Cyprus property buying costs: transfer fee or VAT, rarely both.
// Short answer
In Cyprus the big one-off cost depends on whether the property carries VAT. A new build pays VAT, at 19% or 5% on a qualifying primary residence, and no Lands Office transfer fee. A resale pays the transfer fee, at 3%, 5% and 8% by band, halved. Stamp duty was abolished from 1 January 2026.
What an agent can charge, who pays it and how to check their licence: real estate agent fees in Cyprus.
Rules and rates as of September 2026. Bills to tighten the rules for non-EU buyers were before the House of Representatives when this was written, so check the dated items again before you sign. Every figure links to its source.
On this page
What are the one-off costs of buying property in Cyprus?
Either VAT (new builds) or the Lands Office transfer fee (resales), plus legal fees commonly quoted at around 1% to 1.5% plus VAT, and 1% to register a mortgage if you borrow. The non-EU permit has no fee. Rates as of September 2026.
| Cost | Rate or amount | Notes |
|---|---|---|
| Lands Office transfer fee | 3% on the first €85,000; 5% on €85,000.01 to €170,000; 8% above | Paid by the buyer; 50% reduction across all bands; none where VAT was paid |
| VAT on a new build | 19% standard; 5% on a qualifying primary residence | 5% covers the first 130 m², up to €350,000, if the total is no more than €475,000 and 190 m² |
| Stamp duty | Abolished from 1 January 2026 | Documents signed by 31 December 2025 stay under the old rules |
| Mortgage registration | 1% of the amount advanced | Lands Office fee |
| Legal fees | Around 1% to 1.5% plus 19% VAT | Market norm, not regulated |
| Council of Ministers permit | No fee | Non-EU buyers only |
Sources
How are Cyprus transfer fees calculated?
On the sale price, in bands: 3% on the first €85,000, 5% on the part from €85,000.01 to €170,000, and 8% above €170,000, with a 50% reduction across all bands. If the Director of Lands and Surveys judges the declared price too low, the fee is charged on market value instead.
The buyer can object to a market-value assessment, but must pay first. No transfer fee is due at all where VAT was paid on the property.
Sources
Can a foreign buyer get 5% VAT on a new build in Cyprus?
Only for a qualifying primary residence, and eligibility for a non-resident was not confirmed. The 5% rate covers the first 130 m² of buildable area, up to €350,000, when the total price is no more than €475,000 and total area no more than 190 m². Everything else pays 19%.
The buyer applies to the Tax Department for the reduced rate before transfer or possession. If the home stops being used as the residence within 10 years, the VAT difference is payable. A transitional regime (5% on the first 200 m², without the 2023 caps) was extended to 31 December 2026 for certain projects. A buyer who will not live in the property should budget 19%.
Sources
Is there still stamp duty on buying property in Cyprus?
No. Law 239(I)/2025 repealed the Stamp Duty Laws with effect from 1 January 2026. Before that, a property contract paid 0.15% on the part from €5,001 to €170,000 and 0.20% above, capped at €20,000. Documents signed by at least one party by 31 December 2025 stay under the old rules.
Some official checklists still ask for a contract with stamp duty affixed; they predate the abolition.
How much are lawyer and agent fees in Cyprus?
Legal fees are commonly quoted at around 1% to 1.5% of the price plus 19% VAT, as a market norm rather than a regulated fee. Agent commission has no cap, but when nothing is agreed the Real Estate Agents Law sets it at 3% of the price, due when the sale agreement is signed. Agree who pays it and how much before you make an offer.
No law was found that makes a lawyer mandatory, but the UK government advises using an independent, English-speaking lawyer and warns that some lawyers act for both the vendor and the developer.
Sources
// Buying in Cyprus?
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See the $99 report, page by pageWho pays the closing costs in Cyprus, buyer or seller?
The buyer. The Department of Lands and Surveys states that transfer fees are always paid by the transferee, and there are none when VAT was paid on a new build. Stamp duty no longer exists for contracts from 1 January 2026. The seller pays 20% capital gains tax on a gain.
| Cost | Rate | Who pays | Set by |
|---|---|---|---|
| Lands Office transfer fees, resale | 3% to EUR 85,000, 5% to EUR 170,000, 8% above, then halved | Buyer | Law |
| Transfer fees when VAT was paid (new build) | None | No one | Law |
| VAT on a new build | 19%, or 5% for a qualifying main home | Buyer | Law |
| Stamp duty on the contract | Abolished for contracts from 1 Jan 2026 | No one | Law (Law 239(I)/2025) |
| Capital gains tax | 20% of the gain | Seller | Law |
| Agent commission | As agreed; 3% if the contract names no fee | Whoever engaged the agent | Law (Law 71(I)/2010 s.20) |
Agent fees in full: real estate agent fees in Cyprus.
Sources
Frequently Asked Questions
Who pays transfer fees in Cyprus?
Do I pay both VAT and transfer fees on a new build in Cyprus?
What is the standard VAT on new property in Cyprus?
Does the non-EU purchase permit cost anything?
When was stamp duty abolished in Cyprus?
Header photo: Valantis Antoniades, CC BY-SA 3.0, via Wikimedia Commons. All credits: image credits.