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What a Cyprus property really costs.

Enter the price of a home in Cyprus. See the VAT on a new build, the transfer fees on a resale and the cost of registering a mortgage, so you know the total before you sign.

  • New builds and resales
  • Rates checked continuously
  • Free, no sign-up
The property

Bought from the developer. VAT is charged, so there are no transfer fees.

Developers usually quote prices without VAT.

Number of buyers

In equal shares. On a new build the number of buyers doesn't change the cost.

Will it be your main home?

A main home can pay 5% VAT on its first 130 m², if it is no larger than 190 m² and costs no more than €475,000.

The home's covered area, as in the contract. Above 130 m², the rest of the price pays 19%.

The loan, if you take one. Leave at 0 if you pay cash.

On top of the price

VAT at 5% on €300,000
+ €15,000.00
Transfer fees (none when VAT is paid)
€0.00
Mortgage registration (1% of the loan)
+ €1,500.00
Stamp duty (abolished in 2026)
€0.00
Costs on top€16,500.00

The Tax Department must approve the reduced rate before you pay the VAT.

What you pay in all

Price
€300,000.00
Costs on top
+ €16,500.00
Total cost€316,500.00

€166,500.00 of it from your own money, after the loan.

An estimate of the taxes and government fees on a purchase in 2026, not legal or tax advice. It leaves out lawyers' fees, the bank's own charges, surveys and furniture. The reduced VAT rate needs the Tax Department's approval, and between €350,000 and €475,000 the split is our reading of the law.

How the costs add up.

Whether you pay VAT or transfer fees depends on who sells. You never pay both.

  1. 01A new build from a developer is sold with VAT at 19%. A main home that qualifies pays 5% on its first 130 m² instead.
  2. 02A resale carries no VAT, so the Land Registry charges transfer fees. Each buyer pays on their own share, band by band, and the total is cut by 50%.
  3. 03Registering a mortgage costs 1% of the loan. Stamp duty was abolished for contracts signed from 2026.
Transfer fees, per buyer's share
First €85,000Halved on a resale; none when VAT was paid3%
€85,000 to €170,000Halved on a resale; none when VAT was paid5%
Above €170,000Halved on a resale; none when VAT was paid8%
VAT on a new build
Standard rate19%
Main home, first 130 m²On up to €350,000 of the price. The home must be 190 m² or less and cost €475,000 or less.5%
Other costs
Mortgage registrationOf the loan1%
Stamp dutyAbolished from 20260%

Rates checked continuously. Transfer and mortgage fees come from the Department of Lands and Surveys, and VAT from the Tax Department.

Buying in Cyprus, answered.

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They run in bands on each buyer's share: 3% first €85,000, 5% €85,000 to €170,000, 8% above €170,000. On a resale the total is halved. One buyer paying €200,000 pays €4,600.00. Two buyers each pay on €100,000, so together they pay €3,300.00.

No. When VAT was charged on the sale, no transfer fees are due. You pay one or the other, never both.

Someone buying a home to live in as their main and permanent residence. The 5% rate covers the first 130 m², and the home must be no larger than 190 m² and cost no more than €475,000. You apply to the Tax Department before the VAT is paid, and it decides. If you sell or stop living there within the period the law sets, you may have to pay back the difference. In the Tax Department's own example, a 160 m² home at €350,000 pays €26,687.50 in VAT: 5% on 130/160 of the price and 19% on the rest.

The reduced rate applies to no more than €350,000 of value, and the law can be read more than one way on how that cap meets the area split. The calculator charges 5% on the share of the price that buys the first 130 m², up to €350,000, and 19% on the rest. Treat it as an estimate and ask the Tax Department for its view on your home.

Not on contracts signed from 1 January 2026, when it was abolished. Contracts signed in 2025 or earlier still carried it.

A lawyer to check the title and the contract, the bank's own fees if you borrow, and a survey. These are private fees, so the calculator leaves them out. There is no yearly property tax to plan for: immovable property tax was abolished in 2017.

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