August 25, 2026

VAT can significantly affect the final cost of buying property in Cyprus. The applicable rate depends mainly on whether the property is new or resale, how it will be used and whether the buyer qualifies for the reduced 5% rate.

Understanding the VAT position before signing a sale agreement is essential for setting an accurate purchase budget.

VAT on New Properties

The standard VAT rate in Cyprus is 19% and generally applies to the first sale of a newly constructed property.

The standard rate will normally apply when the property is purchased:

• As an investment or rental property.
• As a holiday or secondary residence.
• Through a company or other legal entity.
• Without meeting the requirements for the reduced rate.
• Above the maximum value or area limits of the reduced-rate scheme.

For example, a new property priced at €300,000 and subject to the standard rate would carry VAT of €57,000.

When Can the Reduced 5% Rate Apply?

An individual purchasing or constructing a new property for use as their main and permanent residence in Cyprus may apply for the reduced VAT rate of 5%.

Under the current framework, the 5% rate applies to:

• The first 130 square metres of the residence.
• A qualifying value of up to €350,000.

To remain eligible, the property must not exceed:

• A total buildable residential area of 190 square metres.
• A total transaction value of €475,000.

Where the property remains within these overall limits but exceeds 130 square metres or €350,000, the qualifying portion may be taxed at 5% and the remaining portion at 19%.

If the total area exceeds 190 square metres or the value exceeds €475,000, the reduced rate will generally not apply.

The calculation is based on the legally recognised buildable residential area and not necessarily the total covered area displayed in a property advertisement. Architectural plans and the relevant permits should therefore be examined before eligibility is confirmed.

Who May Qualify?

The reduced rate is available to qualifying individuals, including Cypriot, EU and non-EU nationals, provided that the property will genuinely be used as their main and permanent residence in Cyprus.

The reduced rate does not normally apply to:

• Companies or other legal entities.
• Properties purchased exclusively for rental income.
• Holiday homes.
• Secondary residences.
• Properties acquired solely as investments.

The buyer must submit the relevant application and receive approval from the Cyprus Tax Department. This should normally be completed before taking possession or beginning to use the property.

The Ten-Year Residence Requirement

A buyer benefiting from the reduced 5% rate must use the property as their main residence for a period of ten years.

If the property is sold, rented or stops being used as the buyer’s main residence before the ten-year period expires, the Tax Department must generally be notified within 30 days.

Part of the VAT benefit may then need to be repaid, calculated according to the remaining years of the ten-year period.

This does not necessarily prevent the property from being sold earlier, but the potential VAT repayment should be calculated before any decision is made.

What Applies to Resale Properties?

Residential resale properties are generally not subject to VAT. Instead, the buyer may be required to pay Land Registry transfer fees when ownership is transferred.

Therefore:

• New property: Usually subject to VAT at 19% or, where approved, the reduced 5% rate.
• Resale property: Generally no VAT, but transfer fees may apply.

The correct treatment depends on the legal and tax status of the specific transaction.

What About Building Land?

The sale of building land may be subject to VAT at 19% when the seller is acting in the course of an economic activity.

Private land transactions may be treated differently. The status of the seller, the land and the intended transaction should be reviewed by a qualified tax adviser.

Transitional Arrangements

Certain developments may remain eligible under earlier VAT provisions, depending on factors such as the date on which the planning permit application was submitted and whether the relevant transitional conditions have been satisfied.

Buyers should not assume that every property follows the same calculation. The developer, lawyer and tax adviser should confirm which VAT framework applies to the particular development.

Confirm the VAT Before Reserving a Property

Before placing a reservation deposit or signing a sale agreement, buyers should confirm:

• Whether the property is subject to VAT.
• Whether the quoted price includes or excludes VAT.
• Whether the purchase qualifies for the reduced 5% rate.
• Which area is used for the VAT calculation.
• Whether the development falls under transitional provisions.
• The potential VAT consequences of selling or renting the property later.

NESTIS Living can help buyers identify suitable new and resale properties, understand the advertised pricing and coordinate with their appointed legal and tax advisers before proceeding with a purchase.

Contact NESTIS Living to explore properties based on your location, budget and intended use.

Disclaimer: This article is provided for general information only and does not constitute legal or tax advice. VAT treatment depends on the property, buyer, intended use and transaction structure. Buyers should obtain confirmation from the Cyprus Tax Department and qualified professional advisers before entering into any agreement.

The Cyprus Permanent Residency Programme offers non-EU nationals the opportunity to obtain permanent residence through a qualifying investment.

It is an attractive option for investors and families seeking long-term security, a Mediterranean lifestyle and a base in an EU Member State, without being required to live permanently in Cyprus.

Key Benefits

• Permanent residence for the successful applicant and eligible family members.
• No requirement to reside permanently in Cyprus.
• Applicants must visit Cyprus at least once every two years.
• Access to high-quality private healthcare and education.
• A structured application procedure for qualifying investors.
• The opportunity to combine residency planning with property investment.

Permanent residency does not automatically provide Cyprus tax residency or an unrestricted right to work in Cyprus. These matters should be reviewed separately with qualified legal and tax advisers.

Main Eligibility Requirements

To qualify, the principal applicant must generally meet the following requirements:

• Make a qualifying investment of at least €300,000, plus VAT where applicable.
• Demonstrate a secure annual income of at least €50,000.
• Provide an additional €15,000 of annual income for a spouse and €10,000 for each dependent child.
• Provide a clean criminal record certificate.
• Maintain appropriate health insurance.
• Demonstrate that the investment funds originate from lawful sources.

Which Family Members Can Be Included?

The application may include:

• The applicant’s spouse.
• Dependent children under the age of 18.
• Unmarried children between 18 and 25 who are students and financially dependent.
• Children with disabilities, subject to the applicable conditions.

Each application is assessed individually, and additional supporting documents may be required.

Which Property Investments Qualify?

The most popular route is the purchase of new residential property with a minimum value of €300,000, excluding VAT.

The property must generally be purchased directly from a development company and can include a new apartment, penthouse or villa. Resale residential properties do not normally qualify under this investment category.

Other eligible investment categories may include commercial real estate, qualifying Cyprus companies and approved investment funds.

Application Process

The process generally includes the following steps:

1. Select a qualifying investment.
2. Complete the required legal and property checks.
3. Sign and deposit the sale agreement with the Cyprus Land Registry.
4. Provide evidence of payment, income and source of funds.
5. Prepare the required personal and family documents.
6. Submit the application to the competent Cyprus authorities.
7. Complete the required biometric registration following approval.

Processing times may vary depending on the application and the supporting documentation submitted.

Maintaining Permanent Residency

To maintain the permit, applicants must continue to meet the programme’s requirements, including:

• Keeping the qualifying investment or replacing it with another eligible investment.
• Maintaining the required annual income.
• Holding valid health insurance where applicable.
• Visiting Cyprus at least once every two years.
• Renewing the physical residence card when required.

Find a Qualifying Property with NESTIS Living

Choosing the right property is an important part of both the residency application and the investment itself.

NESTIS Living provides access to a wide selection of new apartments, penthouses and villas across Cyprus. We help buyers compare suitable properties, locations, prices, VAT considerations and delivery timelines while coordinating with their appointed legal and immigration advisers.

Contact NESTIS Living to explore properties that may qualify for the Cyprus Permanent Residency Programme.

Disclaimer: This article is intended for general information only and does not constitute legal, immigration, tax or investment advice. Programme requirements may change. Applicants should obtain professional advice and confirm the latest criteria with the competent Cyprus authorities before proceeding.