🏡 Can a foreigner buy property in Cyprus?

With conditions

Quick answer

It depends: EU citizens buy freely, non-EU buyers need a permit. EU citizens and companies have the same rights as Cypriots — no permit. Non-EU buyers may buy but need an acquisition permit (Council of Ministers, in practice the District Administration); it's routinely granted to bona fide buyers. Limit: generally one dwelling or a plot up to ~4,014 m² for personal use. Stamp duty was abolished from 1 Jan 2026. Transfer fees (3%/5%/8%) are halved without VAT and waived if VAT was paid. In short: EU freely, non-EU with a permit.

📋 The rules

EU citizens/companies: buy freely
Non-EU buyers: acquisition permit
Limit: one dwelling or ~4,014 m²
Stamp duty abolished from 1 Jan 2026
Transfer fees 3/5/8% (zero if VAT was paid)

🔓 Exceptions

New-home VAT 19%, reduced 5% on first 130 m² (conditions)
Buying via an EU company can avoid the permit (take legal advice)
The third-country ownership framework is being reformed in 2026

⚠️ Penalties & fines

A non-EU purchase completed without the required permit isn't registrable and can be unwound; the District Administration can refuse title registration. Transfer fees follow a scale of 3% (to €85,000), 5% (€85,001–€170,000), 8% (above); halved without VAT and waived if VAT was paid. Beware a myth: "Brexit means Britons can't buy in Cyprus" is false — UK and other non-EU nationals can buy; they simply need the acquisition permit, which is normally granted. Tip: start the permit application early, as title registration is held up until it's issued.

📎 Official sources

Last verified: 2026-06-20

❓ Frequently asked

Can a foreigner buy property?

Yes. EU citizens and companies buy freely, with the same rights as Cypriots. Non-EU buyers can also buy, but need an acquisition permit, which is routinely granted to bona fide buyers.

What's the limit for non-EU?

Non-EU buyers are generally limited to one dwelling, that is a house or apartment, or a plot up to about 4,014 square metres, for personal use. This framework is being reformed in 2026, so confirm the limits at completion.

Do I pay stamp duty?

No for contracts signed on or after 1 January 2026, as stamp duty on the sale contract was abolished. For older contracts the old tiers applied, up to a cap of €20,000.

How much are transfer fees?

Transfer fees follow a scale: 3% on the first €85,000, 5% from €85,001 to €170,000 and 8% above that. They're halved where the property isn't subject to VAT, and fully waived if VAT was paid, as on most new homes.

Does Brexit affect Britons?

Not really. UK and other non-EU nationals can buy property in Cyprus. They simply need an acquisition permit from the District Administration, which is normally granted. They aren't excluded from buying.

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