Buying and registering Property in Cyprus in 2025: A Step-by-Step Guide
Cyprus has become one of the foremost investment destinations, drawing considerable capital into its real estate market between 2022 and 2024. Foreign investors buying property in Cyprus enjoy the advantages of a supportive business environment, favourable tax policies, and steady international demand.
Purchasing property in Cyprus satisfies multiple needs: investors secure a liquid asset that can be resold or rented, while also potentially qualifying for an EU residence permit with a minimum investment of €300,000.
In Cyprus’s dynamic real estate market, factors such as location, yield potential, developer reputation, and transaction integrity are essential considerations. This guide to buying property in Cyprus highlights the island’s appeal as a top investment destination, offering insights for both local and foreign buyers.
Why Foreign Investors Choose Cyprus
The share of foreign buyers in Cyprus’s property market steadily climbed from 27% in 2013 to a peak of 47% in 2018. However, the pandemic and the end of the citizenship-by-investment scheme caused a temporary decline in interest. Since 2022, demand has been rebounding, with foreign transactions now comprising around 44–50% of the total.
From 233,000 €
Completion in: 2027.II Total of 105 apartments
From 230,000 €
Completion in: 2025.II Total of 43 apartments
From 700,000 €
67 units in total
From 510,000 €
Completion in: 2026.III Total of 24 apartments
Foreign demand for Cypriot property has surged as the island transformed from a tranquil resort into a major European IT hub. Employment in Cyprus’s tech sector has risen rapidly since 2021, reaching 56,200 by late 2023. Limassol has become the centre of the Cypriot start-up scene and a favourite among foreign property buyers, especially during peak relocation periods in 2022.
To benefit from Cyprus’s reduced 2.5% corporate tax rate, an IT company must have an actual presence on the island: establishing an office, hiring local employees, and ensuring their involvement in product development. Furthermore, the product itself must be developed or finalised locally.
1,300,000 €
Total area 200 m²
4,500,000 €
Constructed 2006
2,200,000 €
Constructed 2010
4,500,000 €
Total area 1,200 m² Yield 4.85%
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
In Q3 2024, Cyprus secured third place on the list of the most popular countries for property purchases among Tranio’s clients. The key drivers of demand remain the permanent residency programme through investment and the high rental potential of real estate projects.
Cyprus Permanent Residency-by-Investment
Foreign investors buying property in Cyprus for at least €300,000 may also qualify for permanent residency. Cyprus’s residency-by-investment programme offers one of the lowest thresholds in Europe, providing investors and their families with access to the EU.
The island has one of the lowest entry thresholds for residence permits in Europe compared to countries like Spain (€500,000) and Greece (€400,000—800,000).
Benefits of Cyprus Residence Permit:
- EU’s lowest corporate tax, from 2.5% (IP-Box) to 12.5%;
- ability to establish and direct a company;
- minimal residency requirements (2 days every 2 years);
- lifetime permanent residency (family members can be included);
- Cyprus citizenship possible after seven years;
- access to European banking, education, and healthcare systems.
From 233,000 €
Completion in: 2027.II Total of 105 apartments
From 230,000 €
Completion in: 2025.II Total of 43 apartments
From 700,000 €
67 units in total
From 510,000 €
Completion in: 2026.III Total of 24 apartments
Investment in Cyprus Property
Property investments in Cyprus offer stable returns from both rental income and property appreciation.
Property price growth in 2024
Limassol | Paphos | Larnaca | Nicosia |
+16.5% | +21.4% | +18.1% | +5.1% |
Source: Central Bank of Cyprus
With rental yields averaging between 6% and 8.5%, buying property in Cyprus can offer strong returns on investment.
From 233,000 €
Completion in: 2027.II Total of 105 apartments
From 230,000 €
Completion in: 2025.II Total of 43 apartments
From 510,000 €
Completion in: 2026.III Total of 24 apartments
From 500,000 €
Completion in: 2026.IV Total of 44 apartments
Average Rental Yields for Cyprus Property in 2024
Asset Type | Average Yield in Q2 2024 |
Retail Properties | 5.8% |
Holiday Apartments | 5.77% |
Office Spaces | 5.61% |
Apartments | 5.43% |
Warehouses | 4.25% |
Private Homes | 3% |
Holiday Homes | 2.78% |
Source: RICS Cyprus Property Index
Best Locations to Buy Property in Cyprus
In 2024, Limassol remains Cyprus’s most expensive and sought-after coastal city, recording 3,315 transactions within the first eight months, outpacing both Paphos and Larnaca. Families are drawn to Limassol’s inner areas for the developed infrastructure and top schools, while the beachfront is favoured by investors for its high demand, rising prices, and proximity to office spaces.
Paphos, celebrated as one of the world’s most convenient small towns, appeals to affluent Europeans, with developers actively expanding coastal projects. Larnaca remains a budget-friendly option, attracting 20% of Tranio’s clients thanks to its airport proximity and tranquil atmosphere.
From 710,000 €
Built in 2025 Total of 15 apartments
From 591,000 €
Completion in: 2024.IV 17 units in total
From 4,600,000 €
Built in 2023 Total of 190 apartments
From 1,590,000 €
7 units in total
From 3,350,000 €
Total of 3 apartments
From 930,000 €
Built in 2023 Total of 190 apartments
Ayia Napa is focused on short-term rentals with seasonal demand, while Famagusta, the cultural hub of Northern Cyprus, stands out as a more affordable alternative to Turkey. Nicosia, as the capital and business centre, captures 83% of domestic demand, strengthening its role in the commercial property market.
Buying Property in Cyprus Step-by-Step
The stages include:
- Reserving the property with a deposit (typically 1% or €3,000 minimum).
- Contracting and down payment.
- Document submission to the Land Registry.
- Tax and fee payment.
- Full payment and issuance of ownership certificate (for new builds post-completion).
Tranio’s Cyprus team assists with every step, enabling remote purchases for overseas investors. Contact us to discuss your property purchase needs.
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Registration and purchase rights
All real estate transactions are registered as dictated by the Immovable Property (Tenure, Registration, and Valuation) Law Cap 224.
European Economic Area (EEA) nationals who reside permanently in Cyprus, together with legal entities with headquarters registered on the island, can buy real estate without restrictions.
Certain terms exist for nationals from other countries:
- the maximum size of a property or land plot for development is 4,014 m²;
- the purchase of a second home may be allowed depending on the type of use — for example, a holiday home in addition to a permanent residence;
- authorisation from Cyprus’s Council of Ministers is necessary and is valid for three months.
Taxes and fees
All fees are paid by the buyer. When registering a transaction, the buyer has to pay the stamp and title fees, VAT (most of the time), plus legal and realtor fees.
Stamp duty
This is paid within 30 days after signing the sales agreement, and the rate depends on the property price. The stamp duty rate is 0.15% of the first €170,860 of the property price and 0.2% of the remaining amount. Registration must take place no later than two months after signing the agreement.
Stamp duty in Cyprus on the property price
under 5,000 €
5,000–170,000 €
from 170,001 €
Transfer tax
Also known as the title fee, it’s levied on the property price by the Cyprus Department of Lands and Surveys for the transfer of ownership.
under 85,000 €
85,001–170,000 €
over 170,001 €
The rate depends on the property price. For example, if a property is worth €100,000, the rate will be 3% on the first €85,000 and 5% on the remaining €15,000. The title fee can be reduced when registering a property to several individuals. For example, if a house is worth €150,000, the title fee would be 3.87% or €5,800: €2,550 on €85,000 and €3,250 on the remaining €65,000.
If the buyer registers the property to two people, each would pay €75,000, with the title fee amounting to 3% for each in this case. This is a legal way to save money on taxes when buying real estate in Cyprus. Saving money is possible because in the case of joint ownership the tax base is calculated according to the value of the property share belonging to each of the owners. Moreover, the title fee does not apply when charging VAT.
VAT in Cyprus
The standard VAT rate in Cyprus is 19%. However, a reduced rate of 5% is available to individuals under certain conditions:
- the buyer must be an individual, not a company;
- the property must not be intended for rental purposes;
- the purchased residence must serve as the buyer’s primary home in Cyprus, and they must not have acquired any other property with the reduced VAT rate within the past ten years.
The 5% VAT rate applies to the first 130 square metres of the property, while any area over 130 square metres is subject to the standard 19% VAT. This reduced rate is applicable only to new properties, with resale properties exempt.
Additional criteria:
- the reduced VAT rate applies to properties valued up to €350,000, with a maximum total property cost of €475,000;
- the property should not exceed 190 m² in total area, with the reduced VAT rate applied solely to the initial 130 m².
Cyprus abolished its property tax in 2017, eliminating an annual tax expense for property owners.
Taxes after the purchase
- local authority charges covering waste disposal, street lighting, and other municipal services, ranging from €85 to €300 depending on the property size;
- annual municipal tax is charged at 0.015–0.025% of the property’s assessed value as of January 2013, payable to the local municipality;
- sewage tax is charged at 0.05–0.065% based on the property’s assessed value as of January 2013.
Our Property Selection Recommendations
Properties built before 2005 tend to be lower in quality compared to developments constructed after 2010, particularly regarding energy efficiency and seismic resilience.
After Cyprus joined the EU in 2004, the introduction of the Eurocode greatly improved construction quality on the island. Prior to 2004, projects adhered to older standards.
Due to Cyprus’s high electricity costs, energy-efficient properties (Class A and A+) have become increasingly sought after.
For 2024–2025, the segment of club residences with extensive amenities warrants attention. This property format is just emerging in Cyprus and remains underrepresented in the market. Club residences appeal to affluent renters who value comprehensive services and amenities over traditional, infrastructure-lacking properties. Rising demand in this segment highlights its potential for both rental and long-term investment.
Investing in properties under construction can yield projected value increases of 20–30% by the time the property is completed. Developers offer flexible payment and reservation options, enhancing the appeal of these investments.
New building technologies and low-rise developments are accelerating construction timelines, and investors can secure residency permits as early as the foundation stage.
Cyprus experiences strong demand for commercial real estate, particularly in the office space sector. The island attracts numerous international companies each year, seeking modern, well-equipped Class A offices.
1,300,000 €
Total area 200 m²
4,500,000 €
Total area 1,200 m² Yield 4.85%
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
3,100,000 €
Total area 600 m²
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- Property Prices
- Buying and Registering
- Mortgage
- Residence
- Citizenship (getting passport)
- Property Maintenance
- Education
- Taxes
Property for sale in Limassol, Cyprus
Property for sale in Paphos region
Property for sale in Ayia Napa