Purchasers Guide

Purchasers Guide

The legal system in Cyprus is based on the UK legal system of common law. Real estate, tourism and services are three of the main pillars of the Cyprus economy; hence the law has been developed extensively in order to protect individuals, companies and investors.

The attractive international tax system of Cyprus and the immigration policies for permanent residency and citizenship have attracted many investments by international companies and individuals.

Buy Cyprus have sought out some of the leading independent Law Offices in the Paphos area so as to provide all our clients with up to date, professional and swift service in their legal requirements.  Services on offer include: 

  • Acquisition of Permanent Residency & Immigration Law
  • Real Estate Law and Conveyance Services
  • Wills
  • International Tax Planning
  • Companies & Trusts
  • Litigation


Expenses in purchasing a property in Cyprus

The main expenses when purchasing a property in Cyprus are:

  • The purchase price
  • The Stamp Duty (payable to the government)
  • The transfer fees (payable to the government)
  • Legal fees

The expenses of the purchase are generally about 2-4% of the purchase price.

The Stamp Duty is calculated as follows:

            Contract Value € Fees -%
€0 – 5,000 00/0
€5,001 – €170,000 0.150/0
on the balance 0.200/0

The stamp duty must be paid within 30 days of signing the contract to avoid paying a penalty.

The Transfer Fee is the biggest expense in purchasing a property in Cyprus. The Cyprus Government, in an attempt to increase investments, has recently reduced the transfer fees by 50%. The present calculation of the transfer fee is as follows:

 Property Value € Fees -%
 Up to 85,000 1.5%
 85,001-170,000 2.5%
 170,001 and over 4%

* note: in the event that the property is being purchased by two purchasers, the transfer fees will be less as the value of the property is divided by two, calculated separately and then added together i.e.

    Example if 1 person Example if 2 persons
Property Value €   €500,000 €500,000
Property Value € per person Fees -% €500,000 €250,000
 Up to 85,000 1.5% €1,275 €1,275
 85,001-170,000 2.5% €2,125 €2,125
 170,001 and over 4% €13,200 €3,200
Total per person   €16,600 €6,600
Grand Total   €16,600 €13,200

The transfer fee is only payable when Purchasers acquire their Title Deed. If the title deed is not available at the time of purchase of the property, it will only be paid at a later stage when the title deeds are available.

Are there any restrictions in purchasing immovable property in Cyprus?

All EU nationals are entitled to buy any property without any restriction.

Non-EU nationals can purchase up to two properties provided that the combined land size does not exceed 4,000m2. Immovable properties include apartments, villas, plots of land, shops and offices. In order for the Cyprus government to oversee that the limit is not exceeded, every time a non-EU national wishes to acquire a property they must also secure an approval of the District Officer. This is mostly a procedural matter and a purchaser is approved provided he does not exceed the above mentioned conditions.

If I purchase a property can I get a Residency permit?

You can enter the Fast track residency program by purchasing a brand new property ,The property in Cyprus must have a minimum value of €300,000. Some additional documents are required for the application such as proof of income of approximate €30,000 per year, clean criminal record and private health insurance. The Cyprus permanent residency has no minimum residence time required in Cyprus except visiting once every two years.

Category F Residency  is flexible and does not have a strict requirement of property purchase value. You can buy a property in Cyprus of any amount. It can also be a resale property. 

Non Europeans can apply for the fast track Cyprus Residency Program by investing at least €300,000 in real estate. In addition, applicants must also submit a confirmation letter from a Cyprus bank that they have deposited a minimum of €30,000 from abroad into an account that will be locked for three years. After the expiration of the three years, the money will be released without restrictions. Finally, evidence of a secured annual income of at least €30,000 deriving from abroad needs to be submitted. This annual income must increase by EUR 5,000 for the spouse and every additional child and EUR 8,000 for each dependent parent of the applicant.


  • The application procedure is approved in just two months with a high approval rate.
  • The Residency Permit is permanent, for life.
  • It is not necessary to reside in Cyprus, but a visit once every two years is required and the whole process can be arranged without being present in the country.
  • Dependents can attend high standard private schools, offering English and Russian language courses.
  • Residency applies to the whole family including dependent children up 25 years of age plus the parents of the applicant 
  • Possible eligibility for Cyprus citizenship under certain criteria


We work closely with the most experienced Law companies, Financial advisers and Embassies. We can manage all details, documents and submission of applications. We can also assist you in identifying the most profitable property investment opportunities in Cyprus.

The application is examined by the Civil Registry and Migration Department and approval will be provided by the Ministry of Interior within two months. Once approval has been granted, the applicant and all the members of the family must visit Cyprus within one year to obtain the actual permit.

CATEGORY F RESIDENCY is flexible and does not have a strict requirement of property purchase. You can purchase a property in Cyprus of any amount. It can be a resale property. The applicant must show a yearly income of at least €10.000 for one applicant plus €5.000 for each dependent person. This income must be from abroad and can be from salaries, pensions, stock shares, rents. The applicant should deposit in his bank account in Cyprus an amount of approximately €15.000 to €20.000, which is not pledged, it is a simple deposit, the money can be used straight away after applying.

A&C BUYCYPRUS LTD can provide you more detailed advice on residency upon request.


Do I need to hire a lawyer?

We always advise our clients to engage the services of an independent lawyer, in order to ensure that they are safeguarded in their purchase. We offer to our clients a list of recommended law firms in Cyprus who can provide our clients with professional service.


  • Obtain reliable and professional legal advice.
  • Make a search at the District Lands office to check for encumbrances.
  • Check if the title deeds are available. If not, check whether there is a building permit and whether a certificate or approval for the building has been secured.
  • Ensure that the contract is signed correctly by the seller (or an authorized representative).
  • Arrange that the signed contract is stamped by the Tax Department.
  • Visit the District Lands Office in order to lodge the contract, thus ensuring that the contract becomes a land charge on the property and that it may be specifically performed.
  • If the purchaser is a non-European, an application must be submitted to the local District Administration Office for obtaining the permission to buy.
  • Discuss with your lawyer for any additional steps that might be required.

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