Authored by the expert who managed and guided the team behind the Cyprus Property Pack
Everything you need to know before buying real estate is included in our Cyprus Property Pack
Yes, foreigners can buy property in Cyprus, but the rules differ significantly depending on whether you are from the EU or not.
EU citizens enjoy almost the same property rights as Cypriot nationals, while non-EU buyers face restrictions and must obtain government approval before completing a purchase.
This guide covers current housing prices, ownership rules, visa requirements, mortgage options, and closing costs for foreign buyers in Cyprus in 2026, and we constantly update this blog post to reflect any changes.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Cyprus.
Insights
- Non-EU buyers accounted for roughly 27% of all Cyprus property transactions in 2024, with Paphos and Larnaca being the most popular areas for foreign purchases.
- Cyprus mortgage rates for foreigners in 2026 typically range from 3.5% to 5.5%, with non-residents often paying 40% down payments compared to 20% for residents.
- The €300,000 permanent residency investment threshold in Cyprus is one of the lowest in Europe, making it a popular "Golden Visa" destination for non-EU investors.
- Title deed delays remain the single biggest risk for foreign buyers in Cyprus, as many properties still have contracts lodged but not yet transferred at the Land Registry.
- New legislative proposals in January 2026 could tighten restrictions on non-EU property purchases near the Green Line, coastal strips, and critical infrastructure.
- Closing costs in Cyprus can swing dramatically from around 5% for resale properties to over 22% for new builds where 19% VAT applies.
- The reduced 5% VAT rate in Cyprus only applies to first-time primary residences up to 130 square meters, so most foreign "second-home" buyers pay the full 19%.
- Cyprus plans to join the Schengen Area by late 2025 or 2026, which would give permanent residents visa-free access to 27 European countries.
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Spot Blue - International Real Estate Agency
What can I legally buy and truly own as a foreigner in Cyprus?
What property types can foreigners legally buy in Cyprus right now?
In January 2026, foreigners can legally buy most standard residential property types in Cyprus, including apartments, houses, villas, townhouses, maisonettes, and penthouses.
The most important legal condition is that non-EU citizens (called "third-country nationals") must obtain acquisition permission from the District Administration under Cap.109, while EU citizens face essentially no restrictions and are treated like Cypriot nationals.
Non-EU buyers are typically limited to purchasing one apartment, one house, or one plot of land up to about 4,000 square meters, though this permission is usually granted as a formality if you have a clean criminal record and can prove your funds come from abroad.
It is worth noting that Cyprus Parliament is currently debating new bills in January 2026 that could further tighten these restrictions for non-EU buyers, so the rules may become stricter during the year.
Finally, please note that our pack about the property market in Cyprus is specifically tailored to foreigners.
Can I own land in my own name in Cyprus right now?
Yes, foreigners can own land in their own name in Cyprus, but non-EU citizens face specific size limits of around 4,000 square meters for residential plots and must obtain government permission before the purchase can be registered.
When you buy an apartment in Cyprus, you typically own the unit plus a share of the common land, so the land element is less visible, but when you buy a house or villa, the land plot becomes a central part of what you are actually purchasing.
Non-EU buyers who want to purchase multiple properties or larger plots often use a Cyprus-registered company structure, since Cypriot companies can acquire unlimited properties without the same restrictions that apply to foreign individuals.
By the way, we cover everything there is to know about the land buying process in Cyprus here.
As of 2026, what other key foreign-ownership rules or limits should I know in Cyprus?
As of early 2026, the most important additional rule to know is that non-EU buyers purchasing through Cyprus companies are now under increased scrutiny, with proposed legislation aiming to expand the definition of "foreign-controlled company" to include any entity whose ultimate beneficial owner is a non-EU national.
There is no specific "foreign quota" for apartments or condos in Cyprus like you might find in some Asian countries, so you do not need to worry about checking whether a building has reached its foreign ownership limit.
All non-EU buyers must submit a permission application (form COMM 145) to the District Administration where the property is located, typically with no fee and processing taking 2 to 3 weeks, though this is not just a rubber stamp and requires proof of clean funds and no criminal record.
The notable upcoming regulatory change is that in January 2026, Cyprus Parliament is actively debating three bills that could ban foreign purchases near the Green Line ceasefire zone, coastal strips, and critical infrastructure like airports and ports.
If you're interested, we go much more into details about the foreign ownership rights in Cyprus here.
What's the biggest ownership mistake foreigners make in Cyprus right now?
The single biggest ownership mistake foreigners make in Cyprus is not prioritizing "title deed certainty" and buying properties where the title has not yet been transferred to the seller's name, which is surprisingly common especially in new-build developments.
If you buy a property without a clean, transferable title deed, you may face serious problems when trying to resell, you might not be able to get a mortgage, and in worst cases the property could have hidden liens or developer debts attached that become your problem.
Other classic pitfalls in Cyprus include buying property in the northern part of the island (which operates under a completely different legal system and carries major legal risks), skipping the official Land Registry encumbrance check, and not verifying that the built reality matches the approved building permits.
We have made this infographic to give you a quick and clear snapshot of the property market in Cyprus. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Cyprus?
Do I need a specific visa to buy property in Cyprus right now?
No, you do not need a specific visa to buy property in Cyprus, and you can legally sign a purchase contract while visiting the country on a tourist visa, though non-EU citizens still need the Cap.109 acquisition permission regardless of their visa status.
The most common administrative requirement that can slow down buyers without local residency is the bank compliance process, since Cypriot banks require extensive source-of-funds documentation and may ask for a local tax identification number before opening accounts or processing payments.
In practice, you will likely need a Cyprus tax identification number (TIC) at some point during the purchase process, especially for contract stamping, registration with the Land Registry, and later for utilities or rental income reporting if applicable.
A typical document set that foreign buyers must present in Cyprus includes a valid passport, proof of address from your home country, bank statements showing source of funds, and (for non-EU buyers) a clean criminal record certificate from your country of residence.
Does buying property help me get residency and citizenship in Cyprus in 2026?
As of early 2026, yes, buying property can help you get permanent residency in Cyprus through the well-known "Golden Visa" program, but it does not directly lead to citizenship, which requires eight years of legal residence plus language and civic knowledge tests.
The Cyprus permanent residency by investment program requires a minimum €300,000 purchase of new residential property from a developer (plus VAT), along with proof of annual income of at least €50,000 from abroad, an additional €15,000 for a spouse, and €10,000 per dependent child.
To qualify for Cypriot citizenship through naturalization, you must have lived in Cyprus for at least eight of the previous ten years, with the final twelve months being continuous, pass a B1 Greek language test, and demonstrate knowledge of Cyprus socio-political context.
We give you all the details you need about the different pathways to get residency and citizenship in Cyprus here.
Can I legally rent out property on my visa in Cyprus right now?
Your visa status does not typically prevent you from renting out property you own in Cyprus, since owning a rental asset is different from being employed, though if you hold a permanent residence permit through the investment program, you are specifically prohibited from working (except as an unpaid company director).
You do not need to live in Cyprus to rent out property there, and many foreign owners manage their rentals from abroad using licensed local property managers, which is especially common for holiday lets in areas like Paphos and Limassol.
The important detail foreigners must know is that rental income from Cyprus property is taxable in Cyprus regardless of where you live, and the exact tax treatment depends on whether you are Cyprus tax resident and whether you are considered "domiciled" for certain defence contribution rules, so professional tax advice is strongly recommended.
We cover everything there is to know about buying and renting out in Cyprus here.
Get fresh and reliable information about the market in Cyprus
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How does the buying process actually work step-by-step in Cyprus?
What are the exact steps to buy property in Cyprus right now?
The standard step-by-step sequence to buy property in Cyprus involves choosing a property and agreeing a price, hiring an independent lawyer, conducting legal due diligence on title and encumbrances, signing the Contract of Sale, stamping the contract, lodging it with the Department of Lands and Surveys, obtaining Cap.109 permission if you are non-EU, and finally completing the title transfer with payment of applicable fees.
You do not necessarily need to be physically present for most steps since many buyers complete the process using a Power of Attorney, though most people prefer to visit at least once for the initial viewing, signing, and bank meetings.
The step that typically makes the deal legally binding is signing the Contract of Sale and paying the deposit (often 10% to 30%), after which both parties have enforceable obligations, and lodging the contract with the Land Registry provides additional protection by putting the world on notice of your interest.
The typical end-to-end timeline from accepted offer to final title transfer in Cyprus is 2 to 4 months for a straightforward transaction, though non-EU buyers should add time for the Cap.109 approval (2 to 3 weeks) and be aware that title deed transfers can take longer if there are outstanding issues with the property.
We have a document entirely dedicated to the whole buying process our pack about properties in Cyprus.
Is it mandatory to get a lawyer or a notary to buy a property in Cyprus right now?
A lawyer is not technically mandatory by law to buy property in Cyprus, but it is practically essential for foreigners because the real risk is not the signing itself but ensuring the property has a clean title, no hidden encumbrances, and that the contract protects your interests.
In Cyprus, unlike in some European countries, the notary is not the central figure in property transactions, and conveyancing is typically lawyer-led, meaning your lawyer handles due diligence, contract review, and coordinates with the Land Registry rather than a notary authenticating the deal.
One key item that should be explicitly included in your lawyer's engagement scope is obtaining an official Search Certificate from the Department of Lands and Surveys that shows all encumbrances, liens, memos, and prohibitions on the property, since this is the single most important protection against buying a problem property.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Cyprus versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Cyprus?
How do I verify title and ownership history in Cyprus right now?
The official registry you should use to verify title and ownership history in Cyprus is the Department of Lands and Surveys (DLS), which maintains all records of registered land, title deeds, and property transfers across the Republic.
The key title document you should request is a Search Certificate of Immovable Property, which can be ordered with or without encumbrances and shows who the registered owner is, what the property boundaries are, and whether the title is clean.
A realistic look-back period for ownership history checks in Cyprus is typically 15 to 30 years, which helps identify any historical disputes, inheritance complications, or patterns of transfers that might signal problems.
One clear red-flag finding that should stop or pause your purchase is discovering that the property has an unreleased mortgage, a court prohibition, or a memo registered against it, as these can prevent legal transfer and may mean you inherit someone else's debt.
You will find here the list of classic mistakes people make when buying a property in Cyprus.
How do I confirm there are no liens in Cyprus right now?
The standard way to confirm there are no liens or encumbrances on a property in Cyprus is to request an official Search Certificate "with encumbrances and prohibitions" from the Department of Lands and Surveys, which your lawyer should order on your behalf before you sign anything binding.
One common type of lien that buyers should specifically ask about in Cyprus is a developer mortgage, where the original developer borrowed money to build the project and the bank's charge was never released from individual units, meaning buyers can inherit debts they never knew about.
The single best form of written proof showing lien status is the official DLS Search Certificate that explicitly states "with encumbrances," which is a formal government document showing all mortgages, memos, court orders, and prohibitions registered against the specific property parcel.
How do I check zoning and permitted use in Cyprus right now?
The authority you should use to check zoning and permitted use for a property in Cyprus is the local Town Planning Department (or your municipality's planning office), which holds the records of what each plot is zoned for and what building permits have been issued.
The single document or map reference that typically confirms zoning classification is the Local Plan or Development Plan for the area, combined with a Town Planning Certificate that states the specific zone (residential, tourist, agricultural, etc.) and what development is permitted.
One common zoning pitfall that foreign buyers frequently miss in Cyprus is purchasing a property that was built larger than permitted or with additions that were never approved, which can create problems for resale, insurance, and even result in demolition orders in extreme cases.
Buying real estate in Cyprus can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Cyprus, and on what terms?
Do banks lend to foreigners for homes in Cyprus in 2026?
As of early 2026, yes, Cyprus banks do lend to foreigners for home purchases, but the terms are generally less favorable than for residents, with higher down payment requirements, stricter income verification, and the practical reality that permanent residency often makes approval much easier.
The realistic loan-to-value (LTV) percentage range that foreign borrowers most commonly see in Cyprus is 50% to 70%, meaning you should expect to put down 30% to 50% of the property value as a deposit, compared to residents who may qualify for up to 80% LTV.
The single most common eligibility requirement that determines whether a foreigner qualifies for a Cyprus mortgage is having permanent residency status, since most banks strongly prefer or require it, and non-residents who do get approved face significantly higher down payments (often 40%) and more documentation hurdles.
You can also read our latest update about mortgage and interest rates in Cyprus.
Which banks are most foreigner-friendly in Cyprus in 2026?
As of early 2026, the three most foreigner-friendly banks for mortgages in Cyprus are Bank of Cyprus (the largest retail bank with clear published pricing), Hellenic Bank (often cited as the most active lender to non-residents), and Alpha Bank Cyprus (offering competitive rates with transparent index-plus-margin structures).
The single most important feature that makes these banks more foreigner-friendly is that they have established processes and English-speaking staff specifically for handling international buyer applications, along with clear published documentation requirements rather than ad-hoc assessments.
These banks will generally lend to non-residents (buyers without Cyprus permanent residency), but you should expect stricter terms including higher down payments of 40% or more, interest rates at the higher end of the range (around 4% to 4.5%), and more extensive proof of income from your home country.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Cyprus.
What mortgage rates are foreigners offered in Cyprus in 2026?
As of early 2026, the typical mortgage interest rate range for foreigners in Cyprus is approximately 3.5% to 5.5%, with most non-resident borrowers falling in the 4% to 4.5% range, while residents with strong profiles may see rates closer to 3.5% to 4%.
The typical difference between fixed-rate and variable-rate mortgages in Cyprus is that fixed rates provide certainty but tend to be slightly higher (starting around 3.5% for short terms), while variable rates linked to the ECB base rate or Euribor may start lower but carry the risk of increasing if European interest rates rise.
We made this infographic to show you how property prices in Cyprus compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Cyprus?
What are the total closing costs as a percent in Cyprus in 2026?
The typical total closing cost percentage in Cyprus in 2026 depends dramatically on whether you are buying a new-build property (where VAT applies) or a resale (where transfer fees apply instead), creating two very different cost scenarios.
For resale properties without VAT, the realistic closing cost range is about 5% to 9% of the purchase price, while for new-build properties where 19% VAT applies, total closing costs can reach 22% to 28% of the price.
The specific fee categories that most commonly make up total closing costs in Cyprus include legal fees (typically around 1%), stamp duty (a small tiered amount), transfer fees or VAT (the big variable), bank arrangement fees if you have a mortgage, and valuation/survey costs.
The single fee category that is usually the biggest contributor to closing costs is either VAT (19% on new builds) or transfer fees (on resales), with VAT being dramatically larger when it applies, which is why checking whether VAT or transfer fees apply is one of the first questions you should ask about any property.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cyprus.
What annual property tax should I budget in Cyprus in 2026?
As of early 2026, Cyprus does not have a major national annual property tax like many countries, so typical budgets are around €200 to €800 per year for an apartment (covering municipal/local charges and refuse fees) and €600 to €2,000 per year for a house or villa (including higher maintenance reality for pools and gardens).
The main way ongoing property costs are assessed in Cyprus is through local municipal charges and sewerage/refuse fees rather than a value-based annual property tax, meaning your costs depend more on the type of property and its location than on a percentage of its assessed value.
How is rental income taxed for foreigners in Cyprus in 2026?
As of early 2026, the effective tax rate on rental income for foreigners in Cyprus depends heavily on your tax residency and domicile status, but non-domiciled residents can benefit from favorable rules, while non-residents generally pay income tax on Cyprus-source rental income at progressive rates from 0% up to 35% depending on total taxable income.
The basic filing requirement that foreign property owners usually must follow is registering with the Cyprus Tax Department, obtaining a tax identification number, and submitting an annual income tax return declaring their rental income, even if they do not live in Cyprus.
What insurance is common and how much in Cyprus in 2026?
As of early 2026, typical annual insurance premiums in Cyprus range from about €200 to €600 for an apartment and €400 to €1,200 for a house or villa, with higher-value properties in coastal areas or those with pools costing more to insure.
The single most common type of property insurance coverage that owners carry in Cyprus is building insurance (also called structural insurance), which is often required by banks if you have a mortgage and covers damage to the building itself from events like fire, flooding, or earthquakes.
The biggest factor that usually makes insurance premiums higher or lower in Cyprus is the property's rebuild value and location, with coastal properties, older buildings, and homes with swimming pools typically costing more to insure than standard apartments in urban areas.
Get the full checklist for your due diligence in Cyprus
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Cyprus, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Cyprus Ministry of Interior | Official government page for foreign property acquisition under Cap.109. | We used it as the primary reference for what approvals non-EU buyers need. We treated it as the official baseline for permit requirements. |
| CyLaw (Cap.109) | Primary legal text repository for Cyprus consolidated legislation. | We used it to ground legal rules and definitions of "alien" and "acquisition." We translated the legal language into plain English. |
| Cyprus Migration Department | Official government page for investor immigration permit criteria. | We used it to state the €300,000 threshold and income requirements. We relied on it over private summaries for accuracy. |
| Central Bank of Cyprus | The regulator publishing market-wide mortgage rate statistics. | We used it to benchmark typical mortgage pricing in Cyprus. We triangulated it with bank rate sheets for confidence. |
| Bank of Cyprus | Largest retail bank's published housing loan pricing document. | We used it to anchor realistic ECB-base plus margin pricing. We treated this as retail reality for mortgage estimates. |
| Alpha Bank Cyprus | Primary bank document showing base-rate plus margin structure. | We used it to confirm how Cyprus banks structure variable rates. We used it as triangulation for mortgage pricing. |
| Gov.cy (DLS Search Certificate) | Official service description for checking liens via Land and Surveys. | We used it to describe the official way to check encumbrances. We converted it into a buyer-friendly checklist item. |
| Gov.cy (Transfer Fees) | Official government service entry for transfer fee calculation. | We used it as the reference point that transfer fees are formal charges. We combined it with tax guides for realistic estimates. |
| PwC Cyprus Tax Facts 2025 | Big-4 reference compiling Cyprus tax rules in a structured way. | We used it for stamp duty, transfer fee, and rental income tax frameworks. We used it to cross-check rates from other sources. |
| PwC Cyprus VAT Guidance | References official VAT circular guidance and practical application. | We used it to explain when 5% VAT is available versus 19%. We treated it as technical support for closing cost estimates. |
| UK Government Cyprus Guidance | Conservative government risk note focused on buyer protections. | We used it to highlight Cyprus-specific pitfalls like title deed delays. We used it as a red-flag lens for buyer warnings. |
| Cyprus Mail | Major national outlet with attributed Ministry claims. | We used it only for practical warnings about process messiness. We did not use it for tax rates or legal definitions. |
| EY Tax Alert | Big-4 technical alert summarizing official immigration policy changes. | We used it to corroborate the May 2023 investor permit revision. We used it as a cross-check against government pages. |
| Cyprus Property News | Leading online resource tracking property market and legislative changes. | We used it to track the January 2026 parliamentary debates on foreign ownership. We relied on it for current legislative developments. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Cyprus. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.