How long does it take to buy a house in Cyprus?

A clean resale usually completes in 2 to 4 months. Off-plan purchases follow the build schedule, and the separate title deed can take longer after you move in.

What are the total costs of buying property in Cyprus?

On a €300,000 resale, budget around €8,600 in transfer fees plus about €3,500 to €5,400 in legal fees including VAT. On a new-build you pay VAT instead: €15,000 at 5% or €57,000 at 19%, and no transfer fee.

Is stamp duty still payable on property in Cyprus?

No, not for contracts signed from 1 January 2026, when stamp duty was abolished. Documents signed by at least one party before then still fall under the old rules.

Who qualifies for 5% VAT on a new home?

Anyone buying a new home as their main and permanent residence in Cyprus, including non-EU buyers, if the home is worth up to €350,000, the deal is up to €475,000 and the buildable area is up to 190 m². The 5% applies to the first 130 m².

Do I need a lawyer to buy property in Cyprus?

It is not a legal requirement, but you would be taking a serious risk without one. Your lawyer runs the searches, files COMM 145 and deposits your contract. Use one who acts only for you.

Does buying property give me residency in Cyprus?

Not on its own. Only a new residential purchase of €300,000+ plus VAT from a developer, with at least €50,000 a year of income from abroad, qualifies for PR by investment. Otherwise you need a separate residence permit.

Is there capital gains tax when I sell?

Yes, 20% on the gain from Cyprus property. From 1 January 2026 the lifetime exemptions are €30,000 in general and €150,000 for your main residence.

How long can you stay in Cyprus if you buy a property?

Owning property does not extend your stay: a UK-only passport holder can stay up to 90 days in any 180 without a visa. Cyprus is outside Schengen, so days in Spain or France don't count against it. To live here you need a residence permit such as Category F or PR by investment.

What are the downsides of buying property in Cyprus?

The big ones are delayed title deeds, developer mortgages on the land, planning breaches and 19% VAT on new-builds bought as second homes. For UK-only buyers, the two-unit limit and the pending foreign-buyer bill also matter. Our due diligence guide shows the check for each.

Is it a good idea to buy a property in Cyprus?

It can be, if you buy with your own lawyer after checking the title, and ideally after renting long term in Paphos for a few months. Paphos prices rose 9.6% in the year to Q2 2026 (Central Bank of Cyprus), but rental yields are nearer 4% than the 6% to 10% some agents quote.

How much deposit do you need to buy a house in Cyprus?

A reservation deposit is commonly €5,000 to €10,000, then about 10% on signing for a resale or 20% to 30% for a new-build. With a mortgage, banks lend at most 80% on a main home and 70% on other property, and often less to non-residents.

What is the mortgage rate in Cyprus in 2026?

The Central Bank of Cyprus puts the average rate on new housing loans at 3.23% in June 2026. Your own rate depends on the bank, the fixed period and whether you are resident.

Modern limestone villa with a small pool in the hills near Paphos

Property · Buying

Buying Property in Cyprus: The Paphos Guide for UK Buyers

UK citizens can buy in Paphos with a free permission from the District Administration. Budget for transfer fees of up to 8% (halved on resales) or VAT of 5% to 19% on new-builds, plus legal fees. Stamp duty has gone since 1 January 2026.

Get introduced to a conveyancing lawyer Calculate my transfer fees

The short version

Permission: UK-only buyers file form COMM 145 with the District Administration. No fee; the government quotes 2 to 3 weeks. Limit: two units per person or couple.

Transfer fees: 3% to €85,000, 5% to €170,000, 8% above. Halved on resales. Zero when the sale carries VAT.

VAT: 19% on new-builds, or 5% on the first 130 m² of your main home (value up to €350,000, deal up to €475,000).

Stamp duty: abolished for contracts signed from 1 January 2026.

Legal fees: typically 1% to 1.5% plus VAT. Use your own lawyer, never the developer's.

Protect yourself: Land Registry search certificate before you sign, contract deposited at the Land Registry straight after.

The numbers at a glance

€8,600

Transfer fee on a €300,000 resale

After the 50% reduction

€15,000

VAT on a €300,000 new main home at 5%

€57,000 at 19%

2–3 weeks

COMM 145 processing time

Ministry of Interior estimate

6 months

Legal window to deposit your contract

Aim for days, not months

Buying property in Cyprus as a UK citizen

Yes, you can buy, but since Brexit you do it as a non-EU buyer. The Acquisition of Immovable Property (Aliens) Law, Cap. 109, requires permission from the District Administration where the property sits, which for Paphos is the Paphos District Administration.

Your lawyer files form COMM 145 after you sign the contract. The Ministry of Interior says it takes 2 to 3 weeks and costs nothing. The file includes a survey, a copy of the title deed, the planning consent, the contract of sale, floor plans, proof of your financial standing, passport copies and, for couples, a translated marriage certificate.

The permission caps what you can own:

Up to two units: two homes, or one home plus a shop up to 100 m², or one home plus an office up to 250 m²
Or one plot up to 4,000 m² to build a home to live in
Couples get one joint permission, so the limit covers you both

A couple on the terrace of a villa near Paphos looking out over olive groves to the sea — Viewing a resale villa above the olive groves

Some law firms still describe the process as Council of Ministers approval taking 3 to 6 months, and many guides quote a one-property limit. The Ministry of Interior page says two units and 2 to 3 weeks. Build the longer timeline into your contract anyway.

If you or your partner hold an Irish or other EU passport, buy in that name and Cap. 109 does not apply.

Watch out

Watch for the 2026 foreign-buyer bill

Parliament worked through 2026 on a bill limiting third-country nationals to two plots of roughly 1,100 m² in total, banning purchases of agricultural land and land near critical infrastructure, and adding a proposed five-year holding and residence condition. Homes and shops in urban areas were set to stay open to foreign buyers. It had not become law when we last checked in September 2026. Ask your lawyer to confirm the position before you sign, especially for land or a second property.

The buying process in Paphos, step by step

A straightforward resale takes 2 to 4 months from offer to keys. A new-build follows the construction schedule, and the title deed can come later.

1
Instruct an independent lawyer
Before any payment
Hire a lawyer registered with the Cyprus Bar Association who acts only for you. The GOV.UK guidance warns that lawyers in Cyprus sometimes act for both the builder and the seller. Next: agree the price.
2
Agree the price and reserve
Week 1
Reservation deposits of €5,000 to €10,000 are common. Make sure the reservation agreement says the money comes back if the searches fail.
3
Run the searches
Weeks 1 to 3
Your lawyer checks the title deed, pulls a Land Registry search certificate for mortgages and charges, and checks planning and building permits and the developer's finances. Use our buyer due diligence checklist.
4
Sign the contract of sale
Weeks 3 to 5
Resales often take about 10% on signing. New-builds commonly take 20% to 30%, then stage payments. Under the 2023 amendments the seller must attach a search certificate dated within 5 working days of signing; since 18 May 2026 the Land Registry can fine sellers who don't.
5
Deposit the contract at the Land Registry
Within days of signing
Depositing the contract under the Specific Performance Law 81(I)/2011 registers your claim against the property and stops a later sale or mortgage getting ahead of you. The law allows six months. Don't wait.
6
Get Cap. 109 permission
2 to 3 weeks (allow longer)
Your lawyer files COMM 145 with the District Administration. EU citizens skip this step.
7
Pay the balance
Per the contract
Send money from a UK or Cyprus account in your own name so the source of funds is clear. If you are going for PR by investment, the money must come from abroad.
8
Transfer the title deed
Completion
Pay the transfer fee at the District Land Office (or none, if you paid VAT) and the title is registered in your name.

The cost of buying property in Cyprus

Your extra costs depend on one question: is the sale subject to VAT? A new home bought from a VAT-registered developer carries VAT and no transfer fee. A resale carries no VAT and a transfer fee with a 50% reduction.

Cost	Who charges it	Resale	New-build
Transfer fee	Department of Lands and Surveys	3% / 5% / 8%, halved	Exempt if VAT applies
VAT	Developer, paid to the Tax Department	None	19%, or 5% if you qualify
Stamp duty	Tax Department	None from 1 Jan 2026	None from 1 Jan 2026
Legal fees	Your lawyer	1% to 1.5% plus 19% VAT	1% to 1.5% plus 19% VAT
Search certificate and surveys	Land Registry, surveyor	Small fixed fees	Small fixed fees
Mortgage costs (if borrowing)	Bank and Land Registry	Arrangement and registration fees	Arrangement and registration fees

The transfer fee bands come from the Department of Lands and Surveys calculator: 3% on the first €85,000, 5% on €85,001 to €170,000, and 8% above €170,000. The DLS calculator shows the full fee. It does not apply the 50% reduction, so halve its answer for a resale.

A whitewashed townhouse covered in bougainvillea in Chloraka — Bougainvillea on a townhouse in Chloraka

Tier-2 sources say that when two people buy in joint names, the fee is worked out on each person's share. On a €300,000 resale split 50/50, that brings the fee down from €8,600 to about €5,800. Ask your lawyer to confirm the figure for your deal.

Stamp duty used to add up to 0.2% (capped at €20,000). It was abolished for documents signed from 1 January 2026. Contracts signed by at least one party before that date still follow the old rules. The Tax Department's website still shows the old stamp duty calculator, so don't be thrown by it.

Paphos transfer fee calculator

Enter the purchase price to see the Department of Lands and Surveys fee, with and without the 50% resale reduction. If your purchase is subject to VAT, the transfer fee is zero.

Free toolCyprus property transfer fee calculator

Purchase price (€)The price declared on the contract of saleBuying as

Is VAT charged on the sale?

New builds from a developer are usually VAT-able; resales usually are not

Transfer fee you pay

€8,600

Full fee €17,200, less the 50% reduction for non-VAT sales.

3% on €0–€85,000€2,550

5% on €85,001–€170,000€4,250

8% on over €170,000€10,400

Sources: Department of Lands and Surveys — transfer fee calculation

Transfer fees at common Paphos prices

Worked from the DLS bands. One buyer; joint buyers usually pay less.

Price	Full fee	Resale (50% off)	New-build with VAT
€150,000	€5,800	€2,900	€0
€200,000	€9,200	€4,600	€0
€250,000	€13,200	€6,600	€0
€300,000	€17,200	€8,600	€0
€400,000	€25,200	€12,600	€0

Source: Department of Lands and Surveys transfer fee bands; 50% reduction and VAT exemption per gov.cy. Checked September 2026.

Worked example: the cash you need for a €300,000 home

One buyer, 2026 rules, no mortgage. Legal fees at 1% to 1.5% plus 19% VAT; survey at the typical €500 quoted by Cyprus cost guides.

Cost	Resale	New-build, main home (5% VAT)	New-build, holiday home (19% VAT)
Price	€300,000	€300,000	€300,000
Transfer fee	€8,600	€0	€0
VAT	€0	€15,000	€57,000
Stamp duty	€0	€0	€0
Legal fees incl. VAT	€3,570 to €5,355	€3,570 to €5,355	€3,570 to €5,355
Independent survey	About €500	About €500	About €500
Total cash needed	About €312,700 to €314,500	About €319,100 to €320,900	About €361,100 to €362,900

Our calculation from the DLS fee bands, the 5% VAT rules and typical legal fee quotes. Add currency transfer costs if your money is in sterling, and furniture, removals and the first year's communal fees.

VAT on new-builds: 5% or 19%

New homes from a developer carry 19% VAT. You can get 5% if the home will be your main and permanent residence in Cyprus and it fits the limits set in 2023:

Condition	Limit
Area taxed at 5%	The first 130 m² of buildable area
Total buildable area	No more than 190 m² (above 130 m², the extra area is taxed at 19%)
Value of the home	No more than €350,000
Total transaction value	No more than €475,000
Use	Your main residence. Tier-2 sources say you must keep it as your main home for 10 years or repay the difference

You apply to the Tax Department before you take possession or complete the transfer. Your lawyer handles the form. Buyers with disabilities get 5% on the first 190 m².

New-build white villas stepping down a hillside above Paphos on a spring morning — New-builds stepping down the hills above Paphos

Older projects may still get the pre-2023 terms, which gave 5% on the first 200 m² with no value cap. Law 109(I)/2026 extended that transitional relief to 31 December 2026 for projects whose planning permit was issued or applied for by 31 October 2023. If a developer quotes 5% on a large villa, this is why. Ask your lawyer to check the planning dates.

Here's the catch: if you are buying a holiday home or a rental, you pay the full 19%. On €300,000 that is €57,000, and you will not get it back when you sell, because a resale carries no VAT.

Free introduction

Get introduced to a vetted conveyancing lawyer

We connect you with an independent Paphos lawyer who acts only for the buyer: COMM 145, searches, contract review, Land Registry deposit and transfer. The introduction is free, and the lawyer quotes their fee up front.

No links to developers or estate agents
Written fee quote before you commit
Works in English, by video call from the UK

Founder-led. Replies within one working day.

New-build or resale?

The tax treatment is opposite, so compare the total cost, not the asking price.

New-build

From a developer, first sale

Wins 2 of 6

Resale

From a private owner

Wins 4 of 6

VAT

19%, or 5% on a qualifying main home

None

Transfer fee

None if VAT applies

3/5/8% bands, halved

€300,000 home, total tax

€15,000 (5%) or €57,000 (19%)

€8,600

Title deed

Often issued after completion

Should already exist: check it

Counts for PR by investment

Yes, if €300,000+ plus VAT

No (residential resales don't qualify)

Payment

Staged, tied to construction

Usually one payment on completion

The verdict

For a main home under 130 m² and €350,000, a new-build at 5% VAT is close to a resale on tax. For a holiday home, the resale wins by a wide margin. For the PR route, only a new home from a developer counts.

Title deeds: what 'deeds available' means

A title deed is the Land Registry certificate showing who owns the property. When an advert says deeds available, a separate deed already exists for that unit. It does not mean the deed is free of mortgages. Only the search certificate tells you that.

On new developments, the developer often holds one deed for the whole plot until the building gets its final approval and the plot is divided. That can take years. The British High Commission advises buyers to be extremely cautious when deeds are not readily available.

What protects you:

Search certificate from the Land Registry showing every mortgage and charge
Contract deposited at the Land Registry under the Specific Performance Law
Lender's undertaking (the Type A document introduced in 2023) where the land is mortgaged, confirming the bank will release your unit once you pay

More: what title deeds are and the full due diligence checklist.

A dinner table on a villa terrace near Paphos at dusk with coastal lights below

What your lawyer does, and what it costs

Your lawyer checks the property, writes or reviews the contract, deposits it, gets your Cap. 109 permission and registers the transfer. Typical fees are 1% to 1.5% of the price plus 19% VAT. On a €250,000 home that is roughly €3,000 to €4,500.

Get a fixed fee in writing. Make sure it covers COMM 145, the search certificate, the contract deposit and the final transfer, not just the contract.

Three rules I would not bend:

Never use the developer's lawyer, or a lawyer the agent recommends without checking them yourself
Never pay a deposit before the search certificate is back
Never sign a power of attorney that lets someone else sign on your behalf without seeing it first

We introduce buyers to independent conveyancing lawyers who act only for the buyer. You can also browse our property lawyers directory.

Tip

Check the estate agent is licensed

Estate agents in Cyprus must be registered under the Real Estate Agents Law 71(I)/2010. Ask for the registration number and check it on the Real Estate Agents Registration Council's register. An unregistered agent has no regulator to answer to. Our property search service works only with registered agents.

Mortgages for UK buyers

You can borrow from a Cypriot bank, but expect a bigger deposit than in the UK. The Central Bank of Cyprus caps loan-to-value at 80% for your main home and 70% for any other property. In practice, cost guides such as Wise's 2026 UK guide report that non-residents are often asked for 30% to 50% down.

Rates are close to UK levels. The Central Bank of Cyprus puts the weighted average rate on new housing loans at 3.23% in June 2026, down from 3.26% a year earlier, and banks lent 14.2% more in new housing loans in Q2 2026 than a year earlier.

A bright open-plan apartment in Paphos with glass doors open to a sea-view balcony — Open-plan living and a balcony are standard in newer flats

Borrowing adds its own costs. Wise's guide quotes a bank arrangement fee of about 0.5% of the loan, a mortgage registration fee of about 1% at the Land Registry and a valuation of €200 to €500. The bank will also want proof of income, your UK credit history and life cover.

Many UK buyers pay cash from savings, a UK remortgage or pension funds instead. If you borrow in euros against sterling income, the exchange rate becomes part of every repayment: a 5% swing on a €200,000 loan is €10,000. Open a Cyprus bank account before you start, so money can move without delays.

What owning a Paphos apartment costs each year

There is no annual property tax in Cyprus. These are the running costs owners actually pay, before utilities.

Communal fees (complex with pool and gardens)€80 to €150 a month, per Wise's 2026 guide; set by the management committee

€960–1,800

Municipal and refuse chargesVaries by municipality and property size

€100–400

Immovable property taxAbolished in 2017

€0

Total per year

€1,060 – €2,200

Ask the seller for the last two years of communal fee accounts and confirm there are no arrears on the unit before you sign. Ranges from tier-2 cost guides; check the actual figures for your complex.

Where to buy in Paphos

Paphos district gives you three very different settings, and prices follow them:

Seafront and town: Kato Paphos and Universal for walkability, restaurants and rentals
Coastal villages: Chloraka, Kissonerga and Peyia for sea views and larger British communities
Hill villages: Tala, Tsada and Mesogi for space, views and cooler summers

Paphos prices rose 9.6% in the year to Q2 2026, according to the Central Bank of Cyprus. Read the Paphos property market update for what is driving it, compare all areas in our Paphos locations guide, or go back to the Paphos property hub for renting, investing and the market.

Where not to buy: the north and the SBAs

Two parts of Cyprus follow different rules. Don't buy in the north without understanding the risk. Buying, selling, renting or mortgaging property there without the consent of the registered owner (often a Greek Cypriot displaced in 1974) is a criminal offence in the Republic, with a maximum sentence of 7 years. The GOV.UK guidance also warns that the original owners can sue in Republic courts.

The British Sovereign Base Areas at Akrotiri and Dhekelia are a separate case. Non-Cypriots need the Administrator's consent to buy there, which is granted only in exceptional cases. Non-residents can't live in the SBAs for more than 28 days in any 12 months without a permit.

A lane of stone village houses in Kathikas at golden hour — Kathikas, a wine village on the Laona plateau

Neither affects Paphos district, which is fully within the Republic's land registry system.

Buying property in Cyprus: your questions

Yes. You need free permission from the District Administration under Cap. 109 (form COMM 145). The Ministry of Interior quotes 2 to 3 weeks. You can own up to two units, or one plot up to 4,000 m² for your own home.

Sunny apartment terrace in Paphos with a sea view

Found a property?

Have it checked before you pay a deposit

An independent lawyer pulls the search certificate, checks the permits and tells you in writing what could go wrong. We make the introduction for free.

Get a due diligence introduction Help me find a property

Sources checked for this page

1.Ministry of Interior: Purchasing property (Cap. 109, COMM 145)Government
2.Department of Lands and Surveys: transfer fees calculatorGovernment
3.Gov.cy: Calculation of real estate transfer feesGovernment
4.GOV.UK: Cyprus, buying propertyGovernment
5.Tax Department: Reduced VAT rate of 5%Government
6.Business in Cyprus: Real estate agents (licensing)Government
7.Migration Department: Immigration permits for investorsGovernment
8.ESRB: Central Bank of Cyprus LTV notificationGovernment
9.Michael Kyprianou: VAT on first homes and the 2026 extensionProfessional
10.Harneys: Abolition of stamp duty in CyprusProfessional
11.M.P. Kitromilidou: Land Registry changes to contract deposits (18 May 2026)Professional
12.Cyprus Mail: CBC property price index Q2 2026Experience
13.Cyprus Mail: Bill to restrict foreign land purchasesExperience
14.GOV.UK: Cyprus travel advice, entry requirements (90 days visa-free)Government
15.Central Bank of Cyprus: Residential Property Price Index 2026 Q2 (district tables, sales contracts, housing loan rate)Government
16.Wise: Buying property in Cyprus as a foreigner (UK guide, April 2026)Professional
17.Cyprus Property Guides: Tips for hiring a surveyor in CyprusProfessional

Written by

Jason

Founder, Paphos Advisor

British founder who moved his family from the UK to Paphos in 2025. I write down what I learned doing it properly — the tax, the residency and the living-here detail — and introduce people to the specialists I’d use myself.

How I research and fact-check

Keep reading

Guide

Paphos Property: Buying and Renting in Paphos as a UK Mover

Buying or renting in Paphos: who can buy, what it really costs in 2026, the title deed checks that matter and where to start.

Guide

Property Due Diligence in Cyprus: How to Avoid the Pitfalls of Buying

What your lawyer must check before you pay a deposit in Paphos: title, mortgages, planning, the developer and the contract deposit.

Comparison

Rent or Buy in Paphos? A Cost-by-Cost Comparison for 2026

A cost-by-cost framework for deciding whether to rent first or buy on arrival in Paphos, with worked 2026 numbers and a rule for each situation.

Guide

Buy Property in Cyprus and Get Residency: The €300,000 Property Rules

Which €300,000 property gets you Cyprus permanent residency, which doesn't, and how VAT, payment receipts and the non-EU purchase permit fit together.

Glossary

Title Deeds in Cyprus: What They Are and Why They Matter

The Land Registry certificate that proves who owns a property in Cyprus, and why buying without one is the biggest risk UK buyers face.

Guide

Paphos Property FAQ: Can I Buy Property in Cyprus, and What Does It Cost?

Short, sourced answers to the property questions UK movers ask about Paphos: permission, costs, VAT, deeds, mortgages, renting and tax.

Buying Property in Cyprus: The Paphos Guide for UK Buyers

The numbers at a glance

Buying property in Cyprus as a UK citizen

The buying process in Paphos, step by step

Instruct an independent lawyer

Agree the price and reserve

Run the searches

Sign the contract of sale

Deposit the contract at the Land Registry

Get Cap. 109 permission

Pay the balance

Transfer the title deed

The cost of buying property in Cyprus

Paphos transfer fee calculator

Transfer fees at common Paphos prices

Worked example: the cash you need for a €300,000 home

VAT on new-builds: 5% or 19%

Get introduced to a vetted conveyancing lawyer

New-build or resale?

Title deeds: what 'deeds available' means

What your lawyer does, and what it costs

Mortgages for UK buyers

What owning a Paphos apartment costs each year

Where to buy in Paphos

Where not to buy: the north and the SBAs

Buying property in Cyprus: your questions

Can a British citizen buy a house in Cyprus?

How long does it take to buy a house in Cyprus?

What are the total costs of buying property in Cyprus?

Is stamp duty still payable on property in Cyprus?

Who qualifies for 5% VAT on a new home?

Do I need a lawyer to buy property in Cyprus?

Does buying property give me residency in Cyprus?

Is there capital gains tax when I sell?

How long can you stay in Cyprus if you buy a property?

What are the downsides of buying property in Cyprus?

Is it a good idea to buy a property in Cyprus?

How much deposit do you need to buy a house in Cyprus?

What is the mortgage rate in Cyprus in 2026?

Sources checked for this page

Keep reading

The numbers at a glance

Buying property in Cyprus as a UK citizen

The buying process in Paphos, step by step

Instruct an independent lawyer

Agree the price and reserve

Run the searches

Sign the contract of sale

Deposit the contract at the Land Registry

Get Cap. 109 permission

Pay the balance

Transfer the title deed

The cost of buying property in Cyprus

Paphos transfer fee calculator

Transfer fees at common Paphos prices

Worked example: the cash you need for a €300,000 home

VAT on new-builds: 5% or 19%

Get introduced to a vetted conveyancing lawyer

New-build or resale?

Title deeds: what 'deeds available' means

What your lawyer does, and what it costs

Mortgages for UK buyers

What owning a Paphos apartment costs each year

Where to buy in Paphos

Where not to buy: the north and the SBAs

Buying property in Cyprus: your questions

Can a British citizen buy a house in Cyprus?

How long does it take to buy a house in Cyprus?

What are the total costs of buying property in Cyprus?

Is stamp duty still payable on property in Cyprus?

Who qualifies for 5% VAT on a new home?

Do I need a lawyer to buy property in Cyprus?

Does buying property give me residency in Cyprus?

Is there capital gains tax when I sell?

How long can you stay in Cyprus if you buy a property?

What are the downsides of buying property in Cyprus?

Is it a good idea to buy a property in Cyprus?

How much deposit do you need to buy a house in Cyprus?

What is the mortgage rate in Cyprus in 2026?