Cyprus · Limassol
How it works · Checked
Key facts about buying in Limassol
Foreigners can buy an apartment or a villa in Limassol with full ownership. Buyers from outside the EU need a Council of Ministers permit (Form Comm.145), and 19% VAT is almost always added to the developer price. Below: how to work out the full cost and what to check before you reserve.
Key figures
What you can buy in Limassol
Our catalog has apartments in the city (The Highlight, Cubik, ONE Limassol) and villas in the suburbs and hill villages of the district (Souni Pine Trees, Lana, Aria, The View). Ownership is full and perpetual. For a buyer from outside the EU, the lawyer applies for the Council of Ministers permit on Form Comm.145 after the contract is signed (Cyprus Ministry of Interior).
How to work out the full cost
Developer prices in Cyprus are usually quoted without VAT. The standard rate is 19%; the 5% rate applies only to a main residence that meets the area, price and residence conditions (PwC). When VAT is paid, no transfer fee is charged (gov.cy), and stamp duty was abolished from 1 January 2026 (Harneys).
Example: an apartment at €400,000 + 19% VAT = €476,000, plus legal fees. An investor who plans to rent the property out normally pays the 19% rate. More in our article on the full cost of buying in Cyprus.
What we check before you reserve
- whether the price includes VAT;
- the building permit and any encumbrances on the land;
- how and when a separate title deed will be issued - in Cyprus this can take time (GK Law Firm);
- how payments during construction are protected - we check the mechanism under Law 132(I)/2023 in the contract;
- whether the unit qualifies for permanent residency, if that is your goal.
Rentals and yields
In September 2026 Global Property Guide estimated the average gross rental yield in Limassol at 5.38% (GPG). This is based on asking prices, before taxes and costs. 19% VAT on top increases what you invest, so the return on your capital is lower. We do not promise returns or price growth: we show the calculation and the sources, and the decision is yours.
Permanent residency through a Limassol purchase
A new home bought from a developer for €300,000 + VAT or more, together with income from abroad of at least €50,000 a year, lets you apply for permanent residency (Migration Department).
In short
- Full ownership; buyers from outside the EU need a Comm.145 permit.
- Developer prices usually exclude 19% VAT; no transfer fee is charged when VAT applies.
- Gross rental yield in Limassol is 5.38% by GPG estimate, with no guarantee.
- Permanent residency needs a new home from €300,000 + VAT and income from €50,000 a year.
Up to date as of . Catalog prices come from developer price lists on the check date shown on each project card. This is general information, not legal, tax or investment advice; returns and price growth are not guaranteed. We check the conditions for your passport with a local lawyer before you reserve.
Sources
- Cyprus Ministry of Interior - Form Comm.145
- PwC Tax Summaries - Cyprus, VAT and other taxes
- gov.cy - real estate transfer fees
- Harneys - abolition of stamp duty in Cyprus from 1 January 2026
- GK Law Firm - title deeds in Cyprus
- Global Property Guide - Cyprus rental yields
- Cyprus Migration Department - permanent residence for investors (Regulation 6(2))
- Kleanthous & Platis - buying property in Cyprus by power of attorney