Cyprus is one of the most open and accessible real estate markets in the EU for non-EU citizens. Whether you’re buying a holiday home, applying for permanent residency (PR), or investing in rental property, the process is straightforward—as long as you know the rules.

Here’s your complete 2025 guide on how to buy property in Cyprus as a non-EU citizen.

1. Find a Reputable Real Estate Agent

Work with a licensed agent who specializes in working with foreign buyers. A good agent will:

Understand PR requirements

Offer properties with clean title or PR eligibility

Help you navigate the local market

Tip: Choose someone who speaks your language and understands your goals (PR, investment, holiday home, etc.).

2. Appoint an Independent Lawyer

You must use a licensed Cyprus lawyer to represent your interests.

What they do:

Conduct due diligence (title deeds, zoning, taxes)

Draft and review the sales contract

Submit your application for permission to purchase (required for non-EU buyers)

3. Reserve the Property

Once you select a property, you will:

Sign a Reservation Agreement

Pay a refundable or non-refundable reservation fee (usually €5,000 to €20,000)

This removes the property from the market while legal checks are done.

4. Sign the Sales Agreement & Register with the Land Registry

After legal due diligence is complete:

You and the seller sign the Sales Agreement

Your lawyer registers it with the Cyprus Land Registry

This protects your rights as the legal buyer

5. Make the Payment

The balance is typically paid in stages:

Deposit (e.g. 30%)

Installments during construction (for off-plan)

Final payment before key handover

Bank transfers are the norm. Your lawyer will hold funds in escrow where required.

6. Apply for Council of Ministers Approval

As a non-EU buyer, you must obtain permission to own immovable property in Cyprus.

Filed by your lawyer

Applies per person, per property

Usually approved within 2–4 months

Note: This step runs in parallel with PR application if you’re applying for residency.

Apply for Permanent Residency (PR)

If your property purchase exceeds €300,000 + VAT and meets immigration criteria, you can apply for PR:

Fast-track PR in 2–3 months

Requires proof of income, clean criminal record, and bank deposit

See our full Cyprus PR Guide for step-by-step help.

Additional Costs

Budget For VAT (5% for first-time buyers, 19% otherwise)

Legal fees (€2,000–€3,000 average)

Stamp duty & transfer fees

Furniture & appliance packages (if not turnkey)

PR application fees (if applicable)

Ready to Own Property in Cyprus?

We work with vetted lawyers, developers, and tax advisors to guide non-EU citizens through every step of the buying process.

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