Properties for sale in Cyprus

Property prices in Cyprus

Our site lists 1,237 properties for sale in Cyprus, with prices ranging between €90,000 and €33,000,000.
The median listing property price in Cyprus is €597,000.
The median listing property price/m² is €3,837.
Limassol is the most expensive district in Cyprus, with a median listing property price of €680,000, while Nicosia claims the title of the most affordable area, with a median listing property price of €304,000.

New construction prices

There are 994 newly built homes for sale in Cyprus listed on DevelopersCyprus, and the range in price is between €118,000 and €33,000,000.
The median new development price in Cyprus is €560,000.

Guide to buying property in Cyprus

Can foreigners buy property in Cyprus?

• EU nationals are not restricted from buying property in Cyprus.
• Third-country nationals must apply for permission from the Council of Ministers.
• British nationals fall into the category of third-country nationals after Brexit and require approval.

As of August 2025, the processing time for permission to buy property in Limassol is 30-45 days, while it takes 4-5 months in Paphos. Allocating 1-2 months should be sufficient for Larnaca, Nicosia, and Famagusta.

What is the cost of buying property in Cyprus?

The extra costs of buying property in Cyprus include the following taxes and fees:

• transfer fees: 1.5% to 4% (applies only to resale properties),
• stamp duty: 0.15% to 0.2% (capped at €20,000),
• VAT on property: 5% to 19% (applies only to new construction).

All Cyprus banks offer mortgage deals with average rates of 3.81%. A stable source of income is necessary to get a mortgage.

With the mortgage to buy property, there must be a life insurance contract and one for fire and earthquake insurance (that is, insurance for the structure of the house or building). However, you do not need to have all three contracts with the same people; the bank cannot demand this. You can do the two insurance contracts separately.

Process of buying a property

Reaching an agreement

When you reach an agreement to buy the residential property, make sure that the important points have been clarified. Put all the important points in writing.

These essential points are:

• price;
• method of payment (payment structure);
• location;
• which property is being sold;
• are there any mortgages taken on the property, and can the seller pay them;
• are there title deeds;
• what is the condition of the property;
• when can you move in;
• timeline.

Discuss any extras or repairs that may need to be made to the property. Agree on who will pay for them. Put these issues in writing.

The seller does not have to reveal all details (“no duty of disclosure”). However, if you ask a question, the seller has to answer truthfully. He/she must not use dishonesty to persuade you to sign, and he/she must not put inside contract terms that are inaccurate.

In any of the above situations, if the seller breaches (“breaks”) the contract, you have a claim against him/her. Going to court is expensive and takes a long time in Cyprus; first, you might wish to negotiate with the seller or discuss the matter with a neutral third person who will help with the problem.

The contract of sale

The contract of sale is the central point in the agreement. The lawyer should ensure that the contract is drafted clearly, in a manner that deals with your personal situation and contains the essential points mentioned above.

Please note that it is the buyer’s responsibility to stamp the contract of sale at the Inland Revenue. The stamp duty must be paid within 30 days of the contract's signing.

The buyer or the buyer’s lawyer registers the contract with the Land Registry.

The seller’s lawyer must provide a tax clearance certificate (i.e. show that all the taxes concerning the property have been paid). For more details, see below.

When the property is delivered, the buyer connects the utilities (water, electricity, telephone & etc.).

Filing the contract of sale

Filing the contract of sale with the district lands office is essential in protecting your property.

Transfer through the Land Registry

After signing the contract and paying, the seller and buyer (“the parties”) will transfer the property through the Land Registry in Cyprus. For this, they must appear at the district lands office. If they appear in person, they must have an ID card or another document proving their identity. The parties can carry out the transaction (i.e. the transfer) through their authorised agents, such as their lawyers.

Forms to complete:

• Form N. 270 (declaration of transfer of immovable property), attaching the property's certificate of registration (title).
• Form N. 313, which certifies that all taxes regarding the property have been paid.

The buyer pays the transfer fees to the DLS. There is no transfer fee if VAT has been paid.

Buying property without the title deeds

It is recommended that, before buying property without the title deeds, a buyer should try to find out why title deeds have not been issued.

A Land Registry search, carried out by a lawyer at the Land Registry, will show any mortgages and other useful information about the property.

Although buying without title deeds is not recommended, there is protection for the buyer who buys mortgaged property.

For contracts signed before 12 December 2023, the buyer may repay the existing mortgage and, if the seller does not transfer the title (title deeds), ask the court for a specific performance order against the seller. The effect of this order is to make the seller fulfil their obligations, i.e. transfer the property.

For contracts signed after 12 December 2023, protection is enhanced by an amendment to the Sale of Property (Specific Performance) Law 2011 by Law 132(I)/ 2023.

Under the new rules, the seller should get a search certificate for the property from the Department of Lands and Surveys (DLS). This is a document showing any mortgages. The search certificate will be included in the contract of sale and must not be more than 5 days older than the date of signing the contract.

Then the seller and lender will sign a declaration that if the buyer pays 95% of the mortgage, they will release the property so that the DLS can transfer it to the buyer. If they fail to do that, the DLS will transfer the property anyway, provided the buyer brings a receipt that they have repaid the mortgage.

Strict administrative fines exist for sellers who fail to observe the new rules.

Buying property in Cyprus for residency

In 2025, foreigners can buy a property and get Cyprus permanent residency if:

• The property is valued at least €300,000 plus VAT;
• The applicant has at least €50,000 in annual income from abroad.
• The applicant does not take up any paid work in the Republic.

Foreign nationals can acquire Cyprus citizenship after residing there for 4 to 8 years, depending on their proficiency in the Greek language.

Investing in Cyprus property

According to the RICS Residential Property Price Index for the first quarter of 2025, the rental value is increasing, with offices and apartments being the leading contributors. The surest bet for rental Cyprus property investment is Limassol, with a rental yield of 7%. The second best is Nicosia, with 5%, followed by Larnaca and Paphos, with 4% for both. Overall, the rental yield in Cyprus is 5.39% for apartments, 2.99% for houses, and 5.59% for offices (RICS Residential Property Price Index 2025Q1).