Buying a home in Cyprus as an international purchaser.

Purchasing property in Cyprus calls for a clear understanding of title, legal due diligence, the Contract of Sale, applicable VAT, taxes and any acquisition permissions. These considerations matter whether you intend to relocate, buy a second home or retain a property as a long-term investment.

Actual completed VESTA LIVING home with a private plot in Trimiklini — Contemporary property ownership in Trimiklini

Can non-EU citizens buy property?

Yes, subject to the relevant law and approvals. The Cyprus Ministry of Interior confirms that non-EU individuals and certain foreign-controlled companies generally require permission from the competent District Administration under the Acquisition of Immovable Property (Aliens) Law. Application form COMM 145 is used.

The Ministry describes eligibility for a qualifying plot of land of up to 4,000 m² for constructing an owner-occupied home or up to two units, which may be two dwellings or one dwelling combined with a small qualifying shop or office. The published procedure states that permission applications are free of charge and usually take approximately two to three weeks, subject to a complete and valid submission.

Independent purchase due diligence

Before paying a deposit or signing an agreement, buyers should instruct an independent Cyprus lawyer to verify land ownership, title arrangements, existing charges or mortgages, deposited sale contracts, planning/building permits, property specifications, payment terms and practical completion or handover arrangements. Off-plan purchasers should additionally review the construction programme, agreed delivery milestones, variation arrangements and contractual remedies.

VAT and purchase costs

STANDARD RATE

19% VAT

The standard Cyprus VAT rate is 19%, including where a taxable new-home sale does not qualify for a reduced residential rate.

CONDITIONAL PRIMARY HOME

5% VAT

Under the post-June-2023 regime, the reduced rate can apply to the first 130 m² of a qualifying main residence up to €350,000, provided total value does not exceed €475,000 and total buildable area does not exceed 190 m², with important eligibility and transitional conditions.

2026 REFORM

No stamp duty

Stamp duty was abolished from 1 January 2026. Department of Lands and Surveys transfer fees are generally not payable where VAT applies to the acquisition. Other costs may still arise.

VAT treatment is transaction-specific. PwC’s 2026 guidance describes further amendments to the VAT treatment of buildings effective 1 September 2026, alongside transitional provisions. The applicable rate and calculation must be verified against the particular unit, permitted floor-area definitions, contract timing, purchaser’s qualifying main-residence status and the latest Tax Department guidance.

The relevant floor-area definition for VAT should not be assumed to match the house’s advertised internal or covered area. A Cyprus VAT adviser should review each proposed application.

Cyprus property market — 2025 in perspective

PwC’s 2025 property market review reported €6.5 billion in property transactions, up 8% year on year, across approximately 25,600 transactions. Transactions by foreign buyers rose by approximately 16%. Limassol represented 41% of transaction value. Residential property accounted for €4.5 billion, approximately 69% of the market.

For context, PwC identified 203 transactions above €1.5 million in the luxury residential segment, amounting to approximately €550 million. Those figures show that the premium coastal market represents a distinct high-value segment rather than an equivalent benchmark for every new home in the Limassol district.

VESTA LIVING residences in Trimiklini combine contemporary architecture with private outdoor plots, practical two- and three-bedroom layouts, Energy Class A performance and photovoltaic systems. Designed for comfortable year-round living, the homes bring together quality construction, energy efficiency, privacy and a peaceful setting in the Troodos foothills, within easy reach of Limassol.

WHY VESTA LIVING?

Why consider a VESTA LIVING home?

Our boutique collection in Trimiklini combines contemporary 2- and 3-bedroom homes, private land plots, energy-conscious specifications and convenient access to the Limassol–Troodos corridor. Three of six completed homes are currently offered for viewings, alongside nine fully permitted forthcoming residences available off-plan.

Discover available homes
Explore buying off-plan

Actual completed open-plan living, dining and kitchen area in VESTA LIVING Plot 1250 House 3, Trimiklini — Completed VESTA LIVING residence · Plot 1250 House 3, Trimiklini

TRUSTED REFERENCES

Documentation and sources

Official guidance and professional research to support your property purchase in Cyprus.

Cyprus Ministry of Interior — Purchasing property by foreign nationals
Cyprus Tax Department — 5% Reduced VAT Rate, application instructions
PwC — Tax Facts & Figures 2026, VAT pp. 43–48; transfer fees pp. 68–69; stamp duty p. 73
PwC — Cyprus Real Estate Market FY2025 report
PwC — 2025 market report summary and foreign-buyer statistics

Information reviewed 9 October 2026. This guide is general information, not legal, property-valuation, tax or investment advice. Purchase costs, eligibility and ownership arrangements depend on the transaction. Consult independent licensed advisers before entering into a property purchase contract.

CONTINUE EXPLORING

Discover more about Cyprus and VESTA LIVING.

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