Andriana Court
Apartments · Under construction
Cyprus, Paphos€385,000 - €420,000
1-3 bedrooms8 minutes to the sea
Tenure: Full perpetual ownership
Cyprus
Property in Cyprus from the developer from €142,000 - 0% fee for buyers
EU country with a straightforward property registration process. Permanent residence - with a purchase from €300,000 + VAT.
55 projects in the catalog, prices from 142000 + VAT, m² catalog as of 4 Nov 2026
- 0% fee - the developer pays us
- Ownership in the EU and permanent residency from €300,000 + VAT
- Remote purchase through a lawyer by power of attorney
You buy from the developer at the official price. Our fee is paid by the developer.
Local time
14,969 (+14%)Transactions, January-September 2026
Department of Lands and Surveys · checked
+3.4% year-on-yearHousing price index, Q1 2026
Cystat · checked
+65%Residential units in building permits, January-April 2026
Cystat · checked
The market today
Transactions
14,969 sale contracts in January-September 2026, up 14% from 13,173 in the same period of 2025. Foreign buyers accounted for 41.9% (6,267 contracts).
Prices
Cystat's housing price index rose 3.4% year-on-year in Q1 2026. The Central Bank index shows +7.5%; the methodologies differ.
Cystat HPI · checked
Supply
The number of residential units covered by building permits issued from January to April 2026 rose 65% year on year, while the number of permits rose 35.1%: future supply of new-build property is growing.
Cystat · checked
Projects: Cyprus
Projects in the catalog from €142,000
Cyprus, PaphosAphrodite Court
Apartments · Under construction
Cyprus, Paphos€200,000 - €320,000
1-2 bedrooms14 minutes to the sea
Tenure: Full perpetual ownership
Aquamarine Coastal Villas
Villas · Under construction
Cyprus, Paphos€895,000 - €1,350,000
3-5 bedrooms0 min to the sea
Tenure: Full perpetual ownership
Avora Court
Apartments · Under construction
Cyprus, Paphos€315,000 - €375,000
2-3 bedrooms10 minutes to the sea
Tenure: Full perpetual ownership
Galaxy Residences
Apartments · Under construction
Cyprus, Paphos€320,000 - €825,000
2-3 bedrooms10 min to the sea
Tenure: Full perpetual ownership
Grigio Court
Apartments · Under construction
Cyprus, Polis€170,000 - €260,000
1-3 bedrooms5 min to the sea
Tenure: Full perpetual ownership
Project map
Markers show cities and districts; confirm the exact location with the developer.
© OpenStreetMap contributors
Property ownership for foreign buyers
Full ownership (perpetual ownership of the property). Buyers from outside the EU need permission and may purchase up to 2 properties.
Buyers from outside the EU
A permit from the Council of Ministers is required (form Comm.145); buyers may acquire no more than two properties.
Ministry of Interior · checked
Permanent residence by investment
Property from a developer valued at €300,000 or more + VAT, and verified annual income of at least €50,000.
Migration Department · checked
Buyer protection
Law 132(I)/2023 (Article 3A): a mechanism to protect payments made by buyers of property from developers and the transfer of title. Contract review is essential.
Cyprus permanent residence: additional requirements
You need to show confirmed income from abroad of at least €50 000 per year, plus €15 000 for a spouse and €10 000 for each minor child. The application must include receipts showing payment of at least €300 000 excluding VAT. Cyprus permanent residence gives you the right to live in Cyprus; it does not give you the right to live and work in other EU countries.
Taxes and costs
VAT
19% on property bought from the developer. The 5% relief applies only to a primary residence (first 130 m², value up to €350,000, transaction value up to €475,000, and 10-year residency). It does not apply to investment purchases.
PwC Tax Summaries · checked
Transfer fees
3/5/8% on a sliding scale; not charged if VAT was paid on the purchase. Stamp duty was abolished from 1 Jan 2026.
gov.cy · checked
Annual property tax
Abolished in 2017.
Full purchase cost
The property price is not the full amount. Here’s what will be added in Cyprus.
| VAT on property bought from the developer is 19% if the price is quoted exclusive of VAT. The 5% rate applies only to a primary residence if conditions are met | PwC Tax Summaries |
| No transfer fee if VAT was paid | gov.cy |
| Stamp duty abolished on 1 Jan 2026 | gov.cy |
| Permission for buyers from outside the EU (Comm.145) | Ministry of Interior |
checked
Annual ownership costs: There is no annual property tax (abolished in 2017); building maintenance fees depend on the project.
Risks we take into account
19% VAT is added to the property developer's price (5% applies only to a primary residence, subject to conditions). Supply of properties from developers is increasing.
Capital gains tax
20% on the gain from a sale; lifetime allowances of €150,000 for a primary residence and €30,000 for other property.
PwC Tax Summaries · checked
Rental yield
Market estimate of gross yields based on asking prices (Global Property Guide, updated Sep 2026): Cyprus 5.14%, Limassol 5.38%. The additional 19% VAT increases the entry cost and reduces the yield on invested capital.
Global Property Guide · checked
Exit
The secondary-market buyer pays transfer fees of 3/5/8%; factor this into the resale price.
gov.cy · checked
Who it is and isn't right for
Suitable
- EU jurisdiction and permanent residence through buying property from a developer
- Planning to rent long-term and live in Cyprus
Not suitable
- Expecting a high rental yield
- Budget below €300,000 when seeking permanent residence
What we check for each project: VAT in the price, Comm.145 permit, title deed issuance, permanent residence eligibility for the property.
Foreign buyers
Can a foreigner buy property in Cyprus
Yes, there is no outright ban. A non-EU buyer needs permission from the Council of Ministers (form Comm.145), usually for no more than two properties. A lawyer files it after the contract is signed.
Permanent residency. A new home from €300,000 + VAT and verified income from abroad of at least €50,000 a year. A personal visit is required - biometrics are taken in Cyprus.
Banks and funds. Banks check the source of funds closely. Prepare income documents in advance - we will share the list.
This is general information, not legal advice. Before the reservation we check the terms for your passport with a lawyer in the country of purchase.
Can you buy remotely?
You can complete a purchase remotely using a power of attorney. Usually, one step still requires you to be there in person: signing it at a notary's office or consulate in your country.
Cyprus
Yes. A special power of attorney can be granted to a lawyer in Cyprus, who can sign and register the contract with the Department of Lands and Surveys, apply for Comm.145 permission (if you are not from the EU), and accept the transfer of title (Kleanthous & Platis). The power of attorney is signed before a notary in your country and apostilled, or signed at a Cyprus consulate (Zeno Legal).
Important: For permanent residence, you must visit in person to provide biometrics in Cyprus (Murblz).
This is general information, not legal advice. Have a lawyer or notary in the country where you are buying confirm the power of attorney form, translation and apostille before you transfer any money.
You transfer the funds for the property to the developer or into an escrow account under the contract - never to an agency.
Questions about buying
Can a foreigner buy property in Cyprus?
Yes, with full ownership (perpetual ownership of the property). Buyers from outside the EU need permission from the Council of Ministers (Form Comm.145), and they may purchase no more than two such properties (Ministry of Interior, checked 31 August 2026). Permission is obtained as part of the transaction - we can guide you through the process.
What is the VAT rate on property bought from the developer?
The standard rate is 19%. The 5% rate applies only to a primary residence if conditions on area, value, and length of occupancy are met; it does not apply to investment purchases (PwC Tax Summaries, checked 31 Aug 2026). Always check whether the listed price includes VAT - we mark this on our listings.
Do I have to pay a transfer fee?
No, if VAT was paid on the purchase. Stamp duty was abolished on 1 Jan 2026 (gov.cy, checked 31 Aug 2026).
Does buying property grant permanent residence?
Under the investment program, you must buy a property from a developer for at least €300,000 + VAT and provide proof of annual income of at least €50,000 (Migration Department, checked 31 August 2026). Rules change, so we verify the requirements with a lawyer as of the transaction date.
What rental yield can I expect?
The market estimate for gross yield is 5.14% nationwide and 5.38% in Limassol (based on asking prices, Global Property Guide, updated September 2026, verified 5 Nov 2026). This is not a guarantee: net yield is lower after taxes, maintenance and vacancy. We can calculate it for a specific property.
How is my money protected if the building is still under construction?
Law 132(I)/2023 introduces a mechanism to protect payments made by buyers of property from developers and the transfer of title. Before the first payment, we check how this is set out in your contract.
What tax applies when I sell?
Capital gains tax is 20% of the profit, with lifetime allowances (PwC Tax Summaries, checked 31 Aug 2026).
Articles: Cyprus
Cyprus · Taxes · 4 minCyprus: 19% VAT and Its Impact on Rental Yields
An investor buying an apartment from a developer to rent out will almost always pay 19% VAT, not 5%. That immediately cuts the yield: 5.4% of the pre-tax price becomes roughly 4.5% of the actual investment.
Cyprus · Buying · 4 minCyprus: How Much Does a Purchase Cost Beyond the Price?
As of 1 January 2026, stamp duty no longer applies in Cyprus. The main additional cost when buying from a developer is VAT at 19% or 5%; no transfer fee is payable when VAT applies.
Shortlist: Cyprus
We'll find a Cyprus project that fits your goals
Tell us what's most important: income, a home, or permanent residence. We'll account for VAT, the permit required for non-EU buyers, and the terms for the specific unit. We will send 5-7 checked projects with prices and a cost breakdown within one business day.
Who you will talk to
One consultant guides you from the first question to the keys. We speak English.