Thinking of buying property in Cyprus? You’re not alone. Cyprus continues to shine in 2025 as a prime choice for real estate—thanks to its Mediterranean charm, EU membership, and attractive residency-by-investment programs. Whether you’re a foreign investor, expat, retiree, or local buyer, our guide equips you with up-to-date insights on the legal landscape, taxes, types of properties, and buying process—so you can invest smartly, avoid common pitfalls, and confidently navigate your property journey on the island.
Why Cyprus Is a Property Hotspot in 2025
Sunny Lifestyle & Strategic Location
Cyprus features a Mediterranean climate with around 300 sunny days per year, making it ideal for those seeking year-round al fresco living and a vibrant outdoor lifestyle. It’s part of the EU, offering both stability and ease for European buyers.
High Foreign Buyer Activity
As of mid-2025, 41% of real estate transactions were conducted by foreign buyers—showing strong international appeal.This interest is fueled in part by investment-linked residency programs.
Attractive Golden Visa Program
By investing €300,000 or more in real estate, you’re eligible for Cyprus’s Permanent Residency program, and after eight years, you may apply for citizenship.
Rising Prices & Steady Rental Yield
Residential property prices in Cyprus rose by 4.8% year-on-year as of Q1 2025. Meanwhile, average rental yields range between 4–6%, making it a viable income-generating asset.
Types of Properties for Sale in Cyprus
Whether you’re looking for a beachfront retreat, a modern apartment, or a long-term investment, Cyprus offers a diverse real estate landscape in 2025. Choosing the right type of property and location is essential to meeting your personal and financial goals.
Apartments, Villas, and Luxury Condos
- Apartments: Found in both urban and coastal regions, apartments are popular for short-term lets and low-maintenance living. Paphos, in particular, offers well-located units starting from €180,000, with strong demand from both tourists and digital nomads.
- Villas: Cyprus is known for its private villas—especially in Paphos, where you’ll find sea-view homes, gated communities, and developments ideal for both permanent living and vacation rentals. Villas here often range from €350,000–€700,000, depending on location and amenities.
- Luxury Condos: Coastal cities like Limassol and Paphos now feature high-rise luxury condos, offering concierge service, communal pools, and investment appeal. These developments attract international investors looking for rental yield and resale value.
New Builds vs. Resale Properties
- New Builds: New developments—particularly around Paphos and Larnaca—feature energy-efficient designs and high-quality construction. They’re popular with expats, and if you’re using the property as your main home, VAT may be reduced to 5% under Cyprus tax law.
- Resale Properties: Often found in older urban or village settings, resale homes can offer charm and value. In Paphos’s historic neighborhoods, prices may be lower but may require renovations or more thorough title deed checks.
Urban vs. Coastal Real Estate Options
- Urban: Cities like Nicosia cater to professionals, locals, and long-term renters. It’s a good choice for steady appreciation and stable rental demand.
- Coastal: Coastal towns like Paphos and Protaras offer high short-term rental yields, especially during peak season. Paphos stands out for its mix of lifestyle, infrastructure, and access to international schools and healthcare—making it ideal for retirees and families.
Who Can Buy Property in Cyprus? (EU & Non-EU Buyers)
Cyprus is one of the most open real estate markets in the Mediterranean. Whether you’re an EU national or a non-EU investor, you can legally purchase property—though the process and restrictions vary slightly depending on your status.
EU Citizens – Fewer Restrictions, Easier Approval
If you’re a citizen of an EU or EEA country, you’re free to buy any number of properties in Cyprus, whether for residential, commercial, or investment purposes. There’s no need for special permission or residency permits, though registration with the District Land Office is still required.
Non-EU Citizens – Legal But With Conditions
- Non-EU buyers are also welcome but face some ownership limits:
- You can typically purchase one apartment, house, or plot of land not exceeding 4,014 m².
- You must submit a formal application to the Council of Ministers for approval—usually granted within 30–45 days.
- If purchasing through a company registered in Cyprus, this restriction may not apply.
- Good to Know (2025 Update): In recent years, Cyprus has streamlined approval processes for reputable foreign buyers, especially in areas like Paphos and Limassol, where demand is high.
Residency Through Property Investment (Permanent Residency)
Cyprus offers a fast-track permanent residency program for non-EU nationals who:
Invest at least €300,000 + VAT in new residential real estate
Prove stable income (e.g., €30,000/year + €5,000 per dependent)
Maintain the property as their permanent residence
This route is especially popular among retirees, Middle Eastern buyers, and digital entrepreneurs looking for a European base with tax efficiency and lifestyle appeal.
Can You Get Citizenship?
Yes—after 7 years of legal residency, or 5 years if you’re actively contributing to the economy (e.g., through local business or long-term property ownership), you can apply for Cypriot citizenship. This makes Cyprus attractive not just for property, but for long-term relocation.
Step-by-Step: The Buying Process in Cyprus
Whether you’re an investor, a retiree, or a relocating family, the property purchase process in Cyprus is relatively straightforward—especially with the right legal and real estate support. Here’s how it works from start to finish:
Step 1 – Find the Right Property
Most buyers begin by working with a local real estate developer or agent. Since you’re focused on Paphos, you’ll find both newly built developments and resale homes in high-demand areas like Kato Paphos, Geroskipou, and Chloraka.
Property portals like Bazaraki, BuySell Cyprus, or working directly with developers like Luma provide access to current listings, 3D tours, and site visits.
Step 2 – Appoint an Independent Lawyer
Hiring a Cypriot lawyer (independent from the developer or seller) is essential. Your lawyer will:
Conduct a title deed search
Verify that the property is free of encumbrances
Draft and review contracts
Manage registration with the District Land Registry
Pro tip: Title deed delays are a known issue in Cyprus. Make sure the lawyer checks whether the title has been issued or is in the final stage of registration.
Step 3 – Sign the Sales Agreement
Once all checks are complete, both parties sign the contract of sale. You’ll typically pay a reservation deposit of €5,000–€10,000 to secure the property, followed by an initial 20–30% down payment.
The contract must be stamped and filed with the Land Registry within 60 days to secure your legal rights.
Step 4 – Land Registry & Payment
The remaining balance is paid in phases or in full, depending on your agreement. Once complete:
The contract is officially registered
Transfer fees and stamp duties are paid
Title deed (if available) is transferred to your name
For off-plan properties, the title deed may only be issued months after completion—but your rights are protected through contract registration.
Step 5 – Move In & Register Utilities
After final payment and legal processing, you receive the keys. Your lawyer or agent will assist with:
Electricity, water, and municipal tax registration
Waste collection and local community fees
Applying for residency, if applicable
Costs, Taxes & Legal Fees You Need to Budget for in 2025
Buying property in Cyprus involves several additional costs on top of the purchase price. Here’s a clear breakdown to help you plan confidently.
| Cost Type | Rate / Notes |
|---|---|
| Stamp Duty | – 0% on the first €5,000 – 0.15% on €5,001–€170,000 – 0.20% on amounts over €170,000 Cap: €20,000 total |
| Transfer Fees (Resale) | – 3% on up to €85,000 – 5% on €85,001–€170,000 – 8% on amounts over €170,000 Reduced 50% if it’s a resale and no VAT applied |
| Value Added Tax (VAT) | – Standard: 19% on new properties – Reduced: 5% on first 130 m², if bought as main residence (max value thresholds apply, e.g., up to €475k total) |
| Legal & Notary Fees | Typically around 1–2% of property price for due diligence, contract drafting; notarization adds a fixed or modest fee (€50–€150 each) |
| Local Property Taxes | Annual municipal taxes, based on 2013 Land Registry values—comparable to Council Tax in the UK |
Example 1: Resale Property Worth €300,000
Stamp Duty:
First €5k → €0
Next €165k → €247.50
Remaining €130k → €260
Total Stamp Duty: €507.50
Transfer Fees:
€85k @ 3% = €2,550
€85k @ 5% = €4,250
€130k @ 8% = €10,400
Total = €17,200 → Reduced by 50% = €8,600
Example 2: New Build Worth €400,000
- VAT (5%): If qualifying as main residence (under size/value thresholds), up to €350k may enjoy reduced rate
- VAT (19%): If not eligible, full VAT applies = €76,000
Key Notes for 2025 Buyers
VAT applies only to new builds, not resale homes. If VAT applies, transfer fees are generally waived.
The 5% VAT rate is capped by size (e.g., 130 m²) and value thresholds (~€475,000 total). If you later sell or don’t use it as your main residence for 10 years, you could owe the difference (14%) back.
Stamp Duty must be paid within 30 days of signing—failure to do so can delay your property’s legal recognition.
Always use a registered lawyer to calculate these fees accurately.
Why It Matters for Buyers Working with Luma
Since Luma is a developer in Paphos, many buyers may lean toward new builds. This means:
VAT is more relevant than transfer fees—especially if you’re eligible for the reduced rate.
Ensure you’re aware of size/value thresholds to maximise benefits.
For someone opting for a resale property, transfer fees become the main cost to anticipate—on top of stamp duty and legal fees.
Mortgage and Financing Options in Cyprus
While many buyers in Cyprus purchase property outright, mortgage financing is available and becoming increasingly attractive—especially for non-residents looking to leverage their investment or preserve liquidity. Here’s what you need to know in 2025.
Can Foreigners Get a Mortgage in Cyprus?
Yes—both EU and non-EU citizens can apply for a mortgage from a local Cypriot bank, although the process is more straightforward for EU nationals. Requirements and approval criteria vary depending on your residency status, financial background, and the bank you choose.
Mortgage Conditions in 2025
As of this year, most local banks offer:
Loan-to-Value (LTV): Up to 70% for EU residents, and 60–65% for non-EU buyers
Interest Rates: Ranging from 3.5%–5%, depending on term length, currency, and borrower profile
Loan Terms: Typically 15–30 years
Currency Options: Loans can be issued in EUR, or occasionally in GBP or USD for foreign nationals
Required Documentation
To apply for a mortgage in Cyprus, you’ll typically need:
Valid passport or national ID
Proof of income (salary slips, tax returns)
Bank statements (usually 6–12 months)
Property valuation report
Purchase agreement or reservation contract
Evidence of personal contribution (usually 30–40% deposit)
Some banks may require you to open a local bank account or maintain a minimum balance throughout the mortgage term.
Financing Through the Developer
In certain cases—especially for new builds—developers like Luma may offer in-house financing plans. These often include:
Structured installment payments during construction
No interest or minimal service fees
Shorter repayment windows (1–3 years post-completion)
This can be an attractive alternative to traditional bank loans for buyers who want flexibility and fewer bureaucratic hurdles.
Considerations for Non-EU Buyers
- Currency fluctuations can affect repayment if you’re earning in a different currency than the mortgage
- A larger down payment is usually required (35–40%)
- Mortgage approval can take 4–6 weeks, so it’s essential to plan ahead and begin early
Best Locations to Buy Property in Cyprus
Cyprus offers diverse real estate opportunities, with each region appealing to different types of buyers. Whether you’re seeking a high-yield investment, a retirement retreat, or a modern family home, location is key.
Paphos – Lifestyle, Heritage, and Strong Demand
Paphos remains one of the most sought-after areas in 2025. Known for its stunning beaches, cultural heritage, and international airport, it combines lifestyle benefits with strong investment potential.
Buyer Profile: Popular with foreign investors, retirees, and families
Average Prices: Modern apartments from €180,000–€250,000; villas from €350,000 upwards
Strengths: High tourist demand for rentals, international schools, excellent healthcare, and ongoing development projects
Why It Stands Out: Balanced market offering both lifestyle and ROI, with steady capital appreciation
Limassol – The Investment and Business Hub
Limassol is Cyprus’s financial and cosmopolitan center. It offers luxury developments, high-rise condos, and is home to the island’s shipping and business sectors.
Buyer Profile: Suited to high-net-worth investors, professionals, and expats
Average Prices: Among the highest in Cyprus, with seafront apartments starting from €400,000+
Strengths: Strong rental yields in business districts, vibrant nightlife, and cultural scene
Why It Stands Out: Ideal for premium investments and short-term rental strategies
Larnaca – Affordability Meets Growth
Larnaca offers a more affordable entry point compared to Limassol and Paphos, while still benefiting from international connectivity via Cyprus’s main airport.
Buyer Profile: Attractive for budget-conscious buyers and investors
Average Prices: Apartments from €150,000–€220,000
Strengths: Ongoing redevelopment projects, marina upgrades, and growing rental demand
Why It Stands Out: Lower prices, solid infrastructure, and long-term growth potential
Nicosia – The Capital and Local Market
As the capital of Cyprus, Nicosia offers stability and steady rental demand, though it lacks coastal appeal.
Buyer Profile: Best for locals, professionals, and long-term residents
Average Prices: Apartments from €130,000–€200,000
Strengths: Government, universities, and business demand
Why It Stands Out: Stable appreciation, less volatility than coastal hotspots
| Location | Best For | Average Apartment Price | Strengths |
|---|---|---|---|
| Paphos | Retirees, investors, families | €180,000–€250,000 | Lifestyle + ROI balance |
| Limassol | Professionals, premium investors | €400,000+ | Luxury, business hub |
| Larnaca | Budget-conscious buyers | €150,000–€220,000 | Growth potential |
| Nicosia | Locals & professionals | €130,000–€200,000 | Stable long-term demand |
Risks & Red Flags to Avoid When Buying Property in Cyprus
While Cyprus offers excellent opportunities, buyers should be cautious and well-informed. Understanding the risks upfront helps protect your investment and avoid costly mistakes.
Title Deed Delays
One of the most common issues in Cyprus is delayed issuance of title deeds. In some cases, buyers move into their property but cannot transfer ownership documents for years due to incomplete paperwork, outstanding mortgages, or developer delays.
How to protect yourself:
Always ask if the title deed has been issued
Ensure your lawyer files the sales contract at the Land Registry within the legal timeframe
Avoid properties with unresolved legal or financial obligations
Hidden Mortgages or Developer Debts
Some properties—especially new builds—may have developer mortgages attached to them. If the developer fails to pay, the bank could claim the property, even if you’ve already purchased it.
How to protect yourself:
Ask your lawyer to conduct a Land Registry search
Confirm the property is free of encumbrances before signing
Work only with reputable developers and demand transparency
Off-Plan Purchase Risks
Buying off-plan (before construction is complete) can be cost-effective, but carries risks such as delays, design changes, or even developer insolvency.
How to protect yourself:
Choose established developers with a strong track record
Ensure payments are staged and linked to construction progress
Avoid paying the full amount upfront
Buying Property in Northern Cyprus
Properties in the Turkish-occupied north remain legally complex. Many are built on land owned by displaced Greek Cypriots, which could lead to future disputes. International recognition of property ownership in the north is not guaranteed.
How to protect yourself:
If investing, buy only in the Republic of Cyprus (south), where property rights are clear and protected under EU law
Lack of Independent Legal Advice
Some buyers rely solely on the developer’s lawyer, which creates a conflict of interest. Without independent advice, you risk signing contracts that favor the seller.
How to protect yourself:
Always hire your own independent lawyer
Ensure they are registered with the Cyprus Bar Association
Never sign documents you don’t fully understand
⚠️ Bottom line: Cyprus is a safe and attractive property market when due diligence is done properly. Most issues arise from buyers skipping legal checks or rushing into deals without the right advice.
Should You Buy Property in Cyprus as an Investment?
Cyprus isn’t just a lifestyle destination — it’s also a strong real estate investment market. With rising property values, healthy rental yields, and international demand, the island continues to attract investors in 2025.
Rental Income Potential
- Short-term rentals (Airbnb, holiday lets) in coastal cities like Paphos and Limassol can generate yields of 6–8% annually, especially during peak tourist season (May–October).
- Long-term rentals (one-year leases) typically offer 4–6% yields, with steady demand from expats, students, and professionals.
- Paphos stands out for retirees and holidaymakers, while Limassol offers higher yields in the luxury and business segments.
Capital Appreciation Trends
- Residential property prices in Cyprus rose by around 4.5–5% year-on-year in early 2025.
- New infrastructure projects, airport upgrades, and tourism growth are fueling consistent long-term value increases.
- Coastal areas like Paphos and Limassol show the highest appreciation, while Larnaca is catching up thanks to redevelopment projects.
Tourism and Rental Demand
Cyprus welcomed record numbers of tourists in 2024, and the trend continues into 2025. This creates strong demand for holiday rentals, particularly in Paphos, Protaras, and Ayia Napa.
Investors who purchase well-located villas or apartments near beaches and city centers benefit from high occupancy rates and premium pricing during summer months.
Exit Strategy and Resale Market
Cyprus’s real estate market remains liquid, with strong interest from both local buyers and foreign investors. Resale properties in established areas with title deeds are in especially high demand.
Key considerations for a successful exit:
Properties with title deeds sell faster and at better prices
Homes in internationally popular areas (like Paphos) attract more foreign buyers
Resale values are higher for well-maintained properties and developments with modern amenities
⚡ Investment Insight: In 2025, Cyprus continues to offer stable rental returns and long-term growth potential, especially for buyers focused on coastal hotspots like Paphos.
FAQs – Buying Property in Cyprus
Can foreigners buy property in Cyprus?
Yes. Both EU and non-EU citizens can legally buy property in Cyprus. EU buyers face no restrictions, while non-EU buyers usually need approval from the Council of Ministers and are limited to one property (house, apartment, or plot under 4,014 m²) unless buying through a company.
How long does the buying process take?
On average, the process takes 1–3 months for resale properties with clear title deeds. For new builds, it may take longer, depending on construction timelines and issuance of title deeds.
Do I need to live in Cyprus to own property?
No. You can buy property in Cyprus without being a resident. However, if you’re a non-EU citizen, you may also qualify for permanent residency if you invest at least €300,000 in a new build.
What is the minimum investment for permanent residency?
The fast-track permanent residency program requires a minimum property purchase of €300,000 (plus VAT) in new residential real estate. Applicants must also prove an annual income of at least €30,000, plus €5,000 for each dependent.
Is property in Northern Cyprus safe to buy?
Buying in Northern Cyprus is risky, as many properties are built on land owned by displaced persons from 1974. These could be subject to future legal disputes. Most international investors choose to buy in the Republic of Cyprus (south), where ownership is secure and protected under EU law.
What are the average property prices in Cyprus in 2025?
Apartments: Starting from €130,000 in Nicosia, €150,000 in Larnaca, €180,000 in Paphos, and €400,000+ in Limassol.
Villas: Starting from €350,000 in Paphos, €500,000+ in Limassol, and around €300,000 in other coastal towns.
What taxes will I pay when buying property?
Stamp Duty: Up to 0.20% of purchase price, capped at €20,000
Transfer Fees: 3–8% for resale properties (often reduced by 50%)
VAT: 19% on new builds, or reduced 5% for main residences (first 130 m²)
Annual Municipal Taxes: Small yearly fees based on Land Registry values
Glossary of Property Terms in Cyprus
Title Deed
A legal document proving ownership of a property. In Cyprus, title deeds can sometimes be delayed, especially for new builds, so it’s essential to confirm their status before purchasing.
Stamp Duty
A government tax applied when signing a property sales contract. Rates in Cyprus range from 0–0.20% depending on the property price.
Transfer Fees
A tax paid to the Land Registry when transferring ownership of a resale property. Rates vary between 3–8%, though discounts often apply if VAT was not paid.
A tax charged on new properties in Cyprus. The standard rate is 19%, but a reduced rate of 5% applies to the first 130 m² of a main residence.
Land Registry
The government authority responsible for registering property sales, ownership transfers, and verifying title deeds.
Notary
A legal officer who authenticates documents such as contracts and deeds. Notary fees are usually modest and fixed per document.
Encumbrance
Any claim, lien, or mortgage against a property that could affect ownership. Always check through a lawyer that the property is free of encumbrances before buying.
Off-Plan Property
A property purchased before construction is completed. Buyers often pay in stages as the project develops. While cheaper, it carries risks if the developer faces delays or financial issues.
Due Diligence
The process of verifying that a property is legally and financially safe to buy. Includes checking title deeds, planning permissions, and ensuring no outstanding debts.
Final Tips for Safe & Smart Buying
Buying property in Cyprus is a rewarding decision when approached with the right preparation. Here are some final takeaways to ensure a smooth process in 2025:
Work with Certified Professionals
- Always hire an independent lawyer registered with the Cyprus Bar Association.
- Partner with licensed agents and established developers trusted in the field.
Verify Title Deeds Early
- Ask whether the property already has a title deed or if it’s still pending.
- Avoid surprises by requesting a Land Registry search before committing.
Plan for All Costs
- Budget for stamp duty, VAT, transfer fees, and legal fees on top of the property price.
- Don’t forget ongoing expenses such as municipal taxes, utilities, and maintenance.
Visit (or Virtually Tour) the Property
- If possible, visit the property in person.
- For overseas buyers, request video walkthroughs or virtual tours before signing.
Think Long-Term
- Consider whether the property is for personal use, rental income, or resale.
- Choose areas with growth potential — like Paphos, which offers both lifestyle benefits and steady demand.
⚡ Bottom Line: With proper due diligence and professional guidance, buying property in Cyprus in 2025 is both safe and financially rewarding. Whether your goal is investment, relocation, or a holiday home, the island’s market continues to offer strong opportunities.
Visit Our Showroom in Geroskipou
Ready to Explore Property Opportunities in Cyprus?
If the idea of owning a home in Cyprus has captured your attention, you’re not alone. Many buyers fall in love with the island’s lifestyle, stunning coastlines, and sunny climate — and decide to make Cyprus part of their future, whether as a holiday home, retirement plan, or investment.
Our team at Luma Developers in Geroskipou, Paphos is here to guide you through the process. Whether you’re just starting to research the market or already considering specific properties, we’re happy to offer friendly, expert advice.
We can help you with:
Understanding property laws, taxes, and the Cyprus Permanent Residency Program (PRP)
Insights into local neighborhoods and investment hotspots in Paphos and beyond
Navigating the property buying process smoothly and stress-free
📍 Visit us: Pellapaisiou Street 12, Paphos 8049, Cyprus
📞 Call us: +357 97 731133
📧 Email: [email protected]
💬 Message us on WhatsApp: +357 97 731133
📝 Or use our contact form
Whether you’re planning a viewing trip or simply gathering information, we’d love to meet you and help you find the right property in Cyprus.
