How to Register a Flat in Cyprus for Short-Term Letting
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To host tourists in your flat in Cyprus, you first need to add it to the register of the Deputy Ministry of Tourism. Registration costs €222 and lasts 3 years. Without it, Airbnb and Booking will not publish the listing, and letting without a number risks a fine of as much as €5,000.
This article walks through how to register a flat step by step, what standards it has to meet, which taxes the owner pays and how properties are inspected. How short-term letting differs from an ordinary tenancy is explained in our article on how to let a flat in Cyprus.
Content:
Which properties must be registered
Short-term letting falls under Law 34(I)/2019. It regulates hotels and tourist accommodation, including private homes, which the law calls self-catering accommodation. Registration is required whenever tourists rent an entire flat, house or villa.
There is no minimum number of nights in the law: an owner must register even if the flat is let to tourists for only a few weeks a year. Cyprus has no separate "Airbnb law"; all the rules sit in Law 34(I)/2019.
Requirements for the flat
The minimum standards are listed in an annex to the law:
the building was built with a building permit;
a kitchen, bathroom and air conditioning, plus a second bathroom where there are four or more bedrooms;
a home with four or five bedrooms may take no more than 10 guests;
the property is insured against all risks, against fire and for public liability.
The law does not require consent from co-owners or the management committee of the complex. The rules of a particular complex may still restrict short-term letting, though, so it pays to read them before buying.
How to register
Tax number. The owner or operator obtains a Cypriot tax number and, where necessary, a VAT number.
Insurance. An all-risks, fire and public liability policy is taken out.
Online application. The application is filed together with a declaration of compliance. If an operator manages the flat, the owner's written consent is attached.
Review. The Deputy Ministry of Tourism decides within 2 months and may inspect the property on site.
Registration number. Once approved, the flat is entered in the register and given a number. The fee is €222.
Registration lasts 3 years. A renewal application is filed 3 months before it expires.
"Applications are usually held up by paperwork rather than by the flat itself: there is no building permit, or the insurance covers the wrong risk. Those two things are worth checking before you apply," says a tourism licensing consultant in Paphos.
Registration number and booking platforms
Every listing and booking document has to show the registration number. The law prohibits platforms from publishing properties without one.
EU Regulation 2024/1028 has applied in Cyprus since 20 May 2026. Platforms check registration numbers and pass booking data to the authorities. In addition, under EU tax transparency rules, platforms report owners' earnings to the tax department every year by 31 January.
Inspections, withdrawal of registration and fines
The Deputy Ministry of Tourism can inspect a property at any time. Registration is withdrawn if the owner gave false information, if documents such as the insurance policy have lapsed, or if the owner has been convicted of certain offences.
Breach | Penalty |
Letting without registration | Up to €5,000 in fines or up to 1 year's imprisonment |
Letting continues after conviction | Up to a further €200 for each day |
Serious breaches | A court may close the property |
Taxes on short-term letting
The Cyprus Tax Department treats short-term rental income as business income if the flat is registered, or ought to be, and is let regularly to different guests. This changes how tax is worked out.
Income tax. Instead of the flat 20% deduction used for long-term letting, actual expenses are deducted: cleaning, utilities, platform commission and repairs. Receipts need to be kept.
VAT. Once turnover becomes significant, VAT registration may be required. The threshold and rate are best confirmed with an accountant before letting begins.
GeSY health system contribution. It is also paid on short-term rental income. The rate for this kind of income is best confirmed with an accountant.
Where in Cyprus short-term rentals are concentrated
Paphos has the most registered properties and Nicosia the fewest. Figures for 2025:
District | Registered properties |
Paphos | 3,957 |
Famagusta | 1,702 |
Larnaca | 1,237 |
Limassol | 1,076 |
Nicosia | 403 |
The register is growing fast: it held 1,545 properties in mid-2022 and 8,464 in May 2026.
Who short-term letting may not suit
Buyers of a flat in a complex that bans short-term letting. The complex rules are worth reading before the deal.
Owners who are not prepared to keep expense records. Without receipts, expenses cannot be deducted from income.
Owners who expect steady income all year round. There are fewer guests off-season, especially in the resort districts.
Owners of a flat in a building without a building permit. Such a property will not be registered.
What changed in 2025–2026
Since 20 May 2026, platforms have checked registration numbers and shared booking data.
The EU is preparing rules that will let member states restrict short-term letting in areas with a housing shortage. Cyprus has no such restrictions yet.
Since 1 July 2026, payments from guests, like any rent, can only be accepted by non-cash means.
Frequently asked questions
How much does it cost to register a flat for short-term letting in Cyprus?
€222 per property. Registration lasts 3 years and must then be renewed.
How long does registration take?
The Deputy Ministry of Tourism reviews an application within 2 months.
Do I need my neighbours' consent to let short-term?
The law does not require it. The rules of the complex may restrict short-term letting, though, so read them before buying.
What happens if I let without registration?
Up to €5,000 in fines or a prison term of up to a year. Booking platforms will also refuse a listing without a registration number.
Find a flat in Cyprus
If you plan to let short-term, choose a flat in a building with a building permit and no ban in the complex rules. On Cyprus-Real.Estate you will find flats in Cyprus as well as new developments.
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