Why Cyprus Is Short of Water and What to Check Before Buying a Flat
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Cyprus gets little rain, so its reservoirs cannot carry the island through the whole year. Most tap water is made from seawater at desalination plants. Before the deal, a buyer should check how the property is connected to water and sewerage. For example, if the home has no meter of its own, connecting a new one in Limassol costs €210.
This article explains where Cyprus gets its water, why there are tanks on the roofs, what restrictions apply in a drought, whether a borehole needs a licence and what to check at a property before buying. What water costs under each district's tariff is covered in our article on how much utilities cost in Cyprus.
Content:
Why Cyprus is short of water
Together, the island's reservoirs hold about 290 million m³. In dry years only a small share of that is filled: at the start of February 2026 it was roughly 13%. A wet spring turned things around, and by the end of September the reservoirs were about 36% full.
Other factors add to the shortage:
network losses — up to 40% of water is lost on the way through old pipes, and the authorities aim to cut this to 20%;
high consumption — about 140 litres per person per day, above the EU average;
the tourist season — in summer there are more people on the island and no rain at all.
Where tap water comes from
The main source of drinking water is desalinated seawater. According to the agriculture minister, in 2026 it supplies around 80% of household water and should cover almost all domestic demand within the next few years.
Source | What it is |
Permanent desalination plants | Dhekelia, Larnaca, Vasilikos, Episkopi, Paphos |
Mobile units | Temporary plants near Moni, Kissonerga, at Limassol port and elsewhere |
Reservoirs and groundwater | Mainly for farming and as a top-up to desalination |
In September 2026 the government approved new permanent desalination plants, including in eastern Limassol and near Polis. Desalinated water costs more than reservoir water, so water tariffs are unlikely to come down.
"Buyers used to ask only whether the house had water. Now it's worth asking whether it is on the district network, whether there is a roof tank and a pump, and how old the pipes are. That decides whether you even notice a dry summer," says a water supply engineer in Limassol.
How water reaches the flat
Homes are supplied by the district local government organisations, which took the job over from the water boards in July 2024. In some villages, community councils still handle water for now.
Most buildings have tanks on the roof. They date from the days when water was supplied on a schedule: the tank filled from the mains, so the home had water even when the supply stopped. Newer homes add a pump to keep the pressure up. The tanks still help when mains pressure drops in the hot months.
If a house is far from the network, water may be delivered by tanker. For year-round living this is inconvenient and costs more than mains water.
Restrictions in a drought
In dry years the state supplies less water to the district networks and asks residents to save. In 2026 households were asked to cut consumption by 10%, and tap and shower aerators were handed out free of charge.
What is restricted:
washing cars, yards, verandas and pavements with a hose is banned, and breaking the rule can lead to a fine. The ban applies to borehole owners too;
heavy use costs more: the price per cubic metre rises in steps, and the authorities are discussing a separate higher tariff for the most wasteful consumers.
Is tap water safe to drink
Tap water in Cyprus meets EU standards. It is hard, though: limescale builds up quickly on kettles and bathroom fittings, and it can taste slightly of chlorine. That is why many people fit a kitchen filter or buy bottled water. For a coffee machine or kettle, a filter also extends the appliance's life.
A borehole on the plot
A borehole often helps with watering the garden of a house. It needs two licences: one to drill and one to extract water. They are issued by the District Officer and overseen by the Water Development Department. The licence sets an annual limit, the purpose of use and a meter.
Drilling without a licence is not allowed: the drilling company must make sure a permit exists and notify the Water Development Department in advance. Borehole water should not be drunk without a laboratory test, especially if there are septic tanks nearby.
Mains sewerage or a septic tank
Where there is a central sewerage network, the house must be connected to it. The owner builds the connection with a permit from the district organisation, and the old septic tank is taken out of use. In Limassol the permit fee is 2% of the cost of the works, with a minimum of €50.
Where there is no central network, the house relies on a septic tank with a soakaway. It has to be emptied from time to time, which is a separate running cost.
What to check before buying
What to check | Why |
Whether the home is on the district network and has its own meter | Without a meter a connection is needed, and remote areas may have no network |
A certificate of no arrears for water and sewerage | It is usually requested when the account is transferred, and any seller's debt is best cleared before the deal |
Whether there is a roof tank and pump, and their condition | The tank helps when mains pressure drops |
Whether the home is on mains sewerage | If not, ask about the septic tank and emptying costs |
Borehole licences and a meter on the borehole | A borehole without a licence is a breach of the law |
The age of the pipes in the building and complex | Older pipes leak more often, and owners pay for repairs |
The other documents a lawyer reviews are described in our article on how to check a flat in Cyprus before buying.
Who should look at water especially carefully
Buyers of a house with a garden and a pool. Watering and the pool push up consumption sharply, and water in the top tariff bands costs several times more.
Buyers of a house in a village or in the hills. The network there may be run by the community, the pressure is lower, and in dry years water is sometimes delivered by tanker.
Buyers of an older house. The pipes, the tank and the sewerage connection are worth checking.
Anyone planning to drill a borehole. The licences must be obtained before work begins.
What changed in 2025–2026
In winter 2025–2026 the reservoirs fell to a record low, and residents were asked to cut consumption.
Spring 2026 was wet, and by autumn water stocks were almost three times higher than in February.
New mobile desalination units started operating on the coast.
In September 2026 new permanent desalination plants were approved.
Frequently asked questions
Where does drinking water in Cyprus come from?
Mostly from desalination plants, which supply about 80% of household water. The rest comes from reservoirs and groundwater.
Are there water cuts in Cyprus?
In dry years supply to the networks is reduced, and pressure drops in some areas. That is why homes have roof tanks that fill in advance.
Can you drink tap water in Cyprus?
It meets EU standards, but it is hard and sometimes smells of chlorine. Many people fit a filter or buy bottled water.
Do you need a licence for a borehole in Cyprus?
Yes. Licences to drill and to extract water are required, and a meter is fitted on the borehole.
Find a flat in Cyprus
Flats in towns are usually connected to the district network and mains sewerage, which makes them the simplest option as far as water goes. On Cyprus-Real.Estate you can choose flats in Cyprus and new developments in towns and suburbs.
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