The Process of Buying Property in Cyprus in 2026

Foreigners can buy a flat, a house or a plot of land in Cyprus. An EU citizen completes the purchase in the same way as a Cypriot. A buyer from the UK, Israel or any other country outside the European Union also needs a permit from the district administration — without it, the Department of Lands and Surveys will not transfer the property into the buyer's name.

Foreign buyers are a large part of the Cypriot market: from January to July 2026 they signed 41.3% of all sale contracts on the island.

In this article, we will explain what the procedure for buying real estate in Cyprus is, how much the paperwork costs on top of the property price and what changed in the rules in 2026.

Content:

• How to buy property in Cyprus for foreigners
• Who can become the owner?
• What kind of real estate can be bought by a foreigner?
• Stages of real estate registration procedure in Cyprus
• Finding a lawyer or agent
• Creating a bank account
• Reserving a property
• Signing a contract
• Making payment
• Reduced VAT
• Obtaining a title deed
• Real estate taxes in Cyprus
• How to conduct a remote purchase of real estate
• Who a purchase in Cyprus may not suit
• What changed in the buying rules by autumn 2026
• Frequently asked questions
• We will help you become a real estate owner in Cyprus

How to buy property in Cyprus for foreigners

There is no separate procedure by nationality: buyers from the UK, Israel and other non-EU countries follow the same rules. There is no ban, but two things are worth knowing in advance.

1. Purchase permit. It is issued by the district administration where the property is located. We explain how to get it below, in the section on signing a contract.
2. Payment by bank transfer only. Cash payments in Cyprus are capped at €10,000, so property is paid for through a bank.

Buying property does not by itself give the right to live in Cyprus. A residence permit is applied for separately, and buying a home is only one of the possible grounds for it. We covered all the options in our article on how to get a residence permit in Cyprus.

Who can become the owner?

Before we delve into how to buy a home in Cyprus, you need to be aware that the island is divided. The Republic of Cyprus is an EU member, while the Turkish Republic of Northern Cyprus is recognised only by Turkey and has its own rules for transactions. This article covers the Republic of Cyprus only.

If the purchase is registered to a Cypriot company owned by foreigners, a permit is still required.

What kind of real estate can be bought by a foreigner?

A non-EU buyer may acquire up to two properties. The limit applies per family, not per family member.

If you buy a floor in a building or several units under a single title deed, they count as one property.

The rules may be tightened. Parliament is discussing a bill that would restrict purchases by citizens of non-EU countries:

• no more than two plots with a total area of up to 1,100 m²;
• a ban on buying land near the dividing line with the north of the island, military sites, ports, airports and beaches;
• a ban on buying through companies to get around the limits.

In spring 2026 the bill was not passed before the parliamentary elections, and discussion resumed in September. Until it becomes law, the current rules apply.

Stages of real estate registration procedure in Cyprus

The procedure is the same for a resale home and a new build:

1. Finding a lawyer and checking the property.
2. Getting a tax number and opening an account with a Cypriot bank.
3. Reserving the property.
4. Signing the contract and applying for the permit.
5. Depositing the contract with the Department of Lands and Surveys.
6. Paying according to the schedule.
7. Transferring the title.

The difference lies in the timing and in when the buyer receives the title deed — the document confirming that the property belongs to them.

Buying a resale flat that already has a title deed usually takes 2–4 months. In a new build, the keys are handed over according to the construction schedule, and the title deed comes later.

Finding a lawyer or agent

A lawyer handles the transaction from the property check to the transfer of title. Usually they:

• check the property and the seller;
• prepare and negotiate the contract of sale;
• deposit the contract with the Department of Lands and Surveys;
• apply for the permit for a non-EU buyer;
• file the application for the reduced VAT rate when buying a new build.

Legal support for a purchase normally costs from €2,000 to €5,000, or about 1% of the property price.

Before the contract is signed, the lawyer checks:

• who owns the property and whether it has any mortgages or bans on sale — using a search certificate from the Department of Lands and Surveys;
• whether a title deed has been issued and, if not, why;
• the building permit and the certificate of approval for occupancy;
• whether the seller owes municipal fees, sewerage or water charges;
• for a new build — whether the land under the project is mortgaged and whether the bank will release the mortgage when the title is transferred.

"When I deal with a developer, the first thing I ask for is the mortgagee bank's declaration. If the land under the project is mortgaged, the buyer needs to know in advance whether the bank will release their flat when the time comes to issue the title deed," says a real estate lawyer from Limassol.

If the property is a plot of land, the lawyer also checks what may be built on it, what floor area and building density the planning rules allow and whether planning permits are in place.

Creating a bank account

Before the transaction, the buyer needs a tax number and an account with a Cypriot bank.

The Tax Identification Code is needed to complete the purchase, to apply for the reduced VAT rate and to pay tax if the property is sold later. A non-resident can obtain it remotely through the Tax Department's Tax For All portal, including through a representative. The application requires a passport, the tax number from the country of residence and a document showing the purpose, such as the reservation agreement.

To open a bank account, you will usually need:

• a passport;
• proof of residential address;
• bank statements and documents on the source of funds: tax returns, a contract for the sale of other property, a statement of income;
• an interview with a bank officer, often by video call.

The law sets no minimum deposit, although individual banks may have their own terms. Customer checks usually take two to four weeks. In 2025 Hellenic Bank merged with Eurobank and now operates as Eurobank Limited: older guides still list them as two separate banks.

Reserving a property

To have the seller take the property off the market, the buyer pays a reservation fee. It is usually between €1,000 and €5,000, and up to €10,000 for expensive properties. When the contract is signed, the fee counts towards the price.

Cyprus has no separate law on reservations, so everything depends on the wording of the reservation agreement. If it does not say that the money will be returned when the lawyer finds problems with the property or the bank refuses a loan, the fee is usually not refunded if the buyer withdraws.

Important: if the buyer cannot personally attend the transaction, they can issue a power of attorney to a lawyer.

Signing a contract

The contract of sale is drawn up in English or Greek. It can be signed in Cyprus or abroad, in person or through a representative holding a power of attorney. The contract sets out the details of the property, the price, the payment schedule and the handover date.

There are no restrictions if real estate is purchased by Cypriots and EU nationals. Nationals of non-EU states require a permit. The application is submitted to the district administration where the property is located, together with the signed contract. There is no fee for the permit. You can deposit the contract and start paying without waiting for the permit, but the Department of Lands and Surveys can transfer the property into the buyer's name only after it has been granted.

The signed contract must be deposited — lodged with the Department of Lands and Surveys, which enters it in its register. By law, this must be done within 6 months of signing, and the fee is €50. While the contract is on the register, the seller cannot sell the property to another buyer or mortgage it, and the buyer can ask a court to order the transfer of title. Since December 2023, the seller must submit a search certificate showing any mortgages on the property together with the contract, and if the property is mortgaged, a declaration from the bank.

"The contract should be deposited in the first days after signing, not in the last month of the deadline. Until it is on the register, the seller can technically mortgage the property or sign a contract with another buyer," explains a real estate lawyer from Nicosia.

Making payment

Settlements between the buyer and the seller are made via bank transfers. The payment pattern depends on the type of property.

If the property is purchased in instalments, the payment schedule is agreed in advance and set out in the contract.

Reduced VAT

VAT is payable only when buying a new build from a developer; a resale home bought from a private seller is not subject to VAT. The standard rate is 19%. Since June 2023, the reduced rate of 5% has applied on the following conditions:

• the buyer will live in the property permanently, as their main home;
• they must live there for 10 years; if the property is sold or let earlier, part of the tax saved is repaid;
• the 5% rate applies to the first 130 m² at a price of up to €350,000;
• the whole property must be no larger than 190 m² and cost no more than €475,000;
• the reduced rate can be used again no earlier than 10 years later.

For projects whose planning permit application was submitted before 31 October 2023, the old terms still apply: 5% on the first 200 m² with no price cap. If the building permit was issued before the end of 2024, this relief ended on 15 June 2026; in other cases it applies until 31 December 2026.

A citizen of a non-EU country can also claim the reduced rate. The Tax Department checks that the buyer actually lives in Cyprus, so it usually asks for a residence permit or a work permit. It is worth checking with a lawyer whether you qualify before signing the contract.

Example. A 100 m² new-build flat costs €300,000. At the standard rate, VAT is €57,000; at the reduced rate, €15,000. The difference is €42,000.

Obtaining a title deed

The title is transferred at the Department of Lands and Surveys. This requires:

• an application on form N.270;
• a certificate from the Tax Department confirming that the seller has no tax debts;
• receipts for municipal fees, sewerage and water charges;
• for a non-EU citizen, the purchase permit.

On the day of transfer, the buyer pays the property transfer fee. Stamp duty was abolished on 1 January 2026.

When buying a resale home with a title deed, the transfer completes the transaction. In a new build, the title deed is issued only after the whole project has been completed and registered, which often takes years. Throughout this time, the buyer's rights are protected by the deposited contract.

Delayed title deeds are a long-standing problem in Cyprus. Some buyers have paid for their property in full but cannot become owners because the developer has not repaid its mortgage to the bank. Law 110(I)/2025 was passed for them in 2025. It covers contracts deposited before the end of 2014. If the property is not mortgaged, the Department of Lands and Surveys will transfer it to the buyer itself. If it is mortgaged, the bank's consent is required, and an unjustified refusal can be challenged in court. As of June 2026, around 9,500 applications were waiting for such a transfer.

Real estate taxes in Cyprus

Cyprus has had no annual property tax since 2017. Taxes and fees are paid on purchase, during ownership and on sale.

How the transfer fee is calculated for a resale flat costing €250,000:

1. 3% on the first €85,000 — €2,550.
2. 5% on the next €85,000 — €4,250.
3. 8% on the remaining €80,000 — €6,400.
4. Total €13,200, halved — €6,600.

From 2026, capital gains tax has become lighter. The tax reform raised the amounts that are exempt from tax and can be used once in a lifetime. The general exemption rose from €17,086 to €30,000. On the sale of a main home in which the owner has lived for at least 5 years, it rose from €85,430 to €150,000. The tax is calculated on the gain from the sale: the exemption is deducted from it, and the purchase price is adjusted for inflation.

From 1 July 2026, rent in Cyprus can be received only by bank transfer. This is worth bearing in mind if you plan to let the property. We looked at rental returns in our article on whether it is worth buying a flat in Cyprus to rent out.

How to conduct a remote purchase of real estate

In 2026 you can buy and register property in Cyprus without travelling to the island. Your interests can be represented by a lawyer holding a power of attorney. The power of attorney is certified by a notary, apostilled and accompanied by a certified translation into Greek or English. From 2026, no stamp duty is payable on it.

With a power of attorney, the representative can:

• obtain your tax number;
• sign the reservation agreement and the contract of sale;
• apply for the permit and deposit the contract;
• transfer the title at the Department of Lands and Surveys.

Opening a bank account remotely is the hardest part: some banks hold the interview by video call, while others ask you to come in person.

Who a purchase in Cyprus may not suit

• Those who expect a residence permit for any purchase. Permanent residence through property is granted for buying a new home worth at least €300,000 plus VAT, with an income of at least €50,000 a year. In September 2026 the government announced it would tighten the programme before Cyprus joins Schengen and began reviewing around 12,000 permits issued earlier.
• Those who need the title deed straight away. In a new build it can take years, and until then the buyer's rights rest on the deposited contract.
• Those who want to get around the limit through a company. The bill banning such schemes is back under discussion in parliament.
• Those planning to let the property short-term without registration. Since May 2026, booking platforms have been required to check property registration numbers.

We explained where to start your search in our articles on the best cities in Cyprus to buy property and how to choose a flat that is easy to resell.

What changed in the buying rules by autumn 2026

• Stamp duty was abolished on 1 January 2026. Documents signed before that date remain under the old rules.
• On 1 January 2026, capital gains tax exemptions increased: the general one to €30,000 and the one for selling a main home to €150,000.
• Law 109(I)/2026 set out how long the old terms of the reduced VAT rate apply: until 15 June 2026 for projects with a building permit issued before the end of 2024, and until 31 December 2026 for the rest.
• From 1 July 2026, rent can be received only by bank transfer.
• Buyers who paid for a property but did not receive title because of the developer's debts can now obtain it under the new law if their contract was deposited before 2015.
• The bills restricting purchases by citizens of non-EU countries have not been passed yet; discussion resumed in September 2026.
• The government is preparing to tighten the residence-by-investment programme; specific terms have not yet been announced.

Frequently asked questions

Does a non-EU citizen need a permit to buy a flat in Cyprus?

Yes. All non-EU buyers obtain a permit from the district administration. The application is submitted together with the signed contract, and there is no fee. According to official information, it takes 2–3 weeks to process; in practice, up to two months.

How much does the paperwork cost on top of the price?

When buying a resale home, the main cost is the property transfer fee: €6,600 for a flat costing €250,000. Legal fees are added, usually from €2,000 to €5,000. When buying a new build, there is no transfer fee, but VAT is payable at 19% or 5%.

Does buying property give a residence permit in Cyprus?

Not automatically. Permanent residence is linked to buying a new home worth at least €300,000 plus VAT and a proven income of at least €50,000 a year. The programme's terms are being reviewed in 2026.

Can I buy property in Cyprus without travelling to the island?

Yes, through a lawyer with a notarised and apostilled power of attorney. The hardest part to do remotely is opening a bank account: some banks ask you to come in person.

What does depositing the contract mean?

It means lodging the contract of sale with the Department of Lands and Surveys, which enters it in its register. This must be done within 6 months of signing, and the fee is €50. After that, the seller cannot sell or mortgage the property, and the buyer gains the right to ask a court to order the transfer of title.

We will help you become a real estate owner in Cyprus

Cyprus-Real.Estate experts will make the search and purchase of real estate as comfortable and safe as possible. Contact a specialist to find out more about how to buy real estate in Cyprus for business and life, and get professional support for a legally transparent sale and purchase transaction.