What you pay on top of the price
- VAT: 19% on new property and on building land sold by a business; a reduced 5% may apply to a main residence that meets the conditions. Resales from private owners carry no VAT.
- Transfer fees: paid to the Land Registry on purchases without VAT (3%, 5% and 8% bands, reduced by 50%).
- Legal fees: a lawyer checks the title, encumbrances and permits and prepares the contract; usually around 1% of the price.
- Stamp duty: abolished for contracts signed from 1 January 2026.
Annual costs after the purchase (local authority fees, common expenses, insurance) are not included.
Frequently asked questions
What are the total costs of buying property in Cyprus?
For a resale without VAT, expect Land Registry transfer fees (after the 50% reduction) plus about 1% legal fees. For new property, VAT at 19% (or 5% if you qualify for a main residence) replaces the transfer fees.
Do I pay VAT on a resale property?
No. VAT applies to new property and to land sold by businesses such as developers. A resale between private owners has no VAT, so transfer fees apply instead.
Is stamp duty still payable in Cyprus?
No, stamp duty was abolished for contracts signed from 1 January 2026.
Can a foreign buyer get the reduced 5% VAT?
The reduced rate is for a home used as the buyer's main and permanent residence in Cyprus, under area and price limits. Companies do not qualify. Use the VAT calculator for an estimate and confirm with your lawyer.
Sources: Mondaq – 5% VAT on primary residences 2026 · Cyprus Tax Life – transfer fees · Lawyer.com.cy – stamp duty abolition. Last checked 14 November 2026.