What taxes and fees do I pay when buying property in Cyprus?
On a resale property you pay Land Registry transfer fees — currently 1.5% up to €85,000, 2.5% from €85,001 to €170,000 and 4% above, after the 50% reduction in force. On a new build bought from a developer you pay VAT instead (19%, or 5% on a main residence within limits) and no transfer fee. Stamp duty was abolished from 1 January 2026.
Figures from the listings on vouniotis.com, updated daily · November 2026
Worked examples
| Price | Transfer fee, one buyer (resale) | Transfer fee, two joint buyers | VAT at 19% (new build) |
|---|---|---|---|
| €150,000 | €2,900 | €2,250 | €28,500 |
| €250,000 | €6,600 | €4,550 | €47,500 |
| €350,000 | €10,600 | €7,200 | €66,500 |
| €500,000 | €16,600 | €13,200 | €95,000 |
Transfer fees are charged on the value set by the Department of Lands and Surveys and, for joint buyers, on each buyer's own share — so two buyers usually pay less in total. No transfer fee is due when VAT was paid on a new property bought from a developer.
The costs one by one
- Transfer fees (resale): 3% / 5% / 8% by band at the full rate, currently halved to 1.5% / 2.5% / 4%. Transfers between spouses, parents and children can qualify for reduced or zero fees.
- VAT (first sale of a new home by a developer): 19%. The 5% rate applies to a buyer's primary and permanent residence for the first 130 m² and the first €350,000 of value — not if the buildable area is over 190 m² or the total value over €475,000; the home must be used as the main residence for 10 years and the Tax Department must approve before you take possession (Law 42(I)/2023).
- Stamp duty: abolished by Law 239(I)/2025 for documents signed from 1 January 2026.
- Annual costs: no immovable property tax since 2017; local refuse, sewerage and municipal charges, usually about €150–€500 a year for a home in a Limassol municipality, plus communal fees in shared buildings.
- When you sell: capital gains tax of 20% on the inflation-adjusted gain, with lifetime exemptions of €30,000, or €150,000 for your own home lived in for 5 years (from 2026). Cyprus has no inheritance tax.
The full detail, with calculators, is in our property taxes and fees guide (reviewed 27 September 2026). General information, not legal or tax advice — confirm your case with a Cyprus lawyer or tax adviser.
Property taxes and fees (full guide)Due diligence checklistBuying property in CyprusBuying as a non-EU citizen
Quick answers
What are the transfer fees on a €300,000 property in Cyprus?
About €8,600 for one buyer at the current reduced rates, or about €5,800 in total for two joint buyers. None is due if VAT was paid on a new build.
Is there stamp duty on property purchases in Cyprus?
No — stamp duty was abolished for documents signed from 1 January 2026 (Law 239(I)/2025).
Do I pay VAT and transfer fees?
Not both: a new home from a developer carries VAT and no transfer fee; a resale carries transfer fees and no VAT.
Can I get the 5% VAT rate?
If it will be your primary and permanent residence for 10 years: 5% on the first 130 m² and first €350,000, but not if the home is over 190 m² buildable or worth over €475,000. Tax Department approval is needed before possession.
Vouniotis Real Estate · licensed estate agent (reg. no. 1092, licence no. 393/E) · Jean Sibelius 11, Limassol · since 1990. Prices are asking prices of the listings on our website and change as properties are added or sold.