Everything an overseas or local buyer needs: title deeds, escrow, taxes, fees and realistic timelines for a Cyprus purchase.
EU buyers face no restrictions; non-EU buyers need a Council of Ministers permit, which is a routine formality. A resale purchase typically takes two to four months; new builds run longer and complete in stages.
On a new build you pay 19% VAT (or 5% on a qualifying primary residence) and no transfer fees. On a resale you pay no VAT but transfer fees at effective rates of 1.5%–4%. Stamp duty was abolished from 1 January 2026.
The single biggest avoidable risk is your deposit. Paying it directly to a seller, developer or agent on the strength of a message leaves it exposed. A regulated escrow account holds the money and releases it only against agreed, evidenced conditions — which is what REXE is built to do.
Yes. EU citizens can buy property in Cyprus without restriction. Non-EU nationals (including UK buyers post-Brexit) can buy one home or a plot up to about 4,014 m², subject to Council of Ministers approval under the Immovable Property Acquisition (Aliens) Law. The approval is treated as a routine formality and is rarely refused; a buyer can usually take possession while it is pending.
Transfer fees are charged by the Department of Lands and Surveys on a progressive scale: 3% on the first €85,000 of assessed value, 5% from €85,001 to 170,000, and 8% above €170,000. For resale properties (no VAT) a 50% reduction applies, giving effective rates of 1.5%, 2.5% and 4%. If VAT was paid on the purchase (typically a new build), no transfer fees are due. These are indicative figures for 2026 — confirm the current position with your advocate.
No. Stamp duty was abolished in Cyprus from 1 January 2026 under Law 239(I)/2025. Contracts executed on or after that date are not stamped and incur no stamp duty. Contracts signed on or before 31 December 2025 remain under the old rules and may still need to be stamped.
New builds carry 19% VAT on the first sale. A reduced 5% rate may apply to a qualifying primary and permanent residence on the first 130 m² and up to €350,000 of value, provided the home does not exceed 190 m² in area or €475,000 in value. Resale properties do not attract VAT; the buyer pays reduced transfer fees instead. Reliefs and caps change — confirm your eligibility with your advocate and tax adviser.
Deposits are frequently paid directly to a seller, developer or agent on the strength of a message or verbal agreement, which leaves the money exposed if a deal falls through or a title problem emerges. The safer route is a regulated escrow account, where funds are held by a licensed provider and released only against agreed, evidenced conditions, with a full audit trail. REXE provides regulated digital escrow for Cyprus property; escrow is delivered by our Regulated Provider, Fidusol Ltd (HE 394047), a Licensed Administrative Service Provider regulated by the Cyprus Bar Association, with client funds held at a banking partner disclosed in your Escrow Agreement.
A typical resale purchase takes around two to four months from reservation to completion. New builds and off-plan purchases run longer and complete in stages. Issuing a separate title deed for a unit in a development can take years after construction; in the meantime, depositing the contract at the Land Registry for specific performance protects the buyer's position.
It means a separate title deed has not yet been issued in the buyer's name, which is common for newer developments. The buyer protects their interest by depositing the signed contract of sale at the Land Registry for specific performance, which prevents the seller dealing with the property and secures the right to have the title transferred once it issues.
Figures are indicative for 2026 and depend on your circumstances. This is general information, not legal, tax or financial advice — confirm your position with your advocate and tax adviser.