Everything you need to know about buying property in Cyprus
This page shows a selected range of properties for sale across Cyprus — houses, villas, apartments, bungalows, new builds and resale homes. Nothing here comes from an automated database feed: this is a portfolio we look after ourselves and check regularly.
You can filter by property type, region, price and number of bedrooms. If you already have a clearer idea of what you are looking for — a house with a pool in Paphos, say, or an apartment in Limassol as an investment — send us your requirements directly. Good properties in sought-after areas are often gone before a new search has even finished.
Houses and villas for sale in Cyprus
Houses, villas and bungalows — to live in, as a holiday home or for retirement. With a garden, a pool and privacy, in locations from Peyia to Coral Bay.
Apartments, studios and penthouses — as a holiday home, an investment or a main residence. Well-kept developments, often furnished, in Paphos, Limassol and Larnaca.
Popular areas to buy in Cyprus
Paphos
Limassol
Polis
Nicosia
Larnaca
Which property suits which purpose?
Living in Cyprus full time
Investment and letting
A holiday home
Retiring in Cyprus
The buying process in Cyprus
1. Reservation deposit (approx. 5–10%)
Once the price has been agreed, a deposit takes the property off the market. It is set against the purchase price later on.
2. Lawyer and due diligence
A licensed Cypriot lawyer checks the title deed, the Land Registry records, the planning and building permits, and any encumbrances. This step is not optional. EU citizens may buy without special permission; buyers from outside the EU — including UK citizens — need a permit from the Council of Ministers, which the lawyer applies for on their behalf.
3. Contract of sale
If the checks are satisfactory, the final contract of sale is drawn up and signed by both parties, with the signatures certified by a lawyer.
4. Registration at the Land Registry (60 days)
The contract must be lodged with the relevant District Land Registry within 60 days. This is what protects the buyer’s rights.
5. Balance of the purchase price
5. Balance of the purchase price
Once all conditions have been met and the necessary clearances obtained, the remaining balance is paid.
6. Transfer of title
Registration at the Land Registry gives the buyer full legal protection. Ownership passes only at this point.
Purchase costs in Cyprus
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| Cost item | Resale property | New build |
|---|---|---|
| VAT | 0% (no VAT) | 19% (standard) or 5%* for a main residence (first 130 m², max. 190 m² total) |
| Land Registry transfer fees | 3% up to €85,000 | 5% up to €170,000 | 8% above (in practice often reduced by 50%) |
0% (not payable where VAT applies) |
| Stamp duty | Abolished (from 2026) | Abolished (from 2026) |
| Legal fees | Approx. 1–2% of the purchase price | Approx. 1–2% of the purchase price |
| Agency commission | Approx. 2–3% – usually paid by the seller | |
| Annual running costs | Municipal rates of approx. 0.024% of the property’s registered value, plus communal charges, electricity, water and, where applicable, pool and garden upkeep | |
* From June 2026, the reduced 5% VAT rate applies only to the first 130 m², up to a total of 190 m², and only for a main residence. All figures are given without guarantee – the rules in force at the time of purchase are what count. Please take advice from a licensed lawyer in Cyprus.
How ABC Cyprus Homes supports you
Clarifying your requirements and budget: We talk through what type of property, which region and what use you have in mind. The clearer your brief, the more precisely we can put suitable properties in front of you.
Shortlist: From what is available, we put together properties that match your brief — not a database dump, but a selection we can justify.
Viewings: We arrange viewings in person or, if you are still planning from abroad, by video. Seeing a property in person almost always gives a far better sense of the location, the condition and the neighbourhood.
Offer and terms: Where there is serious interest, we help you agree the price and terms with the owner or developer.
Legal contact: We recommend instructing an independent lawyer and can put you in touch with one if needed. The choice, of course, remains yours.
Contract and payment: The contract of sale is normally signed at the lawyer’s office. The payment schedule depends on the property — often in stages for new builds and off-plan projects, and usually on completion for a resale.
Handover and aftercare: After the purchase we remain available for the practical questions that follow — moving in, furnishing, local tradespeople or letting.
Why buy with local support?
The big property portals will show you a great many listings, but they will not help you work out which of them actually fit your situation. Whether a property is in the right location, whether the price reflects the market, whether the title and documentation are in order — none of that can be judged reliably from a distance.
We know the locations, we know local price levels, we know which questions to ask before a viewing, and we can show you properties that are not always visible on every portal.
Benefits
In practice, that means:
- You get a targeted shortlist rather than a long, unstructured list of results.
- We arrange viewings, in person or by video, and accompany you to them.
- We give you a realistic local assessment of the location, the condition and the price.
- We support the communication with owners, developers and lawyers.
- After the purchase we remain available for practical questions — from furnishing through to coordinating lettings, if that is what you want.
FAQ