Buying Property in Cyprus as a Non-EU Citizen: Steps and Costs
Cyprus welcomes foreign buyers, and the process is familiar to anyone who has bought property before. A few points are specific to the island, though, and they matter most if you are buying from outside the EU. This is the overview we walk our clients through before they sign anything.
General information, last checked in October 2026. It does not replace advice from a licensed Cyprus lawyer, who should act for you on every purchase.
Can non-EU citizens buy property in Cyprus?
Yes. Non-EU buyers, including UK citizens, need a permit from the Council of Ministers to acquire property. In practice this is a formality handled by your lawyer through the district administration and usually takes one to two months, sometimes longer in Paphos. You can sign the contract and move ahead while it is being processed.
The usual limit is one home on a plot of up to 4,000 m², or up to two units. A company controlled by non-EU persons is treated the same way.
The purchase step by step
- Hire your own lawyer. Someone who acts only for you, not for the developer or the agent.
- Due diligence. Your lawyer checks the title, mortgages or charges on the land, planning and building permits. For new builds this includes whether the developer's land is mortgaged and how your title deed will be issued.
- Reservation. A small deposit takes the unit off the market while the checks run.
- Sale contract. Signed and lodged with the Land Registry. Lodging it protects you as the buyer and is required for the residency route.
- Council of Ministers permit for non-EU buyers.
- Payments. For new builds usually in stages linked to construction progress.
- Title transfer at the Land Registry once the title deed is issued.
Title deeds: the point to understand early
Cyprus has a history of properties being sold before separate title deeds existed. With new builds it is normal that the deed for your unit is issued after completion. What matters is that your contract is lodged with the Land Registry and that your lawyer has checked the developer's land and any mortgage on it. A land search costs very little and shows you exactly what is registered.
Purchase costs to budget for
| Cost | What to expect |
|---|---|
| VAT on new builds | 19% as standard. A reduced 5% applies to the first 130 m² of a home you use as your main and permanent residence, if the home is no larger than 190 m² and costs no more than €350,000 (total transaction up to €475,000). |
| Transfer fees | Not charged when VAT was paid. On resale property they are progressive (3%, 5%, 8%) and halved. |
| Stamp duty | Abolished for property contracts from 1 January 2026. |
| Legal fees | No official scale. Agree a fixed fee or percentage up front, plus VAT. |
| Land Registry | Small fees for lodging the contract and land searches. |
For the residency route keep in mind that the reduced VAT rate depends on the home being your main residence, which is not the case for many buyers who will only spend part of the year here. Ask your lawyer which rate applies to you before you plan your budget.
Running costs after you buy
There is no annual national property tax in Cyprus anymore. You will pay local municipal charges, common expenses if the home is part of a complex, utilities and insurance. We have written a separate guide to the running costs people forget.
Our advice
Take your time with the location and the developer, and none at all with the paperwork: lodge the contract, keep every payment record, and make sure your money arrives from abroad if you plan to apply for residency. The rest is very manageable with a good lawyer at your side.
