Cyprus: buying a home as an overseas buyer

A buyer who is not a citizen of an EU country needs a permission before a sale can be transferred. Transfer fees depend on the price band, and VAT changes the picture for a new home. A residence permit for investors is a separate route with its own conditions. This guide sets out the permission, the costs and taxes, how a purchase goes, and what the investor permit requires and does not give.

Reviewed 7 November 2026

In short

A buyer who is not a citizen of an EU country must first obtain permission from the District Administration of the district where the property is. The permission is free and normally takes two to three weeks.
Transfer fees are charged in three bands: 3% up to €85,000, 5% from €85,001 to €170,000, and 8% above €170,000. No transfer fee is charged where VAT is charged on the same transaction.
A new home sold for the first time by a developer carries VAT. A reduced VAT rate may apply to a primary residence if the conditions are met.
Owning a home does not give a residence permit. The investor permit needs an investment of at least €300,000, a secure annual income of at least €50,000 and other conditions, and it is decided by the authorities.
Cyprus is not yet fully part of the Schengen area. A Cyprus residence permit does not give free travel in the Schengen area.
Cyprus has no annual immovable property tax, which was repealed from 1 January 2017. Other taxes apply on a later sale and on rental income, so take advice before you buy.

Who can buy and the permission

The Ministry of Interior states that the permission applies to foreign nationals who are citizens of non-EU member states, including foreign companies and companies controlled by foreign nationals.
The application is made on form COMM 145 to the District Administration of the district where the property is, with the supporting documents. No fee is charged, and applications take between two and three weeks.
The permission covers a plot of up to 4,000 m² for building a dwelling for owner occupation, or up to two units. The two units may be two dwellings, or one dwelling and a shop of up to 100 m², or one dwelling and an office of up to 250 m². The limit applies in total to a couple.
The documents include a survey, a copy of the title deed, the planning consent where a separate title has not been issued, the contract of sale, floor plans, proof of financial standing, passports of the applicants and their spouses, a marriage certificate with a certified translation where needed, and, where applicable, copies of Cypriot residence and work permits.
A company, or a shareholder of a company, must also provide certificates of registration, shareholders, directors and registered office, the memorandum and articles of association, and information on the company's activities and staff.
This permission is separate from the residence permit for investors. Having one does not give the other.

Freehold, title and the Land Registry

The title deed and the search certificate are the evidence of ownership in Cyprus. The Department of Lands and Surveys keeps the register, and a search certificate shows the registered position of a property. The sale is completed by transfer at a District Lands Office, by appointment.

Whether a property is freehold or leasehold, the planning position, any encumbrances and the condition of the title are matters for a Cyprus lawyer to check before you pay a deposit. This guide does not describe the detail of each type of title.

Taxes and fees when buying

Transfer fee: 3% of the sale price or market value from €0.01 to €85,000; 5% from €85,001 to €170,000; and 8% from €170,001 and above. The Department of Lands and Surveys may charge on its own assessed market value where it is not satisfied with the declared price.
No transfer fee is charged on a transaction where VAT is charged on the same transaction and the same property. The buyer provides a VAT certificate for this.
Where a transaction is not subject to VAT, the legislation provides a 50% reduction of the transfer fee. The government's transfer fee calculator does not apply this reduction, so the result must be checked.
VAT on a new home sold for the first time by a developer: the standard rate is 19%. A reduced rate of 5% applies to the purchase of a primary residence by a buyer who meets the conditions, and the buyer applies to the Tax Department for a certificate. The conditions include a declaration about other dwellings in Cyprus, and any limit on floor area or value must be confirmed with the Tax Department.
How the two interact: where VAT applies to the sale, the transfer fee does not. Where the sale is not subject to VAT, the transfer fee bands apply, with the 50% reduction. The total cost of a new home therefore depends on the VAT rate that applies, not on the transfer fee alone.
Stamp duty: the Tax Department states that the stamp duty laws from 1963 to 2025 were repealed from 1 January 2026 by Law 239(I)/2025. Its notice of 27 March 2026 still describes stamping some documents, so confirm with the Tax Department or a lawyer whether the sale contract for your purchase attracts any duty.
A power of attorney needs stamp duty only if at least one principal signed it before 1 January 2026, according to the Department of Lands and Surveys.
Who pays the transfer fee is set by the contract. Confirm this and the other costs in writing with your lawyer before you sign.

Taxes while you own

Annual immovable property tax: repealed with effect from 1 January 2017, according to the Tax Department.
Inheritance tax: the Tax Department states that no inheritance tax applies to the estate of a person who died after 1 January 2020. The administrator of the estate must file a statement of assets and liabilities within six months of death. Confirm the position for earlier dates with a lawyer.
Capital gains tax: a fixed rate of 20% applies to the profit from a disposal of immovable property in Cyprus, and to the sale of shares in companies that own such property. The Tax Department page on this topic should be checked for the current exemptions and how the gain is measured.
Special Defence Contribution on rental income was abolished after the 2025 tax year, according to the Tax Department. Income tax and other charges on rent still need to be checked with a Cyprus tax adviser.
Tax residence: an individual is tax resident in Cyprus if they stay for more than 183 days in a tax year, or under the 60-day test, which requires at least 60 days in Cyprus, no more than 183 days in another country, business or employment in Cyprus, and a permanent home in Cyprus that is owned or rented. The 60-day test is a tax residence test, separate from domicile.
Domicile matters for the Special Defence Contribution. A non-domiciled individual is not subject to that contribution on interest or dividends, according to the Tax Department.
Municipal, sewerage and water fees are paid for the property. The Department of Lands and Surveys asks for certificates that these are paid when a transfer is made.

Residence permit for investors: requirements

Legal basis: the Migration Department applies Regulation 6(2) of the Aliens and Immigration Regulations. The criteria are the 4th revision, dated May 2023, and enter into force on 2 May 2023. The Migration Department's page on the policy was posted on 29 December 2025.
Investment, at least €300,000, in one of four categories. (A) A house or apartment bought from a development company as a first sale, with a total market value of at least €300,000 plus VAT, where the official payment receipts are at least €300,000 excluding VAT. Up to two housing units may be bought, and the limit also applies to couples. Resales do not qualify, except for sale contracts filed with the Department of Lands and Surveys before 7 May 2013.
Investment category (B): other real estate, such as offices, shops, hotels or related developments, with a total value of €300,000. These purchases may be resales.
Investment category (C): €300,000 in the share capital of a Cyprus company, either newly registered or an increase in the capital of an existing company. The company must be based and operating in Cyprus, have proven physical presence in Cyprus and employ at least five people.
Investment category (D): €300,000 in units of a Cyprus collective investment organisation (forms AIF, AIFLNP or RAIF), whose investments are held in Cyprus. The application needs the CySEC confirmation of the set-up of the fund.
Secure annual income: the applicant must show a personal secure annual income of at least €50,000. This rises by €15,000 for a spouse and by €10,000 for each dependent minor child. The spouse's income may be counted in the total.
Where the income comes from: for category (A) it must come from abroad and be shown by a tax return from the country where the applicant is tax resident. The clarification to the policy also allows the income to be shown by a certificate from an independent certified accountant. For categories (B), (C) and (D), part of the income may come from activity in Cyprus.
Source of funds: the investment money must be shown to have come from abroad, from the applicant's or the spouse's bank account, and not from domestic borrowing. The price is paid to the seller's account at a Cyprus financial institution.
Criminal record: the applicant and the spouse each provide a clean criminal record certificate from the country of origin and from the country of residence, if these differ.
Health insurance: the applicant and dependants provide a certificate for medical care covering inpatient and outpatient care.
No employment: the applicant and the spouse confirm they do not intend to work in Cyprus, except as directors of the company they have invested in.
Dependants: the permit covers the spouse and children under 18. Unmarried children aged 18 to 25 who are tertiary students abroad, and financially dependent, may apply separately, with an extra €10,000 of annual income from the parents for each child.
Adult children: an adult child who is not financially dependent may be included on a higher-value investment. The €300,000 amount is multiplied by the number of adult children, so one adult child needs €600,000. Proof of payment of at least 66% of the market value is required at application for categories (A) and (B).
Fees and time: a fee of €500 is charged on application, plus €70 for each person for the Alien Registration Certificate where it does not already exist. The estimated examination period is about two months from a complete application. This is an estimate, not a guaranteed time.

Residence permit for investors: documents and ongoing duties

Title deed or sale contract in the applicant's name or the spouse's name, officially filed with the Department of Lands and Surveys. A recent search certificate is needed where the contract was signed or the title issued more than a year after the application.
Proof of payment: official payment receipts of at least €300,000 excluding VAT, regardless of when the property is delivered.
Evidence that the money came from abroad, such as remittance records, foreign card receipts or a bank certificate.
For categories (B), (C) and (D): evidence of accommodation in Cyprus, such as a title, a contract of sale with proof of payment, or a rental agreement. For category (A), where the bedrooms in the investment property cannot house the dependants, another property must be named as their residence.
For a company route: the company's shareholder and incorporation certificates, its business profile, proof of payment, and evidence of its staff from the Social Insurance Services for category (C).
Application forms include the application form MIP2, a checklist of documents, an affidavit or statement of the applicant's income, and a statement confirming non-employment. All supporting documents must be officially translated and certified.
Application in person at the Migration Department, or through an authorised representative with a certified letter of authorisation.
Ongoing duties: the holder must each year show that the investment is maintained, and provide proof of health insurance if they no longer benefit from GESY. The criminal record certificates are required every three years, not annually, under the clarification attached to the policy. The annual proof of the income level was abolished under the same clarification.

What the investor permit gives, and what it does not give

Gives: a right of residence in Cyprus for the holder and adult dependants, which the policy states is of unlimited validity. The residence card expires ten years after issue and must be renewed. A card for an underage dependant is valid until the age of 18.
Does not give free travel in the Schengen area. The Ministry of Foreign Affairs says visas and residence permits issued by Cyprus are valid only in Cyprus until Cyprus fully integrates into the Schengen acquis. The European Commission says Cyprus participates in Schengen cooperation, but internal border controls have not yet been abolished.
Does not change the visa rules that apply to the holder's nationality. Visits follow the Schengen and national rules of each country the holder travels to.
Does not give citizenship. Naturalisation has its own rules. Under the Civil Registry (Amendment) Law of 2023, an applicant needs legal and continuous residence for 12 months immediately before applying, and at least 7 years of cumulative legal residence in the 10 years before that period, along with other conditions. Whether time on an investor permit counts toward these periods must be confirmed with a lawyer.
Does not give the right to work. The applicant confirms no employment in Cyprus, except as a director of the company invested in. Dividends from a Cyprus company may be received, and an unpaid directorship in a Cyprus company may be held, where the investment is not in the company's share capital.
Does not require a minimum number of visits. The policy does not set a visit schedule. A permit ceases to be valid if the holder and dependants are absent from Cyprus for two years, or if they acquire permanent residence abroad. A permit also ceases if the holder does not establish residence in Cyprus within one year of approval, where they live outside Cyprus.
Sale of the investment: if the investment is sold without immediate replacement of the same or greater value, the permit is cancelled. If the investor's permit is cancelled, the spouse's and children's permits are cancelled too.
Short stays: a short-stay visa covers up to 90 days within any 180-day period. Whether a visitor needs a visa depends on their nationality, so check the Ministry of Foreign Affairs list for your passport before you travel.

Residence: points a Cyprus lawyer must confirm

Whether the purchase fits one of the four investment categories, including the two-unit limit, the first-sale rule for houses and apartments, and the filing of the title with the Department of Lands and Surveys.
Whether the 4th revision of May 2023 and its clarification are still the current criteria on the date of application.
The origin of the funds, the form of the income evidence and the tax residence of the applicant.
Whether time on the permit counts toward naturalisation, and how the permit affects tax residence, domicile and Special Defence Contribution.
The position of any family member not listed in the policy, such as parents or grandparents, and of any adult child who is not financially dependent.

How a purchase usually goes

Check the property, the title and the encumbrances at the Department of Lands and Surveys, and ask the seller for the tax clearance certificate (form N313) and the municipal, sewerage and water fee certificates.
Sign the contract of sale through a lawyer, with the price, payment schedule and conditions agreed in writing. For a non-EU buyer, make the payment conditional on the permission where that is appropriate.
A non-EU buyer applies to the District Administration on form COMM 145 for the permission. This takes two to three weeks.
Deposit the sale contract at the Department of Lands and Surveys and confirm any deadline and surcharge with the lawyer.
Transfer at the District Lands Office by appointment. The buyer presents the declaration of transfer (form N270), the forms required for the buyer and the property, passports or identity cards, the permission for a foreign buyer, and any power of attorney, and pays the transfer fee and any VAT.
The title is registered in the buyer's name. For the investor route, the title deed or sale contract must be filed at the Department of Lands and Surveys and the application made to the Migration Department, which takes about two months to examine.

Buying through a company

A company may buy for the investor route if the applicant or spouse is its sole shareholder or ultimate beneficial owner, and the company is established in Cyprus or in another EU or EEA member state.
A foreign company, or a company controlled by foreign nationals, needs the permission for non-EU buyers before the transfer.
The Department of Lands and Surveys requires the company's certificate of incorporation, registered address, directors, shareholders, and memorandum and articles of association. For a foreign company, these must be issued and certified in its home country, and apostilled.
The company pays corporate income tax and has its own accounts and filings. The rate and rules change, so take advice from a Cyprus tax adviser before you decide who buys.

Official sources

Questions buyers ask first

A short, neutral summary. Rules, fees and rates are set by the Cyprus authorities and change, so confirm the current position with them and with a Cyprus lawyer before you decide.

Can someone from outside the EU buy a home in Cyprus?

Yes, but a buyer who is not a citizen of an EU country must first obtain permission from the District Administration on form COMM 145. The permission is free and takes two to three weeks. It covers a plot of up to 4,000 m² for owner occupation, or up to two units, and the limit applies in total to a couple.

How much will I pay in transfer fees?

The Department of Lands and Surveys charges 3% of the price or market value from €0.01 to €85,000, 5% from €85,001 to €170,000, and 8% from €170,001. No transfer fee is charged where VAT is charged on the same transaction. Where the transaction is not subject to VAT, a 50% reduction applies.

What VAT applies to a new home?

A new home sold for the first time by a developer carries VAT at the standard rate of 19%. A reduced rate of 5% may apply to a primary residence if the buyer meets the conditions set by the Tax Department, which include a certificate applied for through the Tax Department. The floor area and value limits must be confirmed with the Tax Department.

Is there stamp duty on the purchase?

The Tax Department states that the stamp duty laws from 1963 to 2025 were repealed from 1 January 2026. Its notice of 27 March 2026 still describes stamping some documents, so confirm with the Tax Department or your lawyer whether the sale contract attracts any duty.

Does buying a home give me a residence permit?

No. Owning a home does not give residence. The permit for investors requires an investment of at least €300,000 in one of four categories, a secure annual income of at least €50,000, and other conditions, and the authorities decide the application. The application fee is €500 plus €70 for each person for the residence card where needed.

What does the investor permit cover?

It covers the investor, the spouse and children under 18. Unmarried tertiary students aged 18 to 25 may apply separately. The policy does not list parents or grandparents. An adult child who is not financially dependent may be included on a higher-value investment, with the €300,000 amount multiplied by the number of adult children.

Does the permit let me travel freely in the Schengen area?

Not at present. The Ministry of Foreign Affairs says visas and residence permits issued by Cyprus are valid only in Cyprus until Cyprus fully integrates into the Schengen acquis, and the European Commission says internal border controls have not yet been abolished. Check the rules for your nationality before you travel.

Can I work in Cyprus with the permit?

No. The applicant and spouse confirm they do not intend to work in Cyprus, except as directors of the company they have invested in. Dividends from Cyprus companies may be received, and an unpaid directorship may be held, where the investment is not in a company's share capital.

Does the permit lead to citizenship?

The investor permit is not described as a route to citizenship. Naturalisation has its own conditions under the Civil Registry (Amendment) Law of 2023, including 12 months of continuous legal residence before applying and at least 7 years of legal residence in the 10 years before that period. Whether time on the investor permit counts must be confirmed with a lawyer.

Is there property tax or inheritance tax in Cyprus?

The annual immovable property tax was repealed from 1 January 2017. According to the Tax Department, no inheritance tax applies to the estate of a person who died after 1 January 2020. A capital gains tax applies on a sale of Cyprus property, and the current rate and exemptions must be confirmed with the Tax Department or a tax adviser.

How does a viewing or a purchase start?

Send a request on a residence page or through the contact form. Your advisor will reply, arrange a viewing in person or by video, and explain the documents, the costs, the permission for non-EU buyers and the transfer. A Cyprus lawyer should check the contract before you pay a deposit.

This page is general information, not legal, tax or immigration advice. Rates, thresholds and rules are set by the Cyprus authorities and change. As at the date of review, confirm with the Department of Lands and Surveys, the Tax Department, the Migration Department and a Cyprus lawyer before you reserve or pay a deposit.

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