Buying Property in Cyprus as a Foreigner: Guide for UK Expats

Have you ever dreamed of owning a home in the Mediterranean? With its stunning coastline, rich culture, and laid-back lifestyle, Cyprus has become a prime destination not just for holidays, but for property investment too. Whether you’re looking for a permanent move or a holiday retreat, this guide will walk you through everything you need to know about buying property in Cyprus as a UK expat.

We’ll cover the latest market trends, popular locations, and what to expect legally and financially when purchasing property as a foreigner. From securing permits to working with local professionals and understanding the buying process, this guide is designed to simplify each step and help you avoid common mistakes.

Whether you’re drawn to a seaside villa, a mountain escape, or a city apartment, you’ll find practical advice here to help with buying a property in Cyprus as a foreigner.

Can Foreigners Buy Property in Cyprus?

UK expats can still buy property in Cyprus; however, since Brexit, they are now treated as non-EU nationals, which means they are subject to different rules and requirements than they were prior to 2020. In 2025, UK citizens can own one property in Cyprus. This can be a house, apartment, or a plot of land up to 4,014 m². 

For EU citizens who live in Cyprus, they can buy as many properties as they wish, just like Cypriot citizens. However, if you’re an EU citizen not residing in Cyprus, the total area of all your properties should not exceed 4,014 square meters. This limitation, though, is quite generous and should accommodate most buyers’ needs.

Impact of Brexit on Buying Property in Cyprus

The UK’s exit from the European Union has brought about some changes in the property buying process for UK nationals in Cyprus. While these changes do not drastically affect the viability of buying property in Cyprus, they do present some additional considerations to keep in mind.

Limitations on Stay Duration

It’s important to note that following Brexit, UK nationals can only stay in Cyprus for a total of 90 days within any 180-day period without a visa. If you’re planning to stay longer, you will need to apply for a visa. This is an important factor to consider if you’re thinking about buying a property in Cyprus and intend to spend significant time there.

Changes in the Property Purchase Process

One significant change that has occurred post-Brexit is in the property purchase process itself. UK nationals must now apply to the Council of Ministers for permission to purchase a property. The title deeds for the property won’t be transferred to you until this permission is granted.

Cyprus Property Market: A 2025 Overview

The Cypriot real estate market in 2025 continues its steady growth, driven by strong demand from both local and international buyers. While prices have risen moderately, Cyprus remains more affordable than many Western European countries, offering attractive opportunities for investors and expatriates.

The property market in Cyprus is as diverse as the island’s terrain. From the bustling city centres of Nicosia and Limassol to the serene countryside of Paphos and Larnaca, Cyprus offers a range of options for prospective buyers. Over the past decade, the Cypriot property market has shown resilience and adaptability, navigating through economic crises and attracting international investors.

Despite economic fluctuations, the real estate sector in Cyprus remains an attractive investment avenue. ​In 2025, Cyprus continues to offer a robust Permanent Residency by Investment program, commonly referred to as the Cyprus Golden Visa, which remains a popular route for non-EU nationals seeking residency in the European Union.​

The average house price in Cyprus is €316,000 (£270,000), which is only slightly lower than the UK’s at £282,000. Here are some average prices for a range of property types and locations in Cyprus:

• Apartments: Starting from €250,000​
• Houses: Around €316,000​
• Villas: Approximately €450,000​
• Coastal Properties: Ranging between €700,000 and €900,000 

Limassol:

• Apartments: Average price of €558,230 
• Houses: Average price of €695,994 

Nicosia:

• Apartments: Average price of €198,421
• Houses: Average price of €309,440

 Larnaca:

• Apartments: Average price of €196,600
• Houses: Average price of €336,928​

Paphos:

• Apartments: Average price of €332,621
• Houses: Average price of €615,491

 Famagusta:

• Apartments: Average price of €229,094
• Houses: Average price of €332,414

The Buying Process – How to Buy a House in Cyprus as a Foreigner

Now that we have a clear understanding of the market and the legal framework, let’s walk through the process of buying a house in Cyprus. From identifying the right property to closing the deal, each step is crucial in shaping your buying experience.

1. Get a Property Purchase Permit in Cyprus

Regardless of your citizenship status, if you’re a foreign buyer, you must obtain a permit to register the property under your name. This permit is issued by the Council of Ministers. While waiting for the permit, which can take up to a year, the contract of sale can be signed, and the property can be used by the buyer.

The application for the permit must include details about the property and the buyer, a copy of the contract of sale, a bank reference letter, a clean criminal record certificate, and other relevant documents. It’s a good idea to engage a local lawyer to help you through this process.

2. Decide the Type of Property

A big part of your buying journey is identifying the right property that aligns with your needs, preferences, and budget. This process involves researching online property portals, engaging with local real estate agencies, and even visiting Cyprus to view properties. Always remember to keep in mind the key market trends and prime locations we discussed earlier.

Researching Online Property Portals

The internet has made property search easier and more convenient than ever. A number of online property portals offer extensive listings of properties for sale in Cyprus. These platforms allow you to filter properties based on your preferences for location, type, price range, and more. Here are a few reliable online property portals that you might find helpful:

1. Rightmove: Rightmove Overseas is one of the UK’s leading property portals, and it offers a wide selection of properties in Cyprus.
2. Zoopla: Another UK-based property portal, Zoopla also lists a number of properties in various parts of Cyprus.
3. A Place in the Sun: This platform is dedicated to overseas properties and has numerous listings in Cyprus.
4. BuySell Cyprus: As a Cyprus-based property portal, BuySell Cyprus offers a local perspective and a wide range of properties across the island.

Engaging Local Real Estate Agencies

While online research is a great starting point, nothing beats the personal touch and local expertise of a real estate agency. A local agent can provide valuable insights into the property and the neighbourhood, help you identify potential issues that you might overlook, and assist in price negotiations. Consider reaching out to reputable real estate agencies in Cyprus for personalised assistance.

Visiting Cyprus

If circumstances allow, consider visiting Cyprus to view properties. This allows you to get a feel of the different neighbourhoods, visit potential properties, and even meet with real estate agents and legal advisors. This first-hand experience can provide invaluable insights that can guide your property buying decision.

Remember, identifying the right property is a crucial step that sets the tone for your entire property buying journey. Take your time, do your research, and consider engaging professionals to assist you in this process. The goal is to find a property that not only fits your budget but also suits your lifestyle and meets your long-term expectations.

3. Talk to a Professional

Once you’ve identified potential properties, it’s advisable to speak to professionals to assist you. A local real estate agent can provide valuable insights into the property and the neighbourhood. They can also aid in price negotiations.

It’s also crucial to hire a lawyer who specialises in Cypriot property law. They can guide you through the legalities, assist in obtaining the property purchase permit, and ensure that the property is free from any liens or encumbrances.

4. Signing the Contract of Sale

After you’ve decided on a property and agreed on a price with the seller, the next step is to sign the Contract of Sale. This contract outlines the terms and conditions of the sale, including the price, payment terms, and details of the property. It’s crucial to have your lawyer review this contract before signing it.

Once the contract is signed by both parties, it needs to be stamped and registered at the Land Registry within 60 days. This step secures your rights as a buyer and prevents the seller from transferring the property to someone else.

5. Securing Financing

While securing financing is a parallel process, it becomes crucial at this stage. Once the contract is signed, you’ll need to make the payment as per the agreed terms. Whether you’re paying outright or taking a mortgage, ensure that your finances are in place.

6. Transfer of Ownership

After the Contract of Sale is registered and the payment is made, the final step is the transfer of ownership. This happens at the Land Registry Office. Once the Council of Ministers’ permit is obtained, the title deeds can be transferred to the buyer’s name, and the process is complete.

Notice how this buying process ties back to the legal framework we discussed earlier. Understanding the legalities equips you to navigate this process more effectively.

To understand this process in more detail, consider consulting with real estate agencies in Cyprus or reading testimonials from foreign buyers who’ve gone through this process.

Financing Your Property Purchase in Cyprus

After finding your dream property and understanding the buying process, the next crucial step is figuring out how to finance your purchase. Whether you’re planning to buy the property outright or secure a mortgage, understanding your financing options can help ensure a smooth and successful purchase.

Purchasing Outright

If you have sufficient funds to cover the entire cost of the property, purchasing outright can be an attractive option. This method simplifies the buying process and can often give you a stronger negotiating position. However, it’s important to remember that buying a property involves more than just the purchase price. You’ll also need to budget for additional costs such as stamp duty, legal fees, and any necessary renovations or repairs. Always ensure you have a comprehensive understanding of all costs involved before deciding to purchase outright.

Securing a Mortgage in Cyprus

If you’re considering financing your property purchase through a mortgage, you’ll be glad to know that many Cypriot banks offer mortgage loans to foreign buyers. These banks typically lend up to 70% of the property’s value for a period of up to 15-20 years, depending on the buyer’s age.

Interest rates on these mortgages can be variable or fixed, depending on the bank’s offerings and the buyer’s preference. The average interest rate for a mortgage in Cyprus is approximately 4.5%.

To secure a mortgage in Cyprus, you’ll need to provide evidence of your income, a record of your existing financial obligations, and proof of a clean credit history. Some banks may also require a valuation of the property by a licensed property valuer.

International Mortgages

Another option is to secure a mortgage from an international bank or a bank in your home country. This can be a good option if you have a strong relationship with your home bank or if they offer more attractive interest rates or terms. However, keep in mind that international mortgages can be more complex due to differences in property laws and banking regulations.

Remember, the method of financing your purchase plays a significant role in your property buying journey. It influences your budget, the buying process, and even your negotiation strategy.

For a more detailed understanding of your financing options, consider consulting with financial advisors or mortgage brokers experienced in the Cyprus property market. You may also want to check the websites of major Cypriot banks for information on their mortgage offerings.

Costs of Buying a Property in Cyprus

In addition to the property’s purchase price, there are several other costs associated with buying a house in Cyprus. It’s important to factor these into your budget to avoid any surprises down the line. Let’s explore these costs in more detail.

Transfer Fees in the Republic of Cyprus

Transfer fees are paid to the Department of Lands and Surveys to register the property in the buyer’s name. The fee is calculated based on the property’s market value at the time of purchase. The rates are as follows:

• 3% for the first €85,000
• 5% for the next €85,000
• 8% for any amount above €170,000

It’s important to note that if the property is in joint names (e.g., a couple), the value is split into two, effectively doubling the thresholds and reducing the transfer fee.

Transfer Fees in the Turkish Republic of Northern Cyprus (TRNC)

Foreigners, excluding Turkish citizens, are now required to pay a 12% transfer tax to have the title deeds transferred into their names. This payment applies whether it’s the first purchase or not. Recent updates require foreigners to pay half of the 12% transfer fee upon registering a contract of sale with the Land Registry. 

The remaining half is payable upon transfer of the title deed. If the contract is cancelled before the title deed is transferred, the initial 6% transfer fee paid upon registration is non-refundable.

The transfer tax is calculated based on the sale price stipulated in the contract of sale or the property value determined by the Land Registry, whichever is higher.

Stamp Duty

Stamp duty is a one-time tax paid on the purchase contract. The rate is €1.50 for every €1,000 for the first €170,000 of the contract value, and €2.00 for every €1,000 above that amount. The stamp duty must be paid within 30 days of signing the contract.

Legal Fees

Legal fees can vary depending on the complexity of the purchase and the lawyer’s pricing structure. On average, you can expect to pay between €1,000 and €2,000 for legal assistance with your property purchase in Cyprus.

VAT (Value Added Tax)

New properties are subject to VAT at the rate of 19%. However, if the property is being used as a primary residence and meets certain criteria, it may be eligible for a reduced VAT rate of 5%.

Property Taxes

There is only one type of annual property tax in Cyprus: the Local Authority Tax. The Local Authority Tax ranges from €85 to €500 per year, depending on the size of the property.

As you can see, the costs associated with buying a property in Cyprus go beyond the initial purchase price. By understanding these costs, you can better plan your financing strategy and negotiate your property purchase.

Common Challenges of Buying a House in Cyprus and How to Overcome Them

While buying a property in Cyprus is an exciting venture, it’s not without its challenges. As a foreign buyer, you may encounter certain obstacles that you wouldn’t typically face in your home country. But don’t worry, with the right knowledge and preparation, these hurdles can be easily overcome.

Language Barrier

The first challenge many foreign buyers face is the language barrier. While English is widely spoken in Cyprus, particularly in the real estate sector, you may come across legal documents or technical terms that are only available in Greek.

Engaging a local lawyer fluent in both English and Greek can be invaluable. They can translate and explain any complex legal documents, ensuring you fully understand everything before signing.

Understanding Local Laws and Regulations

Cyprus has its unique laws and regulations concerning property purchase and ownership. Misunderstanding or unawareness of these laws can lead to delays or unexpected costs.

Employ a lawyer experienced in Cypriot property law to guide you through the process. They can ensure that you comply with all legal requirements and avoid potential pitfalls.

Finding Reliable Real Estate Professionals

Finding reliable and trustworthy real estate agents and other professionals can sometimes be challenging. Untrustworthy agents might inflate prices or fail to disclose important information about the property.

Do thorough research before engaging any professional. Look for recommendations, read online reviews, and check their accreditation with professional bodies such as the Cyprus Real Estate Agents Association.

Potential Title Deed Issues

In some cases, foreign buyers have encountered issues with obtaining the title deed to their property. This usually occurs when a property developer has used the property as collateral for a loan.

Again, a good lawyer can assist with this. They will conduct due diligence to ensure there are no existing loans or liens against the property and that the title deed will be transferred to you upon purchase.

For more first-hand experiences and advice on overcoming these challenges, consider reading forums or blogs written by foreign buyers who have purchased property in Cyprus. Websites like Expat.com and Cyprus-Forum.com can provide valuable insights.

Conclusion

We’ve explored the various financing options and highlighted the extra costs that come with buying a property. We delved into the common challenges that foreign buyers might face and offered practical solutions to overcome them. With each of these aspects, we’ve aimed to equip you with the information you need to make an informed decision.

Embarking on the journey of buying a property in a foreign land like Cyprus can feel like a daunting task. Yet, with the right knowledge and resources, it can turn into an exciting adventure and a rewarding investment. In this article, we’ve navigated through the vibrant property market of Cyprus, discovered the legal requirements for foreign buyers, and outlined the step-by-step buying process.

Cyprus, with its warm climate, welcoming culture, and promising real estate market, offers a unique opportunity for property investment. Whether you’re looking for a holiday home, a permanent residence, or a rental investment, Cyprus has something to offer everyone.

Remember, the key to a smooth property buying experience is understanding the process, seeking expert advice, and doing your due diligence. Don’t shy away from asking questions, double-checking information, and investing time in research. By doing so, you can avoid common pitfalls and ensure a successful property purchase.

As your next step, consider reaching out to real estate professionals in Cyprus, exploring financing options, or even planning a visit to get a firsthand feel of the beautiful island and its property market.

Remember, buying a property is not just a financial decision but a lifestyle one. So, take your time, do your homework, and most importantly, enjoy the process. Good luck on your property buying journey in Cyprus!

Your Next Step: Making the Move to Cyprus

Now that you’re well-versed with the ins and outs of buying a property in Cyprus, you might be thinking about the next big step – moving. That’s where we come in. We specialise in international removals to Cyprus, ensuring a seamless transition from the UK to your new home in the sunny Mediterranean.

We understand that moving to a new country can be a complex process, but with our expertise, we strive to make it as smooth as possible. Our services are designed with your needs in mind – faster shipping to get your belongings to you quickly and safer packing to ensure everything arrives in perfect condition.

So, why not get a head start on planning your move? Get a quote here on our website today or get in touch with our team. We’re here to answer any questions and help you every step of the way as you embark on this exciting new chapter of your life in Cyprus.

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Disclaimer: The information provided in this blog is intended for general informational purposes only. It should not be considered as professional advice or relied upon as the sole basis for making financial or real estate decisions. The process of buying a house involves various legal, financial, and market factors that may vary depending on your specific location and circumstances. It is essential to conduct thorough research, seek advice from qualified professionals such as real estate agents, mortgage brokers, and lawyers, and consider your personal financial situation before making any decisions related to buying a house. The author and the website shall not be held responsible for any losses, damages, or inconveniences incurred as a result of the use or reliance on the information provided in this blog. Always exercise due diligence and make informed decisions when it comes to purchasing a property.