Cyprus property purchase costs calculator

The costs that apply in Cyprus

New build residential property is sold plus VAT. The standard rate is 19%. A reduced 5% rate applies only where the home is your qualifying primary residence in Cyprus and the statutory conditions and value and area caps are met — it is not an automatic discount on any purchase.

Where VAT has been paid on a new build, land transfer fees are waived, which removes the largest single cost that resale buyers face. Stamp duty is charged on the contract value at a low rate and is usually a few hundred euro on a typical apartment.

• VAT: 5% on a qualifying primary residence within the caps, otherwise 19%.
• Transfer fees: waived on a VAT-paid new build; charged on a stepped scale on resale purchases.
• Stamp duty: roughly 0.15–0.20% of contract value, subject to a cap, payable within 30 days of signing.
• Legal fees: commonly around 1% for independent representation, searches, contract review and Land Registry lodging.
• Not included here: mortgage arrangement fees, currency transfer costs, furnishing, and connection fees for utilities.

Why the contract lodging matters

On an off-plan purchase your lawyer lodges the contract with the Land Registry for specific performance. That protects your right to the property while the building is completed and before separate title is issued, and it is the step that should never be skipped to save time.

Treat the output as a planning figure

Rates, caps and reliefs change, and your position depends on facts this page cannot see — residency, whether you have claimed the reduced rate before, and the internal area of the specific unit. We issue a written cost breakdown for a named unit before any reservation, so nothing appears for the first time at signing.