EU vs non-EU buyer rules, the COMM 145 Council of Ministers permit, 30–60 day timeline, transfer fees, VAT 19% on new builds, stamp-duty repeal, the 2-property limit for non-EU nationals, and how to combine purchase with Cat 6.2 permanent residency.
Written by the Nexora Cyprus editorial team · reviewed by an ICPAC-registered tax adviser engaged by Nexora.
TL;DR
Cyprus property is open to foreign buyers. EU/EEA nationals: identical rules to Cypriots. Non-EU nationals: limited to 2 properties or one plot up to ~4,014 m² and require a Council of Ministers permit (COMM 145), typically issued 30–60 working days. Transfer fees apply on a sliding scale (3–8%) with a 50% discount on transactions where VAT is payable. Stamp duty is fully repealed from 1 January 2026.
Cyprus distinguishes between EU/EEA citizens and third-country (non-EU) buyers. EU and EEA nationals — including Swiss citizens — face the same rules as Cypriot buyers: no permit required, no quantity limits, no acreage restrictions. Non-EU nationals are subject to the Acquisition of Immovable Property (Aliens) Law, Cap. 109 and need a Council of Ministers permit (commonly called the COMM 145 permit, after the application form) for any property purchase.
Cyprus-incorporated companies are treated as Cypriot — even if their ultimate beneficial owners are non-EU. This is one of the reasons international buyers often acquire through a Cyprus property holding company.
Non-EU individuals must apply for a permit from the Council of Ministers — in practice delegated to the District Officer of the property's location. The application is filed using form COMM 145, supported by passport copy, marriage certificate (if applicable), CV, financial standing evidence, clean criminal record certificate, copy of the sale contract, title deed, and architectural plans.
Approval is generally a formality for residential purchases. Refusals are uncommon and tend to involve security-sensitive locations or buyers from sanctioned jurisdictions. Approval takes 30–60 working days in Limassol and Larnaca; Paphos is faster (4–6 weeks); Nicosia varies.
VAT-rated purchases (typically new builds sold by a VAT-registered developer) carry 19% VAT but qualify for a reduced 5% rate on the first 130 m² of the buyer's primary residence (capped at €350,000), subject to the buyer holding the property as a primary residence for at least 10 years. Where VAT applies, the transfer fees are halved.
Stamp duty on the sale contract was repealed by Law 239(I)/2025 effective 1 January 2026. Pre-2026 sales contracts that were not stamped before commencement remain enforceable; the historic stamp-duty exposure does not revive.
Typical purchase costs on a €500,000 resale property (non-VAT)
| Item | Amount | Notes |
|---|---|---|
| Sale price | €500,000 | |
| Transfer fees (sliding 3–8%) | ~€19,500 | 1.5% / 2.5% / 4% bands; 50% discount where VAT is payable |
| Stamp duty | €0 | Abolished 1 January 2026 |
| Legal fees (typical) | €3,000–€5,000 | 1% + VAT is the customary range |
| Council of Ministers permit fee | €0–€100 | Nominal |
| Land Registry registration | Included | |
| Total | ~€523,000–€525,000 | Non-EU buyers add 4–8 weeks for permit |
Title-deed delays were Cyprus's defining real-estate problem of the 2008–2018 era: thousands of buyers paid the full purchase price but the developer's blanket mortgage on the project blocked title transfer for years. The 'Trapped Buyers' law (Law 9(I)/2015 and successors) provides a mechanism for the Land Registry to transfer title to a paid-up buyer despite the developer mortgage. Always insist on either (a) a clean title at completion or (b) developer-mortgage discharge written into the contract with bank waiver letters.
Off-plan purchases in 2026 should reach final title within 18–24 months of completion in well-run developments. Demand a clear title-deed timeline in the sale contract.
Lawyer Selection
Use a Cyprus Bar Association lawyer who is independent of the developer. The same lawyer cannot act for both buyer and seller in a property transaction.
Non-EU buyers who invest at least €300,000 (excluding VAT) in residential real estate purchased from a developer can apply for fast-track permanent residency under Category 6.2 of Regulation 6 of the Aliens and Immigration Regulations. Processing is typically 2–4 months. The investment must be retained for the duration of PR. Permanent residence does not, by itself, confer Cyprus tax residency — the 60-day or 183-day rule applies separately.
EU/EEA buyers do not need a residence permit but should obtain a Yellow Slip (MEU1 Registration Certificate) within 4 months of arrival if they intend to spend more than 90 days a year in Cyprus.
Limassol carries the highest prices and rental yields, with a heavy concentration of professional services and energy-sector buyers. Paphos has the deepest expat / retiree market and the fastest property-permit processing. Nicosia is the cheapest but lowest-yielding due to limited tourism. Larnaca is the rising star, helped by the new airport / port master plans and broader infrastructure investment.
Related Guides
No. The Council of Ministers permit (for non-EU buyers) is a property-acquisition permit, not a residence permit. You can buy property in Cyprus while resident anywhere in the world.
For residential property and EU-passported business buyers, it is a near-formality. Refusals are rare and tend to involve sanctioned-jurisdiction buyers or security-sensitive land. Allow 30–60 working days for processing.
Yes. A Cyprus-incorporated company is treated as Cypriot for the purposes of the Acquisition of Immovable Property Law, even if owned 100% by non-EU nationals. This is a common reason to use a [Cyprus property holding company](/articles/cyprus-real-estate-holding-company).
Sliding scale of 3% on the first €85,000, 5% on €85,001–€170,000, and 8% above €170,000 — about €19,500 on a €500,000 transaction. Halved where VAT is payable on the same transaction. Stamp duty has been repealed entirely.
Yes — Category 6.2 PR requires a minimum €300,000 (ex-VAT) investment in residential property purchased from a developer, plus financial-resources evidence (~€50,000 annual income) and a clean criminal record. Processing is 2–4 months. The investment must be retained for the duration of PR.
No. Tax residency requires the [60-day rule](/articles/cyprus-tax-residency-60-day-rule) (60 days + property + business activity) or the 183-day rule. Property ownership alone does not trigger residency.
Disclaimer: This article is for informational purposes only and does not constitute legal, tax, or financial advice. Tax laws change frequently. Consult a qualified Cyprus adviser for guidance specific to your situation. The information on this page is general guidance only and does not constitute legal, tax, accounting, immigration or financial advice. Specific advice should be obtained based on the facts of each case.
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