Cyprus property investment for foreigners in 2024
Cyprus is a popular destination for investment, relocation, and leisure due to its beauty, rich history, and excellent resort infrastructure. This article will explain why an increasing number of investors are opting to purchase property on the island, discuss the benefits of real estate investment in Cyprus, and showcase the available investment properties.
What are the benefits of buying property in Cyprus?
Investors who purchase real estate in Cyprus can benefit from the island’s sunny climate and natural beauty. Additionally, they can obtain a permanent residence permit through property investment, which provides many advantages such as low taxes and access to education, healthcare, and social security. The island’s housing market is known for its high-quality construction, affordable prices, stable demand, and profitability.
Benefits of investing in Cyprus real estate
Investors in residential or commercial real estate should consider Cyprus due to its numerous advantages, making it one of the most attractive investment destinations.
From 1,750,000 €
Total of 5 apartments
From 1,200,000 €
10 units in total
From 242,000 €
Completion in: 2026.I Total of 144 apartments
From 484,000 €
Completion in: 2024.IV Total of 14 apartments
From 425,000 €
Total of 10 apartments
Permanent residence and citizenship through the purchase of real estate in Cyprus
When selecting a country for investment, a crucial factor to consider is the opportunity to acquire permanent residence or citizenship. Cyprus offers a residence-by-investment programme that enables foreign nationals to obtain a permanent residence permit by investing in real estate worth 300,000 euros or more.
Following the cancellation of the passport programme in 2019, the main driver of growth in the real estate market has been the permanent residence programme, which foreign investors find appealing. Over the past four years, the average price of a real estate transaction in Cyprus has increased from 195,000 to 295,000 euros, approaching the residence-by-investment programme’s threshold of 300,000 euros.
The construction stage of the property is not important for obtaining permanent residence in Cyprus. Real estate for this purpose can be bought at any stage of construction, from excavation to completion.
If you are considering moving to Cyprus and obtaining a permanent residence permit, please contact our experts. We will assist you in understanding the application documents and guide you through the process of acquiring permanent residence in Cyprus. We can also advise on relocation issues and help you find a property that meets your requirements.
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Quality education and social security
The Republic of Cyprus is well-known for its high level of education and for its social security system.
Education in Cyprus is accessible to all citizens and residents of the country. The island offers a wide range of public and private schools and universities, which are recognised by international scientific organisations and included in educational rankings.
Cypriot schools and universities provide a diverse selection of programmes in various languages. Additionally, students of Cypriot universities have access to the European Union student exchange programme, Erasmus+, which enables them to study and gain work experience in other countries.
The Republic of Cyprus has developed a comprehensive social security system covering health, working conditions and pensions. All employed citizens and residents are required to contribute to the social fund, which finances various benefits. Additionally, Cyprus offers a national healthcare system (GESY) which provides free or discounted healthcare services to all residents.
Attractive rental prospects
Investing in property in Cyprus can generate both monthly rental income and income from an increase in value. The yield of projects in Cyprus varies from 6% to 8.5% per annum, depending on the type of property and location.
Investors can either rent out the property themselves or contract a management company to handle the rental of the apartment.
Average rental rates in Cyprus
Region | 1-bedroom flat | 2-bedroom flat | 3-bedroom flat |
1,800 € | 2,500 € | 3,000 € | |
1,000 € | 1,800 € | 2,100 € | |
1,000 € | 1,600 € | 2,000 € | |
800 € | 1,100 € | 1,500 € |
Cyprus is an ideal holiday destination due to its unique climate and weather conditions, offering around 300 days of sunshine per year. The island boasts the longest holiday season in Europe, with investors renting out properties to tourists from May to October.
Inflation protection
Real estate is a long-term asset that retains its value and generates income through rent or capitalisation. In 2022, inflation in Cyprus peaked at 8.1% due to soaring global commodity prices. However, it is expected to decrease to 3% in 2024.
After 10 years of ownership, an investor can sell the property without paying VAT to the state. Only income tax will be due. The real estate market in Cyprus is experiencing steady growth, increasing capitalisation. This makes it a profitable asset that also provides the owner with permanent residence status benefits.
There is a high demand for real estate among both local residents and foreign buyers, particularly from the UK, Russia, and other countries.
House price growth in Cyprus outpaces inflation. According to the Central Bank of Cyprus, property prices rose in all provinces in Q2 2023. On a quarterly basis, the increase was 1.4% in Nicosia, 4% in Limassol, 4.1% in Larnaca, 6.5% in Paphos and 2.5% in Famagusta. Year-on-year, house prices rose for the eighth consecutive quarter in all provinces. In particular, prices rose by 4.2% in Nicosia, by 13.9% in Limassol, by 13.1% in Larnaca, by 16.3% in Paphos and by 2.5% in Famagusta compared to the same quarter in 2022.
The price of a property starts to rise at the construction stage. The cost increases by 20–30% from the start of sales to the delivery of the property.
Cyprus rental income tax
Since 2017, property owners in Cyprus are required to pay an annual municipal tax. The tax is calculated based on the market value of the property and amounts to approximately 0.1–0.2%. Rental income is subject to income tax, with rates ranging from 0 to 35%.
Income up to 19,500 euros is not taxed, while income from 19,500 to 28,000 euros is subject to a 20% rate. Income from 28,000 to 36,300 euros is subject to a 25% rate, and so on.
Read our article to learn more about taxes and real estate maintenance in Cyprus.
Best places to invest in property in Cyprus
Luxury apartments and villas in Cyprus are highly sought after, particularly in prime locations such as Larnaca, Limassol, and Paphos. Limassol has become the preferred city for the Russian-speaking community, while EU investors tend to favour Paphos.
Limassol
Limassol is a resort with a well-developed infrastructure and a large population. Between 10% and 15% of the city’s population are expatriates from Russia and the CIS countries.
Investors typically focus on real estate located in the eastern part of the city, specifically in Neapolis, Agia Zoni, Agios Tychonas, and Columbia areas. Projects situated near the new casino also have great potential due to limited supply and fixed land availability in these areas, resulting in a higher increase in value during the construction phase.
The price range for a two-bedroom apartment in a prestigious area of Limassol is between 250,000 and 400,000 euros. Villas with private pools and sea views can cost upwards of 1,000,000 euros.
From 242,000 €
Completion in: 2026.I Total of 144 apartments
From 484,000 €
Completion in: 2024.IV Total of 14 apartments
From 425,000 €
Total of 10 apartments
From 197,000 €
Completion in: 2024.IV Total of 21 apartments
From 290,000 €
10 units in total
1,280,000 €
Total area 247 m² Land area: 782 m²
Paphos
Paphos is a city in Cyprus that has a very rich and long history, dating back thousands of years. Its unique geography, architecture, and culture make it one of the most beautiful and charming places to visit on the island.
Popular areas for investors in Paphos include Kato Paphos (the old town), Universal, and the rapidly developing Geroskipou. The latter still has a relatively low barrier to entry, despite the number of development projects and rising property prices.
Apartment prices in Paphos range from 1,400 to 1,700 euros per sq. metre, with a median price of 308,000 euros for apartments in good areas.
The cost of a two-bedroom apartment in a prestigious area of Paphos ranges from 150,000 to 300,000 euros. Prices for villas with private pools and sea views can start at 400,000 euros.
From 1,200,000 €
10 units in total
2,450,000 €
Total area 318 m² Land area: 749 m²
From 890,000 €
Completion in: 2026.III 30 units in total
2,600,000 €
Total area 384 m² 5 bedrooms
Larnaca
Larnaca, the third largest city in Cyprus, offers a perfect blend of tradition and modernity. The city is gaining popularity among investors and occasionally overtakes Paphos in the number of property transactions.
Investors typically prefer real estate located closer to the city centre. The Livadia area, which is situated near the new marina, a popular attraction in the city, is currently experiencing a surge in popularity. Properties in this area have high rental potential due to the presence of luxury hotels and resorts, as well as the active development of infrastructure. As a result, properties are expected to compete for residents on the short-term rental market.
The price range for a two-bedroom apartment in a prestigious area of Larnaca is between 200,000 and 350,000 euros.
From 568,000 €
Completion in: 2023.IV Total of 61 apartments
From 540,000 €
Built in 2023 Total of 9 apartments
From 445,000 €
Total of 14 apartments
From 668,000 €
Total of 8 apartments
From 600,000 €
Completion in: 2024.IV Total of 15 apartments
From 320,000 €
Completion in: 2025.III Total of 9 apartments
From 675,000 €
Total of 27 apartments
From 603,000 €
Total of 15 apartments
Types of property investment in Cyprus
Property in Cyprus is highly sought after by foreign investors looking for a stable income. There are three main types of property investment in Cyprus: resale properties, new developments and commercial properties.
Resale properties
The condition of pre-2005 houses on the secondary market is significantly worse than that of newer homes built after 2010. Older houses have inferior energy efficiency and earthquake resistance compared to homes built in 2016 or later.
After Cyprus joined the European Union in 2004, a system of European construction standards known as Eurocodes was introduced. The implementation of these standards occurred gradually, meaning that even after 2004, projects built according to old standards were still being commissioned.
Cyprus is an earthquake-prone region and older structures that were built before the introduction of European standards are less reliable in terms of earthquake resistance.
It should be noted that electricity charges in Cyprus are higher than the EU average. Investors tend to favour properties with energy efficiency ratings of A and A+, which are typically new projects.
When dealing with older housing stock and the secondary market, it is important to be aware of potential pitfalls. It is not recommended to purchase secondary properties online, as they may be mortgaged or registered to third parties. To ensure a safe purchase, it is crucial to verify the property’s ownership with the assistance of a lawyer.
One advantage of purchasing property on the secondary market is the ability to conduct a documentary evaluation of the property and assess the quality of construction in the finished project. Additionally, secondary housing is often located in neighbourhoods with developed infrastructure and established communities.
New developments in Cyprus
There is a significant demand for primary properties in Cyprus, particularly from foreign investors, including Israelis, Germans, Poles, British, and Russians. In 2022, foreign transactions were mainly concentrated in Limassol and Paphos, accounting for 34% each, followed by Larnaca at 20%.
In Q2 2023, the Central Bank of Cyprus reported a 26.5% year-on-year increase in the number of real estate transactions (4,115 compared to 3,254 in Q2 2022).
The increase was driven by growing interest from foreign buyers, with Cypriots continuing to account for the majority of market share. In Q2 2023, the number of properties sold to foreign buyers increased by 38.5% compared to the same period in 2022. The majority of transactions were new developments.
In contrast to the growing demand, the Statistical Service of Cyprus reported a 7.4% decrease in the number of building permits issued between January and June 2023, with only 3,608 permits issued compared to 3,898 permits in the same period last year.
Since Q1 2022, there has been a decrease in the number of development projects. Due to the declining supply, the cost of real estate in Cyprus has been steadily increasing, showing a year-on-year increase of 10% or more.
The residential real estate sector in Cyprus priced between 200,000 and 300,000 euros has been the most stable segment in recent years. This stability is due to the high demand for primary housing and increased investment activity in the private sector.
From 1,200,000 €
10 units in total
From 290,000 €
10 units in total
1,280,000 €
Total area 247 m² Land area: 782 m²
2,190,000 €
Total area 298 m² Land area: 354 m²
From 1,471,000 €
Completion in: 2025.I 8 units in total
Pros of new developments in Cyprus:
- This is the best option for property investment. The value of the purchased project will increase with the market during the construction period, resulting in a capitalisation rate of 15% per year.
- Thanks to modern technology and the prevalence of low-rise buildings, properties can be built relatively quickly. Even during the excavation stage, an investor can obtain a permanent residence permit for investing in Cyprus real estate.
- Instalment plans and flexible payment options are available. Developers offer a range of booking and payment terms to help investors make the most of their funds.
Cons of new developments in Cyprus:
- New buildings in Cyprus are typically more expensive than those on the secondary market, particularly if they are situated in tourist areas or near the coast, where available land plots are scarce and development costs have increased significantly over the past 20–30 years. However, the quality and technology of construction in new buildings is significantly better.
- When an investor invests in their first property, they will be charged a VAT rate of 5%. However, on subsequent investments, the VAT rate will increase to 19%.
- In Cyprus, you cannot combine the rental of real estate with participation in the residence-by-investment programme, even when purchasing on the primary market.
When working with our clients, we conduct a thorough analysis of developers, compare all available options in the desired location, assess the quality of construction, and visit existing properties to provide an inside look. This helps investors understand what to expect two years after making a purchase.
Commercial properties in Cyprus
In 2022, the share of commercial real estate transactions in Cyprus was 4%.
Cyprus boasts a stable economy, a low corporate tax rate, and a favourable legal environment for foreign investors. As a member of the European Union, the Republic has access to the single market and payments in euros.
There is high demand for commercial property in Cyprus, especially in the tourism, hospitality, and retail sectors. The island attracts millions of visitors each year who seek accommodation, entertainment, retail, and dining. Additionally, the location hosts numerous international companies and organisations that require contemporary and well-equipped office spaces.
KPMG reported an upward trend in rental rates for commercial real estate in Cyprus in Q1 2023. Office rentals in Nicosia increased by 16%, and in Paphos, they increased by 12%. Return on investment (ROI) for commercial property in Cyprus remained at 2022 levels, with an ROI of 5.2% for offices, 5.8% for retail spaces (up 0.2%), and 4.3% for warehouses.
150,000 €
Total area 26 m² Built in 2021
2,949,000 €
Total area 351 m² Built in 2021
1,010,000 €
Total area 75 m² Completion in: 2024.IV
1,648,000 €
Total area 246 m² Completion in: 2023.IV
562,000 €
Total area 104 m² Completion in: 2024.IV
1,410,000 €
Total area 309 m² Completion in: 2024.IV
848,000 €
Total area 217 m² Completion in: 2024.I
848,000 €
Total area 163 m² Completion in: 2024.II
Investment process and features
Certain conditions apply to the purchase of real estate in Cyprus for citizens of countries outside the European Economic Area:
- the maximum size of a property or building plot is 4,014 sq. metres;
- the purchase of a second home may be authorised depending on its intended use, such as for holidays in addition to a permanent residence.
Foreign nationals are required to obtain permission from the Cypriot Council of Ministers prior to purchasing property. The approval process may take up to three months.
The process of investing in property in Cyprus after selecting a project:
- Paying a deposit for the housing in order to withdraw the property from sale. The amount of the deposit is not fixed and is agreed upon by the parties involved. Typically, the deposit is 1% of the property price, but not less than 3,000 euros.
- Booking a property and drawing up a contract.
- Making a down payment and signing the contract of sale. The specific amount is not fixed and will be discussed during the booking process.
- Paying all the necessary taxes and fees.
- Applying to the Land Registry. To do that, you need to complete the application form No. 270 and provide a copy of the permit from the Cypriot Council of Ministers, a certificate of property registration, proof of tax payment, a certified contract of sales, and confirmation from the Central Bank of Cyprus that the purchase was made with foreign funds.
- Paying the remaining balance for the property after all necessary permits have been obtained.
- Obtaining a certificate of ownership (in the case of new buildings, this occurs after the property is handed over).
The investor can complete the entire purchase process online. Tranio’s local team in Cyprus provides all the necessary assistance for a smooth transaction. Please contact us if you have any questions regarding the purchase of real estate in Cyprus.
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Things to consider when choosing an investment property in Cyprus
Selecting an investment property in Cyprus can be a challenging task as there are numerous factors to consider.
Price
Property price is a key factor to consider when choosing an investment property in Cyprus. It is recommended to compare the price of the property with similar offers on the market and determine its potential dynamics over time. Our article provides general information on current trends in property prices in different regions of Cyprus. According to the Central Bank of Cyprus, in Q2 2023, the cost of apartments in Paphos increased by 16.3% year-on-year, while prices of apartments in Limassol rose by 13.1%.
From 1,750,000 €
Total of 5 apartments
From 242,000 €
Completion in: 2026.I Total of 144 apartments
From 484,000 €
Completion in: 2024.IV Total of 14 apartments
From 425,000 €
Total of 10 apartments
From 197,000 €
Completion in: 2024.IV Total of 21 apartments
From 205,000 €
Completion in: 2025.III Total of 20 apartments
Yield
The investor should calculate the expected income and costs of the property to estimate the net profit. It is worth noting that real estate maintenance costs in Cyprus are generally lower than in other EU countries, which can lead to higher net yields.
Location
The location of the property is very important as it determines its cost, rental income and demand. You need to consider the infrastructure, amenities and services available in the area, as well as its safety and reputation, proximity to major roads and the airport.
Property type
The property type is also a crucial factor to consider as it impacts profitability, maintenance costs, and legal requirements for purchasing the property.
The most popular properties among foreign buyers are two-bedroom apartments with an average price of 300,000 euros and one-bedroom apartments, which are significantly less available on the market.
Two-bedroom apartments are suitable for both renting and participating in the permanent residence-by-investment programme. According to the programme’s terms, the housing must have enough bedrooms for all family members.
Cyprus is an excellent location for investment, as well as for a relaxing holiday or permanent residence. By conducting thorough market research and due diligence, investors can find the ideal property from the island’s wide range of residential and commercial options that will meet their needs and goals, while also providing a sustainable return on investment.
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