VAT on property in Cyprus
VAT (Value-Added Tax) is a general consumption tax that applies to the distribution of goods and the provision of services. It is charged as a percentage of the price. Land and real estate dealings belong to the supply of services, so they are also subject to VAT.
VAT on property in Cyprus is a tax imposed on the sale of new properties. The VAT rate is 19%.
Legislation
VAT law 95(I)/ 2000 as amended.
Do you pay VAT on a resale property in Cyprus?
No, such transactions are not subjected to VAT, but they are subject to transfer fees.
Read more about other property taxes in Cyprus.
Cyprus reduced VAT rate
There is a reduced VAT rate of 5% to the first 130 sq m of a primary residence, provided three criteria are met. These criteria are:
- the primary residence is up to EUR 350,000 in value;
- the total transaction does not exceed EUR 475,000 in value;
- the total constructed internal areas of the residence do not exceed 190 sq m.
For families with at least four children, the internal area is increased by 15 sq m per additional child beyond three. Individuals with disabilities are allowed the reduced VAT on the first 190 sq m of property. If the total transaction value exceeds €475,000, the standard VAT rate applies to the entire purchase value in both cases.
A reduced VAT rate applies to several other types of transactions, such as the delivery of food, gas, and medicine, the sale of works of art created by the artist, and entry to areas of public education and culture, such as museums, concerts, and cinemas.
Transitional provisions (pre-October 2023 projects)
The criteria above (130 sq m, €350,000, €475,000, 190 sq m) apply to projects where the planning permission application was submitted on or after 1 November 2023. For projects where planning permission was issued or applied for before 31 October 2023, the previous regime applies: the reduced 5% rate covers the first 200 sq m of buildable area, with no value cap.
Under amending Law N. 109(I)/2026 (Official Gazette No. 5089, 24 April 2026), the Tax Commissioner continues to accept declarations under these transitional rules as follows:
- Where a building permit was issued after 1 January 2025, or has not yet been issued by 31 December 2026, declarations are accepted until 31 December 2026.
- Where a building permit was issued by 31 December 2024, the declaration must be submitted by 15 June 2026.
Declarations must be submitted through the Tax For All (TFA) system.
Applying to claim VAT on the property back
To be granted the reduced VAT rate for real estate, you must apply and send supporting documents to the Tax Department (Ministry of Finance).
Required documents
These documents include:
- a copy of your ID card or passport (for foreign nationals),
- a copy of your marriage certificate (if applicable),
- planning and building permits and the applications for them,
- architectural plans confirming the total buildable internal area,
- the contract of sale/construction (as the case may be),
- proof of purchase (down payment receipt, loan agreement, and so on),
- contractor's licence.
Requirements to claim VAT back
- You must be over 18 years of age on the date of application.
- The property must be your principal and primary residence in the Republic.
- Application for planning or building permission for the property must have been submitted after 1 May 2004.
- You must apply before moving into the property or within 12 months from moving into the property, provided you can show that you missed the deadline because of absence from the Republic, illness or another serious reason.
- You must not own any other property you use as a residence; the property for which you claim the reduced VAT will be your primary and private residence.
- If you received a grant under the Special Grant (Purchasing or Building a Home) Law, you will be entitled to the reduced VAT only after 10 years have passed from receiving the grant unless you provide a receipt that you have repaid the grant in whole or in part.
Cyprus reduced VAT rate on other aspects of real property
A reduced VAT rate of 5% applies to certain renovation services: plumbing and electrical work, carpentry, painting, and construction. The property must be considered “older”; at least 3 years have passed since moving into the property.
The materials are included in the reduced VAT provided their value does not exceed 50% of the total cost of the service.