supply has been run by the district local government organisations. Each district has its own tariff, but they all work the same way: a fixed charge for the billing period plus a price per cubic metre that rises with consumption.

VAT at 5% is added to the water bill. Because the price per cubic metre climbs in steps, water is most expensive for homes with a garden or a pool. Dry years recur in Cyprus, and the authorities are discussing higher tariffs for households that use more than the norm.

Why the island is short of water and what to check at a property before buying will be covered in our article on water in Cyprus.

Sewerage

Sewerage is paid for twice:

1. An annual charge. It is based on the property's cadastral value and paid by the registered owner. In Limassol it comes to about €44 a year per €100,000 of value.
2. A usage fee. It is added to the water bill for each cubic metre: €0.64 in Limassol, €0.55 in Nicosia and €0.50 in Larnaca.

In Nicosia, selling a flat requires a certificate that sewerage charges have been paid, so any arrears are best cleared straight away.

Refuse collection and local charges

The municipality sets the refuse collection fee, which is charged per flat or house rather than by floor area. It is usually €150–170 a year. The municipality also levies a small charge on the cadastral value. The annual immovable property tax was abolished back in 2017.

Internet, gas and other costs

• Internet. Fibre broadband usually costs €30–50 a month. The large providers may charge for installation.
• Gas. A 10 kg bottle of liquefied gas costs about €20–25 when you return the empty one. It is used for cooking or for a heater.
• Common expenses of the complex. Cleaning, the lift, the pool, the garden and lighting in shared areas. Ask the management company for the amount before you buy.
• Home insurance. For a flat of around 80 m² it costs roughly €180–350 a year. With a mortgage, the bank requires the home to be insured.

How to transfer the bills after buying

After a purchase, the electricity and water accounts are transferred to the new owner. You will need the sale contract or title deed, your passport and the latest meter readings.

• Electricity. Transferring an EAC account costs €15 plus VAT. Owners pay a €75 deposit with the first bill. If a tenant opens the account, the deposit is higher: €200 for EU citizens and €350 for others.
• Water. The deposit is €50 for an owner and €250 for a tenant in Limassol, and €125 in Nicosia.

Before the deal, ask the seller for the latest paid bills. For the other documents worth requesting before the deal, see our article on how to check a flat in Cyprus before buying.

Example: the monthly total

This is a sample calculation for a two-bedroom flat in Limassol where two people live all year round. They use about 40 m³ of water every 4 months.

If the complex has a pool, security and gardens, the common expenses come on top.

Who should budget for more

• Buyers of a house with a pool and a garden. Watering and the pool push water use into the expensive tariff bands.
• Owners who will live in Cyprus all year. The summer months with air conditioning account for most of the annual electricity bill.
• Buyers of an older flat without insulation. The air conditioning runs longer in both summer and winter.
• Owners who let short-term. The owner pays for electricity and water, and guests rarely economise.

What changed in 2025–2026

• Since 1 October 2025, electricity can be bought from suppliers other than EAC.
• From 1 May 2026, VAT on household electricity was cut to 5%. The relief runs until 31 March 2027.
• From 2026, new solar panels are connected under a new scheme: surplus power is bought at the wholesale price instead of being offset one for one against the bill.
• Cyprus is building permanent desalination plants and upgrading the grid. The authorities promise that grid costs will not be passed on to bills, but tariffs will not fall as a result either.

Frequently asked questions

How much does electricity cost in Cyprus?

Roughly 25–32 cents per kilowatt-hour with all components included. In summer the bill for a two-bedroom flat can reach €150 a month.

How often do utility bills arrive?

Electricity every 2 months. Water depends on the district: every 4 months in Limassol and quarterly in Larnaca.

Is there central heating in Cyprus?

No. Flats are heated with air conditioners, electric heaters or gas bottles.

Who pays the utilities if the flat is let?

Usually the tenant: the electricity and water accounts are put in their name for the tenancy. Who pays the complex's common expenses is decided by the tenancy agreement.

Find a flat in Cyprus

It pays to work out running costs while you are still choosing: a flat with a good energy rating and no unnecessary facilities is noticeably cheaper to keep. On Cyprus-Real.Estate you can compare flats in Cyprus and new developments — newer buildings usually have better insulation.