Selling property in Cyprus as a foreigner: 20% on the gain, the 2026 exemptions, the clearance form.
// Short answer
Selling property in Cyprus means 20% capital gains tax on the gain, after lifetime exemptions that rose on 1 January 2026: €150,000 for a main residence and €30,000 for other disposals. The transfer needs a tax clearance certificate. The sale proceeds can leave Cyprus freely; the euro area has no exchange controls.
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
How much tax do you pay on selling property in Cyprus?
Capital gains tax is 20% on the gain from disposing of immovable property in Cyprus. The gain is the sale price less the cost adjusted for inflation and less improvements. The same 20% applies to shares in companies that hold Cyprus property.
From 1 January 2026, shares count as property for this tax if at least 20% of their value (previously 50%) comes from Cyprus immovable property.
Sources
What capital gains exemptions apply in Cyprus from 2026?
Lifetime exemptions from 1 January 2026: €150,000 on a main residence, €50,000 on agricultural land sold by a farmer, and €30,000 on any other disposal, with an overall cap of €150,000. They were raised by the Capital Gains Tax (Amending) (No. 3) Law of 2025.
Anyone who already used the old exemptions can claim the difference. The Tax Department's own example gives an extra €12,914 of general exemption, consistent with a rise from €17,086 to €30,000.
| Lifetime exemption, from 1 January 2026 | Amount |
|---|---|
| Main residence | €150,000 |
| Agricultural land sold by a farmer | €50,000 |
| Any other disposal | €30,000 |
| Overall cap | €150,000 |
Sources
What paperwork does a seller need for the transfer in Cyprus?
The transfer at the District Lands Office needs Form N.270 (declaration of transfer), Form N.313 (tax clearance), and certificates showing municipal taxes, sewerage and water fees are paid. If an undeposited contract is referred to in Form N.313, it must be deposited before the transfer.
Since 2026 the Department of Lands and Surveys also fines a sale contract that is not accompanied by a property search certificate issued within five working days of signing. How the register works: the Cyprus title deed, explained.
Sources
Are there other costs for a seller in Cyprus?
PwC reports an immovable property transfer levy of 0.4% on disposals, paid by the seller, since 22 February 2021 and widened on 18 November 2022. Its legal basis was not confirmed on an official page for this article, so ask your lawyer whether it applies to your sale.
Stamp duty no longer applies to contracts signed from 1 January 2026.
Can a foreigner take the sale money out of Cyprus?
Yes. Cyprus is in the euro area, has no exchange restrictions, and non-residents may freely repatriate proceeds from investments. The capital controls imposed in 2013 were fully removed in April 2015.
The money-in side: transferring money to Cyprus for a property.
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See the $499 report, page by pageFrequently Asked Questions
What is capital gains tax on selling property in Cyprus?
How big is the Cyprus main residence exemption?
What is Form N.313 in Cyprus?
Can I send the sale proceeds home from Cyprus?
Header photo: Liilia Moroz, CC0, via Wikimedia Commons. All credits: image credits.