Purchase costs

Stage
Loan terms

Summary

price incl. VAT
own funds at contract signing
own funds in total
monthly payment
total including mortgage

What the total is made of

Mortgage

If the home stops being your main residence within 10 years

Payment schedule during construction

own fundsbank

Title deed and Land Registry

  • Before the deposit, a lawyer checks the developer's plot at the Land Registry: owner, bank mortgages on the plot, encumbrances. The main risk is the developer's mortgage on the plot: until it is lifted, no title deed will be issued.
  • The signed sale contract is deposited at the Land Registry under the Specific Performance Law. This protects you against the apartment being sold twice and against new encumbrances. Deposit the contract right after signing; check the deadline and fee with your lawyer.
  • New build: the title deed is issued after the certificate of final approval and the division of the building into units, often 1–3 years after handover. Until then you are the owner under the contract.
  • Transfer fees are not payable if VAT was paid on the purchase4.
  • 5% VAT: apply to the Tax Department before paying, otherwise you pay 19% and claim the difference back later (check the procedure with your lawyer). Within 6 months of receiving the keys you must prove residence with utility bills1.
Sources, checked 28 October 2026. Anything we could not confirm with a primary source is marked “estimate”.
  1. 5% VAT under Law 42(I)/2023: 5% on the first 130 m² if the total area is at most 190 m² and the price is at most €475,000, otherwise 19% on everything; the part for the first 130 m²: up to €350,000. Mondaq / Patrikios: changes to immovable property reduced VAT rate of 5%; Andersen: Primary Residence – VAT update. Sources interpret the €350,000 limit differently; check with your lawyer.
  2. Clawback: if the home stops being your main residence within 10 years, you must notify the Tax Department within 30 days and pay the 19% − 5% difference pro rata for the remaining years (since 2023; previously the whole relief was repaid). Mondaq (same); Dr. Werner: buying property Cyprus VAT rules (example: after 3 years → 7/10 of the difference). Calculation by whole years is approximate: the sources give no monthly method.
  3. The old regime (5% on 200 m²) is not considered, only the 2023 regime.
  4. Transfer fees: not payable if the purchase is subject to VAT; mortgage registration 1%. PwC Worldwide Tax Summaries, Cyprus, Other taxes (updated 4 August 2026): taxsummaries.pwc.com.
  5. Mortgage registration: 1% of the mortgage amount according to the Department of Lands and Surveys (DLS), “Mortgage” form (Υποθήκη): portal.dls.moi.gov.cy. PwC's summary says “1% of market value”; we follow the Land Registry.
  6. Stamp duty was abolished from 1 January 2026 by Law 239(I)/2025 for documents signed after that date. Registrar of Companies: Repeal of the Stamp Duties Laws, Law 239(I)/2025; KPMG: Cyprus: Repeal of stamp duty laws. The old rates (0 up to €5,000, 0.15% up to €170,000, 0.2% above, capped at €20,000) apply only to contracts signed before 2026.
  7. Lawyer 1% + VAT, bank fee 0.5%, property valuation €350, rate 4%, down payment 20%, schedule stages: typical market values, not verified with a primary source (estimate). Prices in the calculation come from the input fields, not from the listing.