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Property Guide

A guide to buying property in Cyprus

We have compiled a short but thorough guide elaborating on the suggestions and legal procedures surrounding the purchase of real estate in Cyprus, whether for a holiday home, a permanent residence, or for business purposes.  

1. Research Online 
Begin with an online research to familiarise with current market trends, availability and prices. Compare developers and what they have to offer in terms of quality, products and services. 


2. Inspection Trips 
If you are travelling from abroad we suggest a maximum of 3 working days in Cyprus. This should leave you with enough time to inspect properties and deal with the legal and banking paperwork. Whenever possible book your appointments directly with the developer and save on agency fees.


3. Due Diligence
Your attorney should carry out a thorough investigation of the developer’s financial standing and the property’s status at the Land Registry. Due diligence will reveal any mortgages, charges or other adverse matters against the title of the property or the developer. 


4. Reserving a Property
Once you have found the property you want and have agreed on the purchase price, the developer may ask you to pay a Reservation Fee before taking the property off the market. The Reservation Fee Agreement should outline the circumstances in which the reservation fee will be returned to you or retained by the developer, and that the amount will be deducted from the actual price. 


5. Contract of Sale and Deposit
While drafting the Contract of Sale put down any requests for changes or improvements to be done on the property and agree on the tender. Finalise the details of your payment plan and be informed of your overall obligations in meeting payment deadlines with the developer and your annual fees and taxes with the government. The Contract of Sale is a legally binding document that outlines each party’s responsibilities and protects their respective interests. It will be duly stamped and registered at the Land Registry Office, so it cannot be re-negotiated or amended at a later point, nor are addendums commonly accepted after signature. The Deposit (normally, a 40% of the overall price) is placed on a non-refundable basis and does form part of the purchase price. 


6. Stamp Duty and Property Registration 
Within 30 days from signature, the Contract must be stamped at the Tax Office to show that the Stamp Duty applicable to the Contract is paid. Then, a copy of the Contract is deposited with the Land Registry the property is registered in your name (€50 registration fee). A surcharge of approximately 10% of the unpaid amount is payable if payment is made within 6 months after the due date; otherwise the surcharge is twice the unpaid amount. For a transaction which is evidenced by several documents, Stamp Duty is payable on the main contract and ancillary documents are charged at a flat rate of €2. The Stamp Duty is calculated on the basis of the property’s selling price:

Contracts with fixed amount (€)

Stamp Duty

(‰)

Property of87,500

Property of 175,000

Property of 350,000

Up to €5,000

nil

--

--

--

€5,000 to €170,000

1.5‰

131

--

--

Over €170,000

2.0‰

--

350

440




7. Specific Performance 
As soon as the stamped Contract is lodged at the land registry a charge of €1,71 is paid and a receipt is given back to the purchaser with a Specific Performance reference number. When the contract is lodged at the land registry for specific performance the purchaser obtains a “real” interest in the property and an encumbrance is created over the property. The significance of an encumbrance is that the interest of the purchaser takes priority over any next encumbrances or interests in the property or claims by third parties that may arise afterwards. The encumbrances on a property take priority in accordance with the time that they are lodged. If you do not act to transfer ownership to your name when the Title Deed becomes available, your ability to seek Specific Performance may lapse. 


8. Paying the Property V.A.T
In January 2014 the standard VAT rate in Cyprus was set to rise to 19%, which is still the third lowest rate in the EU after Luxemburg (15%) and Malta (18%). VAT applies to all new property (including property under construction or off-plan property) which was submitted for a Town Planning Permit after 1st May 2004, when Cyprus joined the European Union. All new property which was submitted for a Town Planning Permit before 1st May 2004, are VAT exempted. The no VAT policy also applies in the case of used property (were the VAT has already been paid previously), resales and land. With effect from 1st October 2011, a reduced VAT rate of 5% is implemented on new property when it involves the purchase of the primary residence in Cyprus, subject to conditions (read more about the Special Grant for Reduced VAT on new property). 


9. Opening a Bank Account, Connecting Utility Services
To open a bank account in Cyprus the applicant requires having a certified true copy of a valid passport, original bank reference from a reputable Bank, proof of residential address in Cyprus, and the Bank’s application form completed and signed. Similar documents are required in order to connect your property with the Electricity and Waterboard Authorities.


10. Transfer of Ownership in your name 
Immovable property in Cyprus (a term that includes land and all that naturally goes with it, such as buildings, trees and underground resources) is freehold and for life. A freehold property can be transferable by inheritance or purchase. Cyprus maintains a land registry system in which all immovable property is registered. Each property has an associated "Certificate of Ownership", known as Title Deed, which serves as a formal document procuring any easements, privileges, rights of way, rights reserved, mortgages and encumbrances, contracts of sale, trusts and leaseholds on the property. The Title Deed contains information such as the registered owner’s name and the property’s type, size, location and a reference number at the Land’s Office. About two years after the construction has been completed, and following inspection, separated Title Deeds are issued and it is the moment when the full ownership of the house can be transferred in your name.


11. New Property Transfer Fees Reduction 

A provision remains in place for reduced Property Transfer Fees on the first sale of a property, which was put in place to encourage the sale of new property, and it is valid for Contracts of Sale executed between 2nd December 2012 and 31st December 2016. This provision removes the need to pay Property Transfer Fees where the purchaser has paid VAT on the property – and reduces the Property Transfer Fees by 50% in cases where the transfer relates to land or to property exempted from VAT.


12. Property Transfer Fees Calculation 
Property Transfer Fees are payable at the Land Registry Office on the day of the property’s transfer of ownership from the developer to the buyer’s name. Transfer fees are calculated on a sliding scale according to the property’s purchase price on the Contract of Sale. If the Contract of Sale is in joint names (e.g. spouses, investors), the transfer fees are calculated per person and as if both shareholders have bought the property at half its value. The final amount due is the sum of the individual amounts owed.

Market Value of Property

(€)

Transfer Fee

Rate (%)

Purchase Price 87,500

Purchase Price 175,000

Purchase Price 350,000

For the first €85,430

3.0%

2,563

2,563

2,563

€85,430 to €170,860

5.0%

104

4,271

4,271

Over €170,860.14

8.0%

--

331

14,331

Total Transfer Fees

Single: 2,667

Joint: 2,625

Single: 7,165

Joint: 5,334

Single: 21,165

Joint: 14,330

VAT Exempted Property

2 Dec 2012 – 31 Dec 2016

Single: 1,334

Joint: 1,313

Single: 3,583

Joint: 2,667

Single: 10,583

Joint: 7,165

VAT Subjected Property

2 Dec 2012 – 31 Dec 2016

0

0

0


You can calculate your property transfer fees online by visiting the Cyprus Department of Lands and Surveys – Transfer Fees Calculator


13. Paying the Immovable Property Tax (IPT) every year

Under the Cyprus “Immovable Property Tax Laws 1980 – 2004 all property owners, regardless of whether they are resident in Cyprus or not, they are liable to pay an annual tax based on the total value of all the immovable property registered in their name. Cyprus property tax is calculated on the market value of the property as at 1st January 1980 and must be paid annually to the Inland Revenue Department. Individual owners are exempt from this tax if the 1980 value of their property is less than €12,500. Every registered owner whose immovable property value exceeds €120,000 is required to submit a declaration of Immovable Property (IR301 and IR302) and must pay the respective tax every year before the end of September.

Payment may be made directly to the cashier counter of the Tax Office or via a commercial bank in Cyprus or via JCCSmart (a JCCSmart number per taxpayer is indicated on the Notice of Imposition of IPT). Please refer to our Immovable Property table below for the IPT rates. The rates are indicated per thousand

1980 Value of Property (€)

Property Tax(‰)

Up to €40,000

6.0

€40,001 to €120,000

8.0

€120,001 to €170,000

9.0

€170,001 to €300,000

11.0

€300,001 to €500,000

13.0

€500,001 to €800,000

15.0

€800,001 to €3,000,000

19.0



Those who have not dealt with the Inland Revenue in Cyprus before will need to first register and receive a Tax Identification Number. Read more about the procedure here.


14. Paying the Community Fees, Municipality Fees and Sewerage Fees every year 
Your property is subject to annual fees, payable to the Local Authorities or municipality it belongs to, covering community services such as regular refuse collection, street lighting and sewerage tax. Depending on the size of your property and its value in 1980, local authorities charge between €85 - €250 per property per annum calculated on the basis of the property's value on 1st January 1980. There is no straightforward way to estimate the period of payment or the amounts due as each municipality follows an independent program.


15. Insurance 
For new properties we will provide comprehensive property insurance against fire and associated hazards during the construction phase until the property is delivered; thereafter, the cost is approximately €100 - €300 per year depending on the estimated replacement construction costs. For communal projects with joint and shared ownership facilities, the management company will arrange a block insurance with one company and then split the charges down to each individual property unit. Household insurance is the responsibility of the purchasers and can be obtained for approximately €2.50 per €1,000 sum inspued per year depending on the term of the policy.


16. Water and Electricity Bills 
Charges for water and electricity utilities are payable to the respective authorities at regular intervals (every 2 months) throughout the year and are based strictly upon unit consumption. 


17. Relevant Common Expenses

Some communal projects will have shared facilities, such as swimming pools, private roadways, gardens and parking. In order that these facilities are maintained to high standard a communal maintenance charge will be levied by the assigned management company. This is usually paid quarterly in advance and it is calculated depending on the project, size of the property and common share percentage. 


18. Capital Gains Tax
When one wishes to sell immovable property in Cyprus Capital Gains Tax is paid to the Republic of Cyprus. Capital gains tax is charged at the rate of 20% on gains arising from the disposal of immovable property in Cyprus or the disposal of shares of companies which own immovable property in Cyprus. The taxable gain is the difference between the proceeds of sale and the original cost of the property plus the cost of improvements, adjusted for inflation from the date of acquisition. Some disposals are exempt from taxation, including transfer by reason of death and gifts between relatives. There are some circumstances in which rollover relief is available if a gain is used for the purchase of a further property. Gains accruing from disposal of immovable property held outside Cyprus and shares in companies, the property whereof consists of immovable property held outside Cyprus, will be exempted from capital gains tax. Any Capital Gain is liable to be taxed at the rate of 20%. Subject to certain conditions, individuals may claim the following deductions:

• Up to €85,430 if the disposal relates to a private residence held for at least 5 years.

• Up to €25,629 if the disposal is made by a farmer and it relates to agricultural land.

• Up to €17,086 on any other disposal.

These deductions are granted once in the lifetime of the individual, until fully exhausted and if an individual claims a combination of them, the maximum deduction granted cannot exceed €85,430.

1980 Value of Property (€)

Property Tax(‰)

Up to €40,000

6.0

€40,001 to €120,000

8.0

€120,001 to €170,000

9.0

€170,001 to €300,000

11.0

€300,001 to €500,000

13.0

€500,001 to €800,000

15.0

€800,001 to €3,000,000

19.0

1980 Value of Property (€)

Property Tax(‰)

Up to €40,000

6.0

€40,001 to €120,000

8.0

€120,001 to €170,000

9.0

€170,001 to €300,000

11.0

€300,001 to €500,000

13.0

€500,001 to €800,000

15.0

€800,001 to €3,000,000

19.

1980 Value of Property (€)

Property Tax(‰)

Up to €40,000

6.0

€40,001 to €120,000

8.0

€120,001 to €170,000

9.0

€170,001 to €300,000

11.0

€300,001 to €500,000

13.0

€500,001 to €800,000

15.0

€800,001 to €3,000,000

19.0