Buyers Guide

Why Cyprus?

Cyprus is a European Union member state with year-round Mediterranean weather, a stable legal system that draws on English common law, and one of the lowest corporate tax rates in the EU (12.5%). Property prices remain well below comparable Mediterranean destinations, while rental yields are pushing 4–6% annualised in the main coastal markets.

Foreign buyers — both EU and non-EU — can buy freehold residential property here on the same terms as Cypriots, with one caveat: non-EU citizens require a single "Council of Ministers" permit before completion, which is a routine approval, not a discretionary one.

The five-step buying process

1. Choose a project and reserve. A reservation fee (typically €5,000–€10,000) holds the unit and pauses sales for 30–45 days while contracts are prepared.
2. Sign the contract of sale. Your lawyer reviews the title status, planning permits, and developer financials, then files the contract at the Land Registry within 60 days for "specific performance" protection.
3. Pay the down payment. Usually 20–30% of the purchase price on contract signing.
4. Pay instalments during construction. Off-plan payment plans typically run over 12–36 months tied to construction milestones, with the balance due on completion.
5. Take delivery. The developer obtains the Certificate of Final Approval, you settle the final payment, and title transfers — usually within 6–12 months after physical completion.

Costs beyond the asking price

• Transfer fees: 0% – 8% sliding scale depending on the property value. New off-plan property is exempt from transfer fees (you pay reduced VAT instead).
• VAT: 19% on new builds, with a reduced rate of 5% available for a primary residence up to 130 m² and €350,000 (subject to conditions).
• Stamp duty: 0.15% – 0.20% on the purchase price.
• Legal fees: typically 1% – 1.5% of the purchase price, often capped.
• Land registry fees: a small flat fee for filing the contract.

Permanent residency through investment

A €300,000 investment in a newly built residential property qualifies a non-EU buyer (and their immediate family) for fast-track Cyprus permanent residency under the regulation 6(2) scheme. Approval typically takes 2–3 months. Holders gain visa-free travel within Cyprus and a path to EU citizenship after seven years of legal residence.

Why work with us

We curate off-plan projects from vetted Cypriot developers — no commissions hidden in the price, no off-list inventory, and we'll connect you directly with the developer when you're ready to sign. We do not charge you a fee. The developer pays us a finder's fee out of their margin.

If you'd like a tailored shortlist that fits your goals and budget, request the Investment Playbook above or send us a WhatsApp message — we usually respond within an hour.