Photos of the development
Under construction · Cyprus
A new coastal district in Larnaca
New build · 2029
Online viewing · remote deal
Crypto payment accepted
€590,000
Property in Cyprus: buying and support
Limassol, Paphos, Larnaca: foreigners buy with Council of Ministers approval, and permanent residency follows an investment from €300,000.
0
Listings in our catalogue
€590,000
In our catalogue from
4–6%
Market rental yield
€300,000
Residency programme threshold
0
Cities
Why Cyprus
One of the few residency routes still open in the EU
Permanent residency for an investment from €300,000 — with Spain's programme closed and Greece's grown pricier, this is one of the few still on offer.
Common law, paperwork in English
A common-law jurisdiction with paperwork in English makes document review easier for a foreign buyer.
Reduced 5% VAT on a first home
Subject to area and price limits, a first home is taxed at 5% VAT instead of the standard 19%.
The contract is protected by land-registry deposit
Depositing the sale contract at the Land Registry protects the buyer until the title is issued — delayed title issuance on new builds has historically been a common problem in Cyprus.
Council of Ministers approval — a step, not a barrier
Non-EU citizens need Council of Ministers approval to buy — an administrative step usually processed in 4–12 weeks when funds are clean.
Investments from €590,000
Properties available right now. The catalogue price is the same figure quoted here.
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How the purchase works
- 1
We map your goal
Goal, budget and city — Limassol, Paphos or Larnaca — and whether you need residency through the investment programme.
- 2
Selection and legal due diligence
We check the title, encumbrances and building permits before anything is signed.
- 3
Contract and deposit at the registry
We sign the sale contract and deposit it at the Land Registry — this protects you until the title is issued.
- 4
Council of Ministers approval
For non-EU citizens we file the application for purchase approval — usually 4–12 weeks.
- 5
Payment and title transfer
We pay for the property and register the title transfer at the Land Registry.
- 6
Filing for residency
If the deal runs through the investment programme, we prepare and file the documents for permanent residency.
What clients say
At 28 I bought a two-bedroom flat both as an investment and as a future home for myself. It was originally priced around £94,000, but we negotiated it down to £82,000.
Olivia · First investment at 28
With a budget of £130,000, we were looking for a home for our eventual permanent move. We bought a three-bedroom house near Paphos, in Prodromi.
Paul & Lizzie · A house for a future permanent move
After retiring, we were looking for an affordable place in the sun. We chose a two-bedroom flat in Peyia near Coral Bay, with running costs of around £80 a month.
Pauline & Chris · Affordable retirement in the sun
How it went
An individual investor diversifying into euro-denominated rental property.
A long-let apartment with transparent costs and manageable taxes.
- Budget
- €250,000
- Outcome
- Let within a month of completion at the modelled rent.
Online viewing & remote deals — buy without being there
RU · EN · PLSupport in Russian, English and Polish
No hidden markupsYou see real market prices. Our role is selection and safety — not quietly inflating what you pay.
Frequently asked questions
Can a non-EU citizen buy property in Cyprus?+
Yes, but the purchase requires Council of Ministers approval. In practice it is an administrative step: with a clean source of funds it is granted as a matter of course in 4–12 weeks. A limit applies — as a rule one residential unit with up to 4,000 m² of land.
Is VAT or a transfer fee payable on purchase?+
One or the other. If VAT was charged on the transaction, no transfer fee is due. If there was no VAT, a progressive scale applies: 3% on the first €85,430, 5% up to €170,860 and 8% above, with a 50% reduction for resale property.
Who qualifies for the reduced 5% VAT rate?+
Buyers of a first home, within limits: the relief covers the first 130 m² where total covered area is up to 190 m² and the property value up to €350,000. Tax Department approval is required — the rate does not apply automatically.
What are the conditions for permanent residency?+
An investment from €300,000 plus VAT and proven annual income from abroad of at least €50,000. Where the investment is residential property, the income must be entirely foreign. In 2026 processing takes around six months; the status is permanent and does not require living in Cyprus.
Do I need to live in Cyprus to keep the status?+
The programme does not require permanent residence. The status extends to a spouse and children. Minimum-presence requirements and renewal procedure should be confirmed with a lawyer when applying, as administrative practice changes.
Why deposit the contract with the Land Registry?+
It protects the buyer in the period before separate title is issued: the seller cannot deal with the property behind the contract. For new-builds, where title is often delayed, depositing the contract is essential rather than a formality.
Are restrictions on foreign buyers being prepared?+
In February 2026 the Ministry of the Interior confirmed it is drafting new rules. Under discussion: closing purchases through Cypriot companies that bypass Council of Ministers approval, intervals between applications, and restrictions in particular zones. As of September 2026 these are drafts, but plan with them in view.
Do Cypriot banks lend to non-residents?+
Selectively, and usually up to 60–70% of valuation, with proof of income and source of funds. In practice, off-plan purchases more often use a developer payment plan — quicker to arrange and without bank charges.
Go deeper
Property prices in Cyprus 2026: price per m² by city and what buying really costs
Cypriot residential prices rose 8.5% year on year in Q2 2026, led by apartments. Here is what a square metre costs in each city and what you add on top.
Investment property in Cyprus: realistic rental yield by city, gross and net
Gross yields in Cyprus sit around 4.5-5.9% depending on city and flat size, and net yields run roughly 1.5-2 points lower. Here is what drives the gap.
Apartments for sale in Cyprus: prices by district, costs and the traps to avoid
Average apartment prices in Limassol, Paphos, Larnaca, Nicosia and Famagusta, the real purchase costs, VAT and transfer fees, why title deeds delay and how a contract lodged at the Land Registry protects you.
Getting a mortgage in Cyprus as a non-resident: LTV, rates, costs and the title deed risk
Cypriot banks lend to non-residents, typically 60–70% of the value, and it is the anti-money-laundering review, not the credit check, that most often slows a foreign application. Plus the title deed problem every buyer should know.
Capital gains tax when selling property in Cyprus: 20% and the higher 2026 exemptions
Cyprus taxes property gains at 20% for everyone, including non-residents, but the lifetime exemptions were raised from 1 January 2026. Many websites still quote the old figures.
New-build or resale in Cyprus: VAT, transfer fees and the title-deed problem
On Cyprus the tax difference is a choice between VAT, with a reduced 5% rate for a main home, and transfer fees on a resale. The bigger difference is how long it can take to get a title deed.
Cyprus permanent residency by property: the €300,000 fast-track, income test and deposit
Cyprus still grants permanent residency to buyers of new property, but the post-2023 rules add a €50,000 income test, a pledged deposit and annual monitoring. A realistic walk-through.
Short-term rental rules in Cyprus: Deputy Ministry of Tourism registration, fines and 2026 enforcement
Every holiday let in Cyprus needs a registration number from the Deputy Ministry of Tourism, and enforcement is tightening. What to check before you buy a villa or apartment for rental income.
Cyprus digital nomad visa: income requirement, quota and taxes
Cyprus's scheme runs on a capped annual quota, not open-ended approval — here's what the €3,500 income threshold, the quota and the tax-residency rules mean in practice.
Why expats love living in Cyprus: the real draw beyond the sun
Cyprus is home to the largest British community in the Eastern Mediterranean, with English spoken almost everywhere official. Here's what the data says expats actually value, and where it gets harder.
Retiring in Cyprus: residence permit, 5% pension tax and healthcare
No annual property tax, a 5% flat rate on foreign pensions above €5,000, and an EU climate without the Eurozone's priciest cities. What retiring in Cyprus actually involves.
Where to buy property in Cyprus: Limassol, Paphos, Larnaca and more compared
Limassol's liquidity, Paphos's calm, Larnaca's value — a city-by-city guide to Cyprus property prices and who each market suits.
Restoring a traditional stone house in Cyprus: where to look and what it really costs
Cyprus's Troodos villages are full of empty stone houses left behind by decades of migration to the coast. What a genuine ruin costs, what restoration adds, and the grant that can cover half the bill.
How to buy resale property in Cyprus: a due-diligence checklist
A title search, an independent lawyer and a stamped contract protect you more than a nice view. The steps to run before you pay for resale property in Cyprus.
Investing in Cyprus real estate: 5 key risks and how to reduce them
Cyprus offers EU membership and sunshine, but title-deed delays and a law under active reform for non-EU buyers create real risk. Five things to check before you buy, and how to manage each one.
Buying property in Cyprus: a complete guide
English-influenced law, costs and VAT, residence routes and coastal rental — for non-residents.
Cyprus or Greece: which to choose for living and investment
Two Mediterranean markets compared on climate, rental demand, taxes and residency routes — so you can match them to your goal.
Average price
€300,000
€0€350,000
A country-market estimate, not our own stock
Rental yield
4–6%
0%12%
In our catalogue from
€590,000 Residency programme threshold
€300,000 EU member
YesOverview
Cyprus is the only EU country in our catalogue where a property investment still leads to permanent residency. Non-EU citizens need Council of Ministers approval to buy — an administrative step rather than a barrier.
Why buy here
Permanent residency for an investment from €300,000 — with the Spanish scheme closed and the Greek thresholds raised, one of the few still running in the EU. A common-law jurisdiction with English used in practice, which simplifies document checks. A reduced 5% VAT rate on a first home where the size and value conditions are met.
Taxes, costs and yield
Benchmarks for taxes, purchase and holding costs and rental yield. Exact figures depend on the property and your situation.
Rental yield benchmark
4–6%
Taxes
On purchase either VAT (19%, or 5% on a qualifying first home) or transfer fees on a 3–8% scale. The two are not charged together.
Costs & taxes
Either VAT or transfer fees apply — never both. VAT: the standard rate is 19%. A reduced 5% rate applies to the first 130 m² of a first home, where the total covered area is up to 190 m² and the value up to €350,000, subject to approval by the Tax Department. Transfer fees (where no VAT was paid): 3% on the first €85,430, 5% from €85,430 to €170,860 and 8% above that. Resale property attracts a 50% reduction. Also payable: stamp duty on the contract, legal fees and Land Registry charges.
Buying process
1. Select the property and run legal checks: title, encumbrances, planning permits. 2. Sign the sale contract and deposit it with the Land Registry — this protects the buyer until title is issued. 3. For non-EU citizens, apply to the Council of Ministers for approval. It usually takes 4–12 weeks and is granted as a matter of course where the source of funds is clean. 4. Pay and complete the transfer at the Land Registry. Note the limit for non-EU citizens: as a rule one residential unit with up to 4,000 m² of land.
Mortgages
Cypriot banks lend to non-residents selectively, usually up to 60–70% of valuation. A developer payment plan is often cheaper and faster.
Residence & visas
Permanent residency is granted on an investment from €300,000 (plus VAT) in residential or commercial property, fund units or shares in Cypriot companies, with proven annual income from abroad of at least €50,000. Where the investment is in residential property, the income must come entirely from outside Cyprus; for the other options part of it may be Cypriot. The investment route is the fastest: in 2026 it takes around six months. The status is permanent, does not require living in the country and extends to a spouse and children.
Investment notes
The one-residential-unit limit for non-EU citizens directly shapes strategy: you cannot assemble a portfolio of several apartments in a personal name without separate approvals. When buying off-plan, the key question is when the separate title for the unit will issue. Depositing the contract with the Land Registry protects the buyer in the meantime and is always done.
Risks to consider
What to bear in mind: — delays in issuing separate title on new-builds are a long-standing feature of the Cypriot market; depositing the contract with the Land Registry is essential; — the reduced 5% VAT rate requires Tax Department approval and compliance with the size and value limits — it does not apply automatically; — in February 2026 the Ministry of the Interior confirmed it is drafting new rules on property ownership by non-EU nationals: closing the route of buying through Cypriot companies to bypass approval, intervals between applications, and restrictions in particular zones. As of September 2026 these are drafts rather than law, but plan with them in view. Checked in September 2026. Thresholds, rates and programme terms change — confirm the current requirements with a lawyer in the country before you buy.
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Cities
Figures are indicative, change over time and depend on the specific property and your circumstances. Obtain independent legal, tax and financial advice before any purchase.
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