# Cyprus Property Report: full text > Official market data, buying guides and investor rules for Cyprus property. Independent information publisher, not an estate agent. Short map: https://cypruspropertyreport.com/llms.txt. Machine-readable data: https://cypruspropertyreport.com/data. Generated 29 October 2026. 25 pages. Cite as: Cyprus Property Report, , , reviewed . --- # Living in Limassol: an area guide Canonical: https://cypruspropertyreport.com/areas/living-in-limassol Type: area. Reviewed: 29 October 2026. Next review: 10 September 2027. > Limassol district runs from the south coast to the Troodos slopes. The Central Bank index for the district rose 7.8% in the year to Q2 2026, and 4,860 contracts of sale were deposited there in January to September 2026. ## Limassol at a glance Limassol district occupies the centre of the south coast of Cyprus and reaches inland to the southern slopes of the Troodos range. The city is spread along the shore, from the old port and the medieval castle in the west to the eastern suburbs and the tourist strip beyond them. A seafront promenade, the *Molos*, links the old town to the marina. West of the city the Akrotiri peninsula carries a salt lake and the Akrotiri Sovereign Base Area, which is administered by the United Kingdom rather than by the Republic. Past it lie the Episkopi valley and the archaeological site at Kourion. Inland, the land rises through Erimi and Kolossi to the wine villages and then to the mountain villages around Platres. The city has a commercial port and a cruise terminal, and the Cyprus University of Technology has its campus in the old town. Greek is the everyday language of administration and schooling; English is used in business. ## The neighbourhoods, and what each is like to live in - Old town and Molos: dense, walkable streets around the castle and the old port, with the university, the courts and the municipal market. Mostly older low-rise blocks and restored townhouses. - Neapolis and Agios Nikolaos: the stretch between the old town and the eastern suburbs, near the marina and the seafront. - Mesa Geitonia, Agios Athanasios, Kato Polemidia and Ypsonas: inland residential suburbs on the slope behind the city, each with its own local authority, schools and shopping. Detached houses and low blocks are the usual stock. - Germasogeia, Potamos Germasogeias and Agios Tychonas: the eastern coastal belt, with tourist accommodation on the shore, then older village cores and hillside housing behind it, and the Germasogeia dam above. - Zakaki and the western approach: near the new port and the stadium, with retail and light industry alongside housing. - Eastern coastal villages: Parekklisia, Pyrgos, Moni and Monagroulli, separated from the city by open land, on the road towards Larnaca. - Wine villages, the *Krasochoria*: Omodos, Koilani, Vasa, Arsos, Lofou and Vouni, stone-built settlements in the vine-growing hills above the coastal plain. - Mountain villages: Platres, Pera Pedi, Agros and the settlements on the southern Troodos slopes, cooler in summer and reached on mountain roads. Which of these suits a household depends on commuting distance, school choice and the type of building involved. This page does not rank them. ## Getting around: roads, buses and the airports Motorways link Limassol with Nicosia, Paphos and Larnaca. Driving is on the left. Urban bus routes cover the city and the suburbs, and intercity coaches connect Limassol with the other district capitals; timetables are published on the government transport portal. Two international airports serve the district: Larnaca International Airport (Glafcos Clerides) to the east and Paphos International Airport to the west. Both are reached by motorway. ## Schools, healthcare and everyday services State schools teach in Greek and follow the national curriculum set by the Ministry of Education, Sport and Youth. Private schools in Limassol teach in English, Russian and other languages and follow foreign curricula; each school sets its own fees and admissions rules. For higher education the district has the public Cyprus University of Technology and several private institutions. Healthcare runs mainly through the General Healthcare System (*GESY*), the national health system that beneficiaries join by registering with a personal doctor. Limassol General Hospital is the district's public hospital, and private hospitals and clinics also operate in the city. For property matters, the Limassol District Lands Office is where contracts of sale are deposited and transfers are registered. The local authority for the address, a municipality or a community council, handles planning permits, water and refuse charges. ## What the official data says about Limassol prices Two official series describe the Limassol market, and neither of them is an average price for a home. The Central Bank of Cyprus publishes a Residential Property Price Index (RPPI) for each district, built from bank valuation data. The Department of Lands and Surveys publishes the number of contracts of sale deposited at each district land office each month. The Central Bank index for residential property in the Limassol district stood at 128.54 in Q2 2026, against 119.27 in Q2 2025, on a base of the first quarter of 2010 = 100.[2] That is a rise of 7.8% year on year (derived: 128.54 divided by 119.27, minus 1).[2] The Central Bank published the Q2 2026 index on 24 September 2026.[1] Data: https://cypruspropertyreport.com/api/series/cbc_rppi/limassol?format=json&from=2010-Q1 (CSV without the format parameter). The Department of Lands and Surveys recorded 506 contracts of sale deposited at the Limassol district office in September 2026.[3] Adding the monthly figures gives 4,860 for January to September 2026, against 4,156 in the same nine months of 2025.[3] The whole of 2025 came to 5,563 (derived: sum of the monthly DLS district figures in the 2024–2025 table).[4] The same sum for 2020 is 2,480.[5] Data: https://cypruspropertyreport.com/api/series/dls_contracts_of_sale/limassol?format=json&from=2019-01 (CSV without the format parameter). A contract of sale is deposited when buyer and seller sign, which can be years before a transfer is registered, so the count measures activity rather than completed changes of ownership. The district figures are set out on [Limassol contracts of sale](/contracts-of-sale-limassol), and the index series for Cyprus and its districts on [Cyprus house price index](/residential-property-price-index). ## Practical points to check before you commit - Whether a separate title deed has been issued for the specific unit, and whose name is on it. - The planning zone and building coefficient that apply to the plot, from the local authority and the District Lands Office. - Whether the land sits inside the Akrotiri Sovereign Base Area, where the planning and administrative rules are not those of the Republic. - Common expenses, management arrangements and the condition of shared installations in a block. - The registration of anyone acting as an estate agent. Only a person on the register of the Real Estate Agents Registration Council may act as one, and that register is public.[6] - Water, sewerage and refuse charges, which are set by the municipality or community council and differ across the district. ## Questions readers ask **Does Limassol have its own airport?** No. The district is served by Larnaca International Airport (Glafcos Clerides) to the east and Paphos International Airport to the west, both reached by motorway. **Which official figures cover Limassol property prices?** The Central Bank of Cyprus Residential Property Price Index for the Limassol district, and the monthly count of contracts of sale deposited at the Limassol district land office published by the Department of Lands and Surveys. Neither is an average price for a home. **How much did the Limassol index move in the year to Q2 2026?** The Central Bank index for Limassol residential property was 128.54 in Q2 2026 against 119.27 in Q2 2025, a rise of 7.8% year on year, on a base of the first quarter of 2010 = 100. **Are the wine villages part of Limassol district?** Yes. The Krasochoria, the wine villages on the southern slopes of the Troodos range, fall inside Limassol district, as do the mountain villages around Platres. **What is the Akrotiri Sovereign Base Area?** It is an area on the peninsula west of the city administered by the United Kingdom rather than by the Republic of Cyprus. Land and planning rules there differ from those in the rest of the district. ## Sources for this page 1. Residential Property Price Indices (Central Bank of Cyprus, read 29 October 2026): https://www.centralbank.cy/en/publications/residential-property-price-indices 2. Data series, Residential Property Price Index, 2026 Q2 (Central Bank of Cyprus, read 29 October 2026): https://www.centralbank.cy/images/media/redirectfile/RPPI/2026Q2/Data_RPPI_2026Q2_EN.xls 3. Contracts of Sale 2025-2026 (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Contracts-of-Sale-2025-2026.pdf 4. Contracts of Sale 2024-2025 (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Contracts-of-Sale-2024-2025.pdf 5. Contracts of Sale 2019-2020 (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Contracts-of-Sale-2019-2020.pdf 6. The Real Estate Agents Law of 2010 (Law 71(I)/2010), consolidated text (CyLaw (Cyprus Bar Association), read 29 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/2010_1_71/full.html --- # Living in Paphos: an area guide Canonical: https://cypruspropertyreport.com/areas/living-in-paphos Type: area. Reviewed: 29 October 2026. Next review: 10 September 2027. > Paphos is the westernmost district of Cyprus. The Central Bank index for the district rose 9.6% in the year to Q2 2026, and 2,999 contracts of sale were deposited there in January to September 2026. ## Paphos at a glance Paphos district covers the western end of the island, from the Akamas peninsula in the north-west round to the coast east of Geroskipou. The town has two parts. Kato Paphos, the lower town, sits on the shore around the harbour, the medieval fort and the archaeological park. Ktima, the upper town, stands on the ridge above it and holds the municipal market, the district administration and the older residential streets. Away from the town the district divides into three bands: the coastal strip north and south of Paphos, the belt of villages on the first rise behind it, and the higher villages on the western slopes of the Troodos range. To the north, past Peyia and Coral Bay, the Akamas peninsula is a state forest and a protected area, so building there is tightly limited. The north coast, reached over the hills, centres on Polis Chrysochous and the small harbour at Latchi. Greek is the language of administration and state schooling, and English is in common use in the coastal areas. ## The neighbourhoods, and what each is like to live in - Kato Paphos: the coastal quarter around the harbour, mostly hotels, apartments and tourist services, next to the Nea Paphos archaeological park and the Tombs of the Kings site. - Ktima and Paphos town centre: the upper town, with the market, schools, courts, the district lands office and older houses on a grid of streets. - Universal, Anavargos and Konia: residential areas on the eastern side of town, a mix of houses and low blocks within reach of the centre. - Chlorakas, Kissonerga and Emba: the coastal and near-coastal villages immediately north of town, largely low-rise housing on former agricultural land. - Peyia and Coral Bay: hillside village and coastal resort area to the north-west, with steep streets, sea views and the boundary of the Akamas beyond. - Tala, Tremithousa, Mesogi and Tsada: villages on the ridge behind the town, with village cores and newer housing around them. - Geroskipou, Timi, Mandria and Kouklia: the eastern coastal villages, close to the airport and the motorway, with the Palaipaphos site at Kouklia. - Polis Chrysochous, Latchi, Argaka, Pomos and Neo Chorio: the separate north-coast settlements beyond the hills. - Hill villages: Kathikas, Drouseia, Arodes, Polemi, Kannaviou and Pano Panagia, on the western Troodos slopes, several with vine-growing land around them. The right area for a household depends on commuting, school choice and the type of building. This page does not rank them. ## Getting around: roads, buses and the airports There is no railway in Cyprus. The A6 motorway runs east from Paphos along the coast to Limassol, where it meets the motorways to Nicosia and Larnaca. The B7 road climbs north over the hills to Polis Chrysochous; it is not a motorway, and journeys to the north coast take longer than the distance suggests. Driving is on the left. Paphos International Airport lies east of the town near Timi and is the closest airport to the district; Larnaca International Airport (Glafcos Clerides) is the alternative for routes Paphos does not serve. Urban and rural bus routes run from the town, and intercity coaches connect Paphos with Limassol and Nicosia; timetables are published on the government transport portal. ## Schools, healthcare and everyday services State schools teach in Greek under the national curriculum set by the Ministry of Education, Sport and Youth. Private schools in and around Paphos teach in English and other languages and follow foreign curricula, setting their own fees and admissions rules. Higher education in the district is provided by private institutions. Healthcare runs mainly through the General Healthcare System (*GESY*), which beneficiaries join by registering with a personal doctor. Paphos General Hospital is the district's public hospital, and private clinics operate in the town and the larger villages. For property matters, the Paphos District Lands Office is where contracts of sale are deposited and transfers are registered, and the municipality or community council for the address deals with planning permits, water and refuse charges. ## What the official data says about Paphos prices Two official series describe the Paphos market, and neither is an average price for a home. The Central Bank of Cyprus publishes a Residential Property Price Index (RPPI) for each district, built from bank valuation data. The Department of Lands and Surveys publishes the number of contracts of sale deposited at each district land office each month. The Central Bank index for residential property in the Paphos district stood at 119.38 in Q2 2026, against 108.95 in Q2 2025, on a base of the first quarter of 2010 = 100.[2] That is a rise of 9.6% year on year (derived: 119.38 divided by 108.95, minus 1).[2] The Central Bank published the Q2 2026 index on 24 September 2026.[1] Data: https://cypruspropertyreport.com/api/series/cbc_rppi/paphos?format=json&from=2010-Q1 (CSV without the format parameter). The Department of Lands and Surveys recorded 345 contracts of sale deposited at the Paphos district office in September 2026.[3] Adding the monthly figures gives 2,999 for January to September 2026, against 2,531 in the same nine months of 2025.[3] The whole of 2025 came to 3,567 (derived: sum of the monthly DLS district figures in the 2024–2025 table).[4] The same sum for 2020 is 1,554.[5] Data: https://cypruspropertyreport.com/api/series/dls_contracts_of_sale/paphos?format=json&from=2019-01 (CSV without the format parameter). A contract of sale is deposited when buyer and seller sign, which can be years before a transfer is registered, so the count measures activity rather than completed changes of ownership. The index series is set out on [Cyprus house price index](/residential-property-price-index), and the national contracts-of-sale figures on [Cyprus contracts of sale](/contracts-of-sale-cyprus). ## Practical points to check before you commit - Whether a separate title deed has been issued for the specific unit, and whose name is on it. - The planning zone and building coefficient for the plot, from the local authority and the District Lands Office, and whether the land falls within the Akamas protected area or a forest boundary, where building is restricted. - Access rights and the legal status of the road serving a rural plot, which is not always a public road. - Water supply and sewerage: some villages are on private boreholes or septic systems rather than mains connections. - Common expenses and management arrangements in a block or a gated group of houses. - The registration of anyone acting as an estate agent. Only a person on the register of the Real Estate Agents Registration Council may act as one, and that register is public. ## Questions readers ask **Does Paphos have its own airport?** Yes. Paphos International Airport is east of the town near Timi. Larnaca International Airport (Glafcos Clerides) is the alternative for routes that Paphos does not serve. **Which official figures cover Paphos property prices?** The Central Bank of Cyprus Residential Property Price Index for the Paphos district, and the monthly count of contracts of sale deposited at the Paphos district land office published by the Department of Lands and Surveys. Neither is an average price for a home. **How much did the Paphos index move in the year to Q2 2026?** The Central Bank index for Paphos residential property was 119.38 in Q2 2026 against 108.95 in Q2 2025, a rise of 9.6% year on year, on a base of the first quarter of 2010 = 100. **How far is Polis Chrysochous from Paphos town?** Polis sits on the north coast, reached by the B7 road over the hills rather than by motorway, so the drive takes longer than the map distance suggests. It functions as a separate small town with its own services. **Can you build on the Akamas peninsula?** The Akamas is a state forest and a protected area, and building there is tightly restricted. Planning status has to be checked plot by plot with the local authority and the planning authorities before any purchase. ## Sources for this page 1. Residential Property Price Indices (Central Bank of Cyprus, read 29 October 2026): https://www.centralbank.cy/en/publications/residential-property-price-indices 2. Data series, Residential Property Price Index, 2026 Q2 (Central Bank of Cyprus, read 29 October 2026): https://www.centralbank.cy/images/media/redirectfile/RPPI/2026Q2/Data_RPPI_2026Q2_EN.xls 3. Contracts of Sale 2025-2026 (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Contracts-of-Sale-2025-2026.pdf 4. Contracts of Sale 2024-2025 (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Contracts-of-Sale-2024-2025.pdf 5. Contracts of Sale 2019-2020 (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Contracts-of-Sale-2019-2020.pdf --- # Cyprus contracts of sale: monthly DLS data Canonical: https://cypruspropertyreport.com/contracts-of-sale-cyprus Type: data. Reviewed: 29 October 2026. Next review: 7 December 2026. > 1,681 contracts of sale were deposited in Cyprus in September 2026, up 13.3% on September 2025; January to September 2026 reached 14,969, 13.6% above the same months of 2025 (Department of Lands and Surveys). ## The latest month 1,681 contracts of sale were deposited across Cyprus in September 2026, against 1,484 in September 2025, a change of +13.3% year on year (Department of Lands and Surveys, September 2026).[5][6] The count rose from 1,241 in August 2026, which was the lowest month of 2026 so far.[6] District data: https://cypruspropertyreport.com/property-prices/cyprus July 2026 recorded 2,040 contracts, the highest single month in the data we hold, which begins in January 2018 (Department of Lands and Surveys, July 2026).[7] Data: https://cypruspropertyreport.com/api/series/dls_contracts_of_sale/cyprus?format=json&from=2019-01 (CSV without the format parameter). ## January to September 2026 against the same months of 2025 | Month | 2025 | 2026 | Change | | --- | ---: | ---: | ---: | | January | 1,275 | 1,411 | +10.7% | | February | 1,371 | 1,537 | +12.1% | | March | 1,491 | 1,761 | +18.1% | | April | 1,404 | 1,611 | +14.7% | | May | 1,644 | 1,723 | +4.8% | | June | 1,544 | 1,964 | +27.2% | | July | 1,832 | 2,040 | +11.4% | | August | 1,128 | 1,241 | +10.0% | | September | 1,484 | 1,681 | +13.3% | | January to September | 13,173 | 14,969 | +13.6% | Over the first nine months of 2026 the Pancyprian count reached 14,969, against 13,173 in the same months of 2025, a change of +13.6% (Department of Lands and Surveys, January to September 2026).[5][6] Every month of 2026 so far is higher than the same month of 2025. ## Annual totals | Year | Contracts of sale | Change | | --- | ---: | ---: | | 2019 | 10,366 | n/a | | 2020 | 7,968 | -23.1% | | 2021 | 10,347 | +29.9% | | 2022 | 13,409 | +29.6% | | 2023 | 15,567 | +16.1% | | 2024 | 15,797 | +1.5% | | 2025 | 18,114 | +14.7% | Annual totals are sums of the published monthly figures (Department of Lands and Surveys, 2019 to 2025).[1][2][3][4][5] 2020 is the only year in the table with a fall; April 2020 recorded 216 contracts, the lowest month in the series.[1] 2026 is left out of the table because the year is incomplete. ## By district | District | 2025 | January to September 2025 | January to September 2026 | Change | Share of 2026 to date | | --- | ---: | ---: | ---: | ---: | ---: | | Nicosia | 4,115 | 2,991 | 3,163 | +5.8% | 21.1% | | Limassol | 5,563 | 4,156 | 4,860 | +16.9% | 32.5% | | Larnaca | 3,978 | 2,869 | 3,291 | +14.7% | 22.0% | | Paphos | 3,567 | 2,531 | 2,999 | +18.5% | 20.0% | | Famagusta | 891 | 626 | 656 | +4.8% | 4.4% | District counts for January to September (Department of Lands and Surveys, January to September 2026).[5][6] Limassol accounts for the largest share of contracts deposited; the full Limassol series is on the [Limassol contracts of sale](/contracts-of-sale-limassol) page. Data: https://cypruspropertyreport.com/api/series/dls_contracts_of_sale/limassol?format=json&from=2019-01 (CSV without the format parameter). ## How this is calculated The Department of Lands and Surveys publishes one PDF per year (or pair of years) with a page for each district land office and a Pancyprian page. We read the monthly cells from those PDFs into a database, so the monthly figures above are the published figures, unchanged. The figures count contract documents deposited, not properties sold. Annual totals are the sum of the twelve published monthly figures for that year. The 2026 column covers January to September only, because October 2026 has not been published. District figures for a month add up to the Pancyprian figure for the same month. Percentage changes are calculated as `later period / earlier period - 1`, rounded to one decimal place. The Department re-uploads the current-year file every month, so figures for the most recent months can change when the file is next published. Famagusta means the district land office of Famagusta, which covers the government-controlled part of the district. How prices moved over the same period is on the [Cyprus Residential Property Price Index](/residential-property-price-index) page; completed transfers are on [Property transfers registered in Cyprus](/property-transfers-cyprus). Next official release: October 2026 figures, expected in the Department's re-uploaded 2025–2026 file during November 2026 (date not announced). ## Sources for this page 1. Pancyprian statistics of contracts of sale, 2019 and 2020 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Contracts-of-Sale-2019-2020.pdf 2. Pancyprian statistics of contracts of sale, 2021 and 2022 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Contracts-of-Sale-2021-2022.pdf 3. Pancyprian statistics of contracts of sale, 2022 and 2023 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2023/03/Contracts-of-Sale-2022-2023.pdf 4. Pancyprian statistics of contracts of sale, 2023 and 2024 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2024/02/Contracts-of-Sale-2023-2024.pdf 5. Pancyprian statistics of contracts of sale, 2024 and 2025 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Contracts-of-Sale-2024-2025.pdf 6. Pancyprian statistics of contracts of sale, 2025 and 2026 (Department of Lands and Surveys, read 28 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Contracts-of-Sale-2025-2026.pdf 7. Contracts of Sale 2018-2019 (monthly, by district) (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Contracts-of-Sale-2018-2019.pdf --- # Cyprus house price index: CBC RPPI data Canonical: https://cypruspropertyreport.com/residential-property-price-index Type: data. Reviewed: 29 October 2026. Next review: 22 December 2026. > The Central Bank of Cyprus residential property price index reached 109.68 in Q2 2026, up 8.51% on Q2 2025; flats rose 8.87% and houses 5.76%, and every district rose over the year. ## The latest quarter The all-Cyprus index stood at 109.68 in Q2 2026, up +8.51% on Q2 2025 and +2.39% on Q1 2026 (Central Bank of Cyprus via market_data cbc_rppi, Q2 2026).[1] The index has risen in every quarter since Q4 2023, when it stood at 93.55.[1] Flats and houses moved apart again. The flats index reached 128.72 (+8.87% year on year) while the houses index reached 98.04 (+5.76%) (Central Bank of Cyprus via market_data cbc_rppi_yoy, Q2 2026).[1] Data: https://cypruspropertyreport.com/api/series/cbc_rppi/cyprus?format=json&from=2006-Q1 (CSV without the format parameter). ## Index level and change by district, Q2 2026 | District | All | Change | Flats | Change | Houses | Change | | --- | ---: | ---: | ---: | ---: | ---: | ---: | | Cyprus | 109.68 | +8.51% | 128.72 | +8.87% | 98.04 | +5.76% | | Nicosia | 90.28 | +5.72% | 101.95 | +4.63% | 83.23 | +4.39% | | Limassol | 128.54 | +7.78% | 154.14 | +7.82% | 110.00 | +4.29% | | Larnaca | 104.04 | +9.76% | 122.60 | +7.93% | 94.87 | +8.89% | | Paphos | 119.38 | +9.57% | 136.13 | +18.50% | 109.81 | +3.14% | | Famagusta | 102.81 | +9.99% | 95.40 | +7.39% | 105.39 | +10.47% | Change is on the same quarter a year earlier (Central Bank of Cyprus via market_data cbc_rppi and cbc_rppi_yoy, Q2 2026).[1] Limassol has the highest index level of the five districts at 128.54, and Nicosia the lowest at 90.28.[1] Famagusta had the largest rise over the year for all dwellings, +9.99%, and Paphos flats the largest of any series in the table, +18.50%.[1] Data: https://cypruspropertyreport.com/api/series/cbc_rppi/limassol?format=json&from=2006-Q1 (CSV without the format parameter). ## The last nine quarters, all Cyprus | Quarter | All | Flats | Houses | Change on a year earlier | | --- | ---: | ---: | ---: | ---: | | Q2 2024 | 96.56 | 112.30 | 89.69 | +7.98% | | Q3 2024 | 97.39 | 113.00 | 90.76 | +6.51% | | Q4 2024 | 97.79 | 113.08 | 91.17 | +4.53% | | Q1 2025 | 99.60 | 114.65 | 92.82 | +4.83% | | Q2 2025 | 101.08 | 118.23 | 92.70 | +4.68% | | Q3 2025 | 102.29 | 120.27 | 93.11 | +5.04% | | Q4 2025 | 104.75 | 124.10 | 94.24 | +7.12% | | Q1 2026 | 107.12 | 127.02 | 95.64 | +7.55% | | Q2 2026 | 109.68 | 128.72 | 98.04 | +8.51% | Index levels and annual change (Central Bank of Cyprus via market_data cbc_rppi, Q2 2024 to Q2 2026).[1] The Q1 2026 levels published with the Q2 2026 workbook are the same as in the Q1 release.[1] Data: https://cypruspropertyreport.com/api/series/cbc_rppi_yoy/cyprus?format=json&from=2015-Q1 (CSV without the format parameter). ## How this is calculated The Central Bank of Cyprus compiles the index from property valuations supplied by credit institutions, and publishes it as a workbook alongside each quarterly release.[2] The base period is 2010, so the levels are index points, not euros. All-Cyprus and district series start in Q1 2006; the flats and houses breakdown by district starts in Q1 2010. The year on year change shown here is computed from the published index levels as `level in this quarter / level four quarters earlier - 1`, rounded to two decimal places; the quarter on quarter change uses the previous quarter in the same way. The Bank quotes the same calculation to one decimal place in its own releases, so small rounding differences are expected. The Bank revises earlier quarters when new valuations arrive; revised cells are marked in the workbook and the revision is recorded against the figure in our data. An index measures the change in price of a comparable property over time. It is not an average price, and it cannot be read as the value of any particular home. How many sales were agreed over the same period is on the [Cyprus contracts of sale](/contracts-of-sale-cyprus) page. Next official release: Q3 2026, expected around mid-December 2026, about two and a half months after the quarter end, on the Central Bank publications page (date not announced). ## Questions readers ask **What was the Cyprus residential property price index in Q2 2026?** 109.68, up 8.51% on Q2 2025 and 2.39% on Q1 2026, according to the Central Bank of Cyprus. **Which district had the largest rise in Q2 2026?** Famagusta, at +9.99% for all dwellings over the year. Nicosia rose 5.72%. **Is the index an average house price?** No. It measures the change in price of a comparable property over time, so it cannot be read as the value of any particular home. ## Sources for this page 1. Residential Property Price Index, data workbook 2026 Q2 (Central Bank of Cyprus, read 28 October 2026): https://www.centralbank.cy/images/media/redirectfile/RPPI/2026Q2/Data_RPPI_2026Q2_EN.xls 2. Residential Property Price Indices (Central Bank of Cyprus, read 28 October 2026): https://www.centralbank.cy/en/publications/residential-property-price-indices --- # Cyprus property market report: Q2 2026 Canonical: https://cypruspropertyreport.com/quarterly-report-2026-q2 Type: data. Reviewed: 29 October 2026. Next review: 22 December 2026. > Cyprus residential prices rose 8.51% year on year in Q2 2026 and contracts of sale rose 15.4%, while completed transfers were flat (Central Bank of Cyprus; Department of Lands and Surveys). ## The quarter in one paragraph Residential prices in Cyprus rose 8.51% year on year in Q2 2026 on the Central Bank of Cyprus index, and every district stood higher than a year earlier (Central Bank of Cyprus via market_data cbc_rppi, Q2 2026).[1] Contracts of sale deposited with the Department of Lands and Surveys reached 5,298 in Q2 2026, up 15.4% on the 4,592 deposited in Q2 2025 (Department of Lands and Surveys via market_data dls_contracts_of_sale, Q2 2026).[2] Properties placed under contract by buyers from outside Cyprus rose faster, to 2,107 from 1,717, an increase of 22.7% (Department of Lands and Surveys via market_data dls_contracts_of_sale, Q2 2026, buyerType eu and non_eu).[3][4] Completed transfers of sale barely moved, at 5,014 against 5,005, while their declared value rose 16.0% (Department of Lands and Surveys via market_data dls_sales_transfers and dls_transfer_value_eur, Q2 2026).[5][6] Transfers are registered when title passes and follow contracts with a lag, so the two series do not move together. District data: https://cypruspropertyreport.com/property-prices/cyprus ## Prices: the Central Bank index nationally and by district The Central Bank of Cyprus Residential Property Price Index stood at 109.68 in Q2 2026, 8.51% higher than in Q2 2025 (Central Bank of Cyprus via market_data cbc_rppi, Q2 2026).[1] Flats rose faster than houses: the flats index reached 128.72, up 8.87% year on year, and the houses index 98.04, up 5.76% (Central Bank of Cyprus via market_data cbc_rppi, Q2 2026, propertyType apartment and house).[1] | District | Index, Q2 2026 | Change on Q2 2025 | | --- | ---: | ---: | | Nicosia | 90.28 | +5.72% | | Limassol | 128.54 | +7.78% | | Larnaca | 104.04 | +9.76% | | Paphos | 119.38 | +9.57% | | Famagusta | 102.81 | +9.99% | | Cyprus | 109.68 | +8.51% | Index levels and changes are as published in the Central Bank's Q2 2026 workbook (Central Bank of Cyprus via market_data cbc_rppi, Q2 2026, by district).[1] Famagusta recorded the largest rise and Nicosia the smallest, and Nicosia was the only district whose index stood below 100 in Q2 2026.[1] An index level measures change within one district against its own base period; it does not show that a home in one district costs more than a home in another. The method is explained in how Cyprus house price indices work, and the full series is on the [Residential Property Price Index page](/residential-property-price-index). Data: https://cypruspropertyreport.com/api/series/cbc_rppi/cyprus?format=json&from=2010-Q1 (CSV without the format parameter). ## Transactions: contracts of sale and transfers Contracts of sale deposited across Cyprus rose to 5,298 in Q2 2026 from 4,592 in Q2 2025, an increase of 15.4% (Department of Lands and Surveys via market_data dls_contracts_of_sale, Q2 2026).[2] | District | Q2 2025 | Q2 2026 | Change | | --- | ---: | ---: | ---: | | Nicosia | 1,078 | 1,076 | -0.2% | | Limassol | 1,430 | 1,765 | +23.4% | | Larnaca | 1,038 | 1,169 | +12.6% | | Paphos | 824 | 1,073 | +30.2% | | Famagusta | 222 | 215 | -3.2% | | Cyprus | 4,592 | 5,298 | +15.4% | Quarterly totals are the sum of the three published monthly figures by district (Department of Lands and Surveys via market_data dls_contracts_of_sale, April to June 2025 and 2026, by district).[2] Paphos and Limassol accounted for most of the increase, while Nicosia and Famagusta were slightly below their Q2 2025 totals.[2] The monthly series are on the [Cyprus contracts of sale page](/contracts-of-sale-cyprus) and the [Limassol contracts of sale page](/contracts-of-sale-limassol). Transfers of sale totalled 5,014 in Q2 2026 against 5,005 in Q2 2025, an increase of 0.2% (Department of Lands and Surveys via market_data dls_sales_transfers, Q2 2026).[5][6] The monthly detail is on the [property transfers page](/property-transfers-cyprus). Data: https://cypruspropertyreport.com/api/series/dls_contracts_of_sale/cyprus?format=json&from=2019-01 (CSV without the format parameter). ## Buyers from outside Cyprus The Department publishes a separate monthly count of properties placed under contract by buyers who are not Cypriot, split between nationals of other EU member states and buyers from outside the EU.[3] In Q2 2026 that count was 2,107 properties, against 1,717 in Q2 2025, an increase of 22.7% (Department of Lands and Surveys via market_data dls_contracts_of_sale, Q2 2026, buyerType eu and non_eu).[3][4] EU buyers accounted for 735 properties, up 31.5% on 559, and non-EU buyers for 1,372, up 18.5% on 1,158.[3][4] **Check before you act: Properties are not contracts** The foreign-buyer figures count properties, while the headline series counts contracts deposited, and one contract can cover more than one property. This report therefore does not divide one by the other, and it publishes no domestic-buyer figure. ## Value passing through the land offices The declared value of transfers of sale was €1,242.2m in Q2 2026, against €1,070.4m in Q2 2025, an increase of 16.0% (Department of Lands and Surveys via market_data dls_transfer_value_eur, Q2 2026).[5][6] The figure is the price declared by the parties, summed across every transfer of sale whatever the type of property. It is not an average house price, and this report does not divide it by the number of transfers. ## Since the quarter ended The Department's files now cover July to September 2026, while the Central Bank index stops at Q2 2026, so price movements in Q3 2026 are not yet covered.[1][2] Contracts of sale totalled 4,962 in Q3 2026 against 4,444 in Q3 2025, a change of +11.7%; from January to September 2026 they reached 14,969, against 13,173 in the same months of 2025, a change of +13.6% (Department of Lands and Surveys via market_data dls_contracts_of_sale, July to September 2026).[2] Over January to September 2026, transfers of sale reached 14,764 (+4.1%) with a declared value of €3,461.5m (+7.1%), and buyers from outside Cyprus placed 6,267 properties under contract (+20.2%), of which 4,173 by non-EU buyers (Department of Lands and Surveys via market_data dls_sales_transfers, dls_transfer_value_eur and dls_contracts_of_sale, January to September 2026).[3][4][5][6] ## How this is calculated Quarterly totals for contracts of sale, transfers of sale and declared values are the sum of the three published monthly figures, and the January to September totals are the sum of nine months.[2][5][6] Index levels and year-on-year changes are taken unchanged from the Central Bank's Q2 2026 workbook.[1] Other percentage changes are calculated as later period divided by earlier period minus one, rounded to one decimal place. The foreign-buyer total is the sum of the two columns the Department publishes: buyers from within the EU excluding Cypriots, and buyers from outside the EU.[3] The 2026 Department figures are provisional and can change when a file is re-issued.[2] The report does not cover price per m², asking prices or rents, because no official source used here publishes them. Next official release: the Central Bank of Cyprus index for Q3 2026 and Department of Lands and Surveys figures for October 2026; neither publisher announces a release date. ## Questions readers ask **Were Cyprus property prices still rising in Q2 2026?** Yes. The Central Bank of Cyprus Residential Property Price Index rose 8.51% year on year in Q2 2026, and all five districts were higher than in Q2 2025. **Why did contracts of sale rise while transfers stayed flat?** They measure different stages. A contract of sale is deposited when a sale is agreed, while a transfer is registered when title passes, often months or years later, so the two series do not move together. **How many foreign buyers bought property in Cyprus in Q2 2026?** The Department of Lands and Surveys counts properties, not people: buyers from outside Cyprus placed 2,107 properties under contract in Q2 2026, 735 by EU buyers and 1,372 by non-EU buyers. **Does the report include asking prices or price per square metre?** No. Neither is published by an official source used here. The Department of Lands and Surveys does not publish a price per square metre. ## Sources for this page 1. Residential Property Price Index, data workbook 2026 Q2 (Central Bank of Cyprus, read 28 October 2026): https://www.centralbank.cy/images/media/redirectfile/RPPI/2026Q2/Data_RPPI_2026Q2_EN.xls 2. Pancyprian statistics of contracts of sale, 2025 and 2026 (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Contracts-of-Sale-2025-2026.pdf 3. Foreign buyers: sales and contracts of sale, 2026 (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Foreign-Buyers-Sales-and-Contract-of-Sale-2026.pdf 4. Foreign buyers: sales and contracts of sale, 2025 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Foreign-Buyers-Sales-and-Contract-of-Sale-2025.pdf 5. Pagkypria Statistika Poliseon – Metavivaseon 2026 (Pancyprian statistics of sales and transfers, 2026) (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Παγκύπρια-Στατιστικά-Πωλήσεων-Μεταβιβάσεων-2026.pdf 6. Pancyprian statistics of sales and transfers, 2025 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Transfers-of-Sale-2025.pdf --- # Cyprus property transfers: monthly DLS data Canonical: https://cypruspropertyreport.com/property-transfers-cyprus Type: data. Reviewed: 29 October 2026. Next review: 7 December 2026. > 1,879 transfers of sale were registered in Cyprus in September 2026, up 8.5% on September 2025; January to September 2026 reached 14,764, up 4.1% (Department of Lands and Surveys). ## The latest month 1,879 transfers of sale were registered across Cyprus in September 2026, against 1,731 in September 2025, a change of +8.5% year on year (Department of Lands and Surveys via market_data dls_sales_transfers, September 2026).[7][8] The count rose from 1,363 in August 2026, a change of +37.9% month on month.[8] District data: https://cypruspropertyreport.com/property-prices/cyprus The declared value of September 2026 transfers was €437.3m, against €405.3m in September 2025, a change of +7.9% (Department of Lands and Surveys via market_data dls_transfer_value_eur, September 2026).[7][8] Data: https://cypruspropertyreport.com/api/series/dls_sales_transfers/cyprus?format=json&from=2019-01 (CSV without the format parameter). ## January to September 2026 against the same months of 2025 | Month | 2025 | 2026 | Change | | --- | ---: | ---: | ---: | | January | 1,268 | 1,335 | +5.3% | | February | 1,585 | 1,516 | -4.4% | | March | 1,559 | 1,719 | +10.3% | | April | 1,507 | 1,463 | -2.9% | | May | 1,703 | 1,595 | -6.3% | | June | 1,795 | 1,956 | +9.0% | | July | 1,878 | 1,938 | +3.2% | | August | 1,153 | 1,363 | +18.2% | | September | 1,731 | 1,879 | +8.5% | | January to September | 14,179 | 14,764 | +4.1% | From January to September 2026, 14,764 transfers of sale were registered, against 14,179 in the same months of 2025, a change of +4.1% (Department of Lands and Surveys via market_data dls_sales_transfers, January to September 2026).[7][8] Their declared value was €3.46bn against €3.23bn, a change of +7.1% (Department of Lands and Surveys via market_data dls_transfer_value_eur, January to September 2026).[7][8] Six of the nine months of 2026 were above the same month of 2025 and three were below.[7][8] ## Annual totals and declared value | Year | Transfers of sale | Declared value | | --- | ---: | ---: | | 2019 | 15,445 | €3.28bn | | 2020 | 12,708 | €2.48bn | | 2021 | 16,235 | €2.89bn | | 2022 | 18,402 | €3.85bn | | 2023 | 18,824 | €4.04bn | | 2024 | 19,155 | €3.94bn | | 2025 | 19,304 | €4.36bn | Annual totals are sums of the twelve published monthly figures (Department of Lands and Surveys via market_data dls_sales_transfers and dls_transfer_value_eur, 2019 to 2025).[1][2][3][4][5][6][7] Transfers moved in a narrower band than contracts of sale over the same years: 19,304 in 2025 against 18,402 in 2022, a change of +4.9%.[4][7] Contracts are deposited when a sale is agreed, while a transfer can follow years later, once the title deed for the unit exists. Data: https://cypruspropertyreport.com/api/series/dls_transfer_value_eur/cyprus?format=json&from=2019-01 (CSV without the format parameter). ## By district | District | 2025 | January to September 2025 | January to September 2026 | Change | | --- | ---: | ---: | ---: | ---: | | Nicosia | 5,917 | 4,293 | 4,507 | +5.0% | | Limassol | 4,940 | 3,737 | 3,808 | +1.9% | | Larnaca | 3,855 | 2,789 | 2,876 | +3.1% | | Paphos | 3,415 | 2,568 | 2,699 | +5.1% | | Famagusta | 1,177 | 792 | 874 | +10.4% | District figures are the published district land office counts (Department of Lands and Surveys via market_data dls_sales_transfers, 2025 and January to September 2026, by district).[7][8] All five districts registered more transfers in January to September 2026 than in the same months of 2025; Famagusta had the largest change and Limassol the smallest.[7][8] The [Cyprus contracts of sale](/contracts-of-sale-cyprus) page covers the agreement side of the same market. ## How this is calculated The Department of Lands and Surveys publishes one PDF per year with a page for each district land office and a Pancyprian page. We read the rows "Total Number of Transfers of Sale" (cases) and "Total Declared Amount" into the `market_data` collection, so the monthly figures above are the published figures, unchanged. The 2026 file is published in Greek and carries the same rows. Annual totals are the sum of the twelve monthly figures; the 2026 figures cover January to September only. Percentage changes are `later period / earlier period - 1`, rounded to one decimal place. A mean declared value per transfer can be derived from the two published rows: €4,364,372,143 ÷ 19,304 transfers in 2025 gives about €226,086 per transfer.[7] That is an average across every transfer of sale registered, including plots, commercial units and part shares, so it is not a typical dwelling price. The Department does not publish a price per m², and this page does not derive one. Declared amount is the value declared by the parties; the Department also publishes an accepted amount, used for transfer fees, and this page uses the declared amount throughout. Price change is measured separately by the [Cyprus Residential Property Price Index](/residential-property-price-index). Next official release: October 2026 figures; the Department of Lands and Surveys does not announce a release date. ## Questions readers ask **How many transfers of sale were registered in Cyprus in September 2026?** 1,879, against 1,731 in September 2025, a change of +8.5% year on year. **What was the declared value of transfers from January to September 2026?** €3.46bn against €3.23bn in the same months of 2025, a change of +7.1%. **Is the declared value an average house price?** No. It is the value declared by the parties, summed across every transfer of sale, including plots and commercial units, so it is not a typical dwelling price. ## Sources for this page 1. Pancyprian statistics of sales and transfers, 2019 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Transfers-of-Sale-2019.pdf 2. Pancyprian statistics of sales and transfers, 2020 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Transfers-of-Sale-2020.pdf 3. Pancyprian statistics of sales and transfers, 2021 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Transfers-of-Sale-2021.pdf 4. Pancyprian statistics of sales and transfers, 2022 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Transfers-of-Sale-2022.pdf 5. Pancyprian statistics of sales and transfers, 2023 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2023/03/Transfers-of-Sale-2023.pdf 6. Pancyprian statistics of sales and transfers, 2024 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2024/02/Transfers-of-Sale-2024.pdf 7. Pancyprian statistics of sales and transfers, 2025 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Transfers-of-Sale-2025.pdf 8. Pagkypria Statistika Poliseon – Metavivaseon 2026 (Pancyprian statistics of sales and transfers, 2026) (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Παγκύπρια-Στατιστικά-Πωλήσεων-Μεταβιβάσεων-2026.pdf --- # Foreign buyers of Cyprus property: the figures Canonical: https://cypruspropertyreport.com/foreign-buyers-property-statistics Type: data. Reviewed: 29 October 2026. Next review: 7 December 2026. > Buyers from outside Cyprus took 705 properties under contract in September 2026, 495 of them non-EU, about 41.9% of contracts deposited; Paphos had the highest share (Department of Lands and Surveys). ## What the Land Registry buyer split counts The Department of Lands and Surveys publishes a monthly table of property sales to buyers who are not Cypriot, in two columns: buyers from other EU member states (excluding Cypriots) and buyers from outside the EU. One part of that table counts **properties with registered contracts of sale**; another counts the buyers themselves, as persons. The Department publishes no column for Cypriot or other domestic buyers.[7] This page uses the property count, because it is the closest to the headline series of contracts of sale. That headline series counts contract documents deposited, not properties, so the two cannot be subtracted to give a domestic figure, and any foreign share calculated from them is approximate.[7][9] The figures on this page start in January 2020, the earliest month held in our data, and the Department notes that its coding of foreign buyers changed in 2018.[1] ## EU and non-EU buyers in September 2026 In September 2026 the Department counted 705 properties with registered contracts to buyers from outside Cyprus: 210 to EU buyers and 495 to non-EU buyers (Department of Lands and Surveys via market_data dls_contracts_of_sale, September 2026, buyerType eu and non_eu).[7] A year earlier, in September 2025, the count was 596 (202 EU, 394 non-EU), so the total changed by +18.3% and the non-EU count by +25.6% year on year.[6][7] Set against the 1,681 contracts of sale deposited in September 2026, the foreign count gives a share of about 41.9%: 705 ÷ 1,681 = 41.9% (Department of Lands and Surveys via market_data dls_contracts_of_sale, September 2026).[7][9] Non-EU buyers accounted for 70.2% of the foreign total (495 ÷ 705).[7] The same table counted 900 foreign buyers as persons in the month, 235 from the EU and 665 from outside it (Department of Lands and Surveys via market_data dls_contract_buyers, September 2026).[7] District data: https://cypruspropertyreport.com/property-prices/cyprus ## The foreign-buyer share by district | District | Contracts, September 2026 | EU buyers | Non-EU buyers | Foreign share | | --- | ---: | ---: | ---: | ---: | | Cyprus | 1,681 | 210 | 495 | 41.9% | | Nicosia | 374 | 27 | 24 | 13.6% | | Limassol | 506 | 39 | 158 | 38.9% | | Larnaca | 393 | 43 | 144 | 47.6% | | Paphos | 345 | 97 | 149 | 71.3% | | Famagusta | 63 | 4 | 20 | 38.1% | Foreign share is EU plus non-EU properties divided by all contracts deposited in the same district and month (Department of Lands and Surveys via market_data dls_contracts_of_sale, September 2026, by district).[7][9] Paphos had the highest share and Nicosia the lowest; Nicosia was also the only district where EU buyers outnumbered non-EU buyers in September 2026.[7] From January to September 2026 the table counted 6,267 properties under contract to foreign buyers (2,094 EU, 4,173 non-EU), against 5,215 in the same months of 2025, a change of +20.2% (Department of Lands and Surveys via market_data dls_contracts_of_sale, January to September 2026, buyerType eu and non_eu).[6][7] Over the same nine months that is about 41.9% of the 14,969 contracts deposited across Cyprus (6,267 ÷ 14,969).[9] ## The twelve-month trend | Month | All contracts | EU buyers | Non-EU buyers | Foreign share | | --- | ---: | ---: | ---: | ---: | | October 2025 | 1,638 | 232 | 451 | 41.7% | | November 2025 | 1,644 | 264 | 441 | 42.9% | | December 2025 | 1,659 | 222 | 430 | 39.3% | | January 2026 | 1,411 | 206 | 435 | 45.4% | | February 2026 | 1,537 | 231 | 440 | 43.7% | | March 2026 | 1,761 | 238 | 494 | 41.6% | | April 2026 | 1,611 | 197 | 452 | 40.3% | | May 2026 | 1,723 | 241 | 401 | 37.3% | | June 2026 | 1,964 | 297 | 519 | 41.5% | | July 2026 | 2,040 | 277 | 552 | 40.6% | | August 2026 | 1,241 | 197 | 385 | 46.9% | | September 2026 | 1,681 | 210 | 495 | 41.9% | Monthly counts from October 2025 to September 2026 (Department of Lands and Surveys via market_data dls_contracts_of_sale, October 2025 to September 2026).[6][7][8][9] The foreign count was highest in July 2026 and lowest in August 2026 over these twelve months.[7] Data: https://cypruspropertyreport.com/api/series/dls_contracts_of_sale/cyprus?format=json&buyerType=non_eu&from=2020-01 (CSV without the format parameter). ## Annual totals | Year | EU buyers | Non-EU buyers | Total | | --- | ---: | ---: | ---: | | 2020 | 1,153 | 1,832 | 2,985 | | 2021 | 1,836 | 1,855 | 3,691 | | 2022 | 2,545 | 3,383 | 5,928 | | 2023 | 1,962 | 4,938 | 6,900 | | 2024 | 1,907 | 4,321 | 6,228 | | 2025 | 2,446 | 4,809 | 7,255 | Annual totals are the sum of the twelve monthly rows (Department of Lands and Surveys via market_data dls_contracts_of_sale, 2020 to 2025, buyerType eu and non_eu).[1][2][3][4][5][6] Non-EU buyers outnumbered EU buyers in every year from 2020 to 2025.[1][2][3][4][5][6] ## What these figures do not tell you - The buyer's nationality beyond EU or non-EU: the Department publishes no country breakdown. - Whether a buyer is resident in Cyprus: the split is by nationality, not residence. - Prices paid by foreign buyers: the table has counts only. - Whether a buyer is eligible to buy: the rules for non-EU buyers are a legal matter covered in the guide to buying property in Cyprus. ## How this is calculated The figures are the Department of Lands and Surveys foreign-buyer PDFs read unchanged into the `market_data` collection: one row per month and district for EU buyers and one for non-EU buyers. The foreign total is the sum of the two published columns. The all-buyer count comes from the Department's contracts-of-sale PDFs. Shares are foreign properties divided by all contracts, shown with the arithmetic, and are approximate because the two tables count different units. Percentage changes are `later period / earlier period - 1`, rounded to one decimal place. The 2026 figures are provisional and can change when the Department re-issues its file.[7] The all-buyer series is on the [Cyprus contracts of sale](/contracts-of-sale-cyprus) page. Next official release: October 2026 figures; the Department of Lands and Surveys does not announce a release date. ## Questions readers ask **How many properties did foreign buyers place under contract in Cyprus in September 2026?** The Department of Lands and Surveys counted 705 properties, 210 by EU buyers and 495 by non-EU buyers. That is about 41.9% of the 1,681 contracts of sale deposited that month; the two counts use different units, so the share is approximate. **Which district has the highest foreign-buyer share?** Paphos, at 71.3% in September 2026. Nicosia had the lowest share, at 13.6%. **Does the Department publish a figure for Cypriot buyers?** No. It publishes one column for buyers from other EU member states, excluding Cypriots, and one for buyers from outside the EU, so a domestic figure cannot be calculated exactly. ## Sources for this page 1. Foreign buyers: sales and contracts of sale, 2020 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Foreign-Buyers-Sales-and-Contract-of-Sale-2020.pdf 2. Foreign buyers: sales and contracts of sale, 2021 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Foreign-Buyers-Sales-and-Contract-of-Sale-2021.pdf 3. Foreign buyers: sales and contracts of sale, 2022 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Foreign-Buyers-Sales-and-Contract-of-Sale-2022.pdf 4. Foreign buyers: sales and contracts of sale, 2023 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2023/03/Foreign-Buyers-Sales-and-Contract-of-Sale-2023.pdf 5. Foreign buyers: sales and contracts of sale, 2024 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2024/02/Foreign-Buyers-Sales-and-Contract-of-Sale-2024.pdf 6. Foreign buyers: sales and contracts of sale, 2025 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Foreign-Buyers-Sales-and-Contract-of-Sale-2025.pdf 7. Foreign buyers: sales and contracts of sale, 2026 (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Foreign-Buyers-Sales-and-Contract-of-Sale-2026.pdf 8. Pancyprian statistics of contracts of sale, 2024 and 2025 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Contracts-of-Sale-2024-2025.pdf 9. Pancyprian statistics of contracts of sale, 2025 and 2026 (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Contracts-of-Sale-2025-2026.pdf --- # Limassol contracts of sale: monthly DLS data Canonical: https://cypruspropertyreport.com/contracts-of-sale-limassol Type: data. Reviewed: 29 October 2026. Next review: 7 December 2026. > 506 contracts of sale were deposited in Limassol in September 2026, up 16.1% on September 2025; January to September 2026 reached 4,860, a third of the Cyprus total (Department of Lands and Surveys). ## The latest month 506 contracts of sale were deposited at the Limassol district land office in September 2026, against 436 in September 2025, a change of +16.1% year on year (Department of Lands and Surveys via market_data dls_contracts_of_sale, September 2026, district limassol).[5][6] The count rose from 395 in August 2026.[6] District data: https://cypruspropertyreport.com/property-prices/limassol June 2026 recorded 727 contracts, the highest single month for Limassol in the data we hold, which begins in January 2018 (Department of Lands and Surveys via market_data dls_contracts_of_sale, June 2026, district limassol).[6] Data: https://cypruspropertyreport.com/api/series/dls_contracts_of_sale/limassol?format=json&from=2019-01 (CSV without the format parameter). ## January to September 2026 against the same months of 2025 | Month | 2025 | 2026 | Change | | --- | ---: | ---: | ---: | | January | 429 | 445 | +3.7% | | February | 389 | 482 | +23.9% | | March | 477 | 572 | +19.9% | | April | 461 | 505 | +9.5% | | May | 525 | 533 | +1.5% | | June | 444 | 727 | +63.7% | | July | 579 | 695 | +20.0% | | August | 416 | 395 | -5.0% | | September | 436 | 506 | +16.1% | | January to September | 4,156 | 4,860 | +16.9% | From January to September 2026, 4,860 contracts were deposited in Limassol, against 4,156 in the same months of 2025, a change of +16.9% (Department of Lands and Surveys via market_data dls_contracts_of_sale, January to September 2026, district limassol).[5][6] That is 32.5% of the 14,969 contracts deposited across Cyprus over the same nine months (4,860 ÷ 14,969).[6] August is the only month of 2026 so far below the same month of 2025.[6] ## Annual totals | Year | Contracts of sale | Change | | --- | ---: | ---: | | 2019 | 3,517 | n/a | | 2020 | 2,480 | -29.5% | | 2021 | 3,339 | +34.6% | | 2022 | 4,665 | +39.7% | | 2023 | 5,092 | +9.2% | | 2024 | 5,032 | -1.2% | | 2025 | 5,563 | +10.6% | Annual totals are sums of the published monthly figures (Department of Lands and Surveys via market_data dls_contracts_of_sale, 2019 to 2025, district limassol).[1][2][3][4][5] In 2025 Limassol accounted for 30.7% of the 18,114 contracts deposited across Cyprus (5,563 ÷ 18,114).[5] ## Foreign buyers in Limassol The Department's foreign-buyer table counted 197 Limassol properties with registered contracts to buyers from outside Cyprus in September 2026: 39 to EU buyers and 158 to non-EU buyers (Department of Lands and Surveys via market_data dls_contracts_of_sale, September 2026, district limassol, buyerType eu and non_eu).[7] Set against the 506 contracts deposited, that is about 38.9% (197 ÷ 506); the two tables count different units, so the share is approximate.[6][7] From January to September 2026 the table counted 1,814 Limassol properties under contract to foreign buyers (500 EU, 1,314 non-EU), against 1,568 in the same months of 2025, a change of +15.7% (Department of Lands and Surveys via market_data dls_contracts_of_sale, January to September 2026, district limassol, buyerType foreign).[7][8] ## Prices in the same district The Central Bank of Cyprus index for Limassol stood at 128.54 in Q2 2026, up +7.78% on Q2 2025; the flats index was 154.14 and the houses index 110.00 (Central Bank of Cyprus via market_data cbc_rppi, Q2 2026, district limassol).[9] The index measures price change, not an average price; the full series is on the [Cyprus Residential Property Price Index](/residential-property-price-index) page. Data: https://cypruspropertyreport.com/api/series/cbc_rppi/limassol?format=json&from=2010-Q1 (CSV without the format parameter). ## How this is calculated Monthly figures are the Limassol cells of the Department of Lands and Surveys contracts-of-sale PDFs, read unchanged into the `market_data` collection; they count contract documents deposited, not properties sold. Annual totals are the sum of the twelve monthly figures. Percentage changes are `later period / earlier period - 1`, rounded to one decimal place. Foreign-buyer figures come from a separate Department table that counts properties, so they are compared with the all-buyer count only as an approximate share. The Department re-uploads the current-year file every month, so the latest months can change. The Pancyprian series is on the [Cyprus contracts of sale](/contracts-of-sale-cyprus) page. Next official release: October 2026 figures, expected in the Department's re-uploaded 2025–2026 file during November 2026 (date not announced). ## Questions readers ask **How many contracts of sale were deposited in Limassol in September 2026?** 506, against 436 in September 2025, a change of +16.1% year on year. **What share of Cyprus contracts of sale is Limassol?** From January to September 2026 Limassol accounted for 4,860 of the 14,969 contracts deposited across Cyprus, or 32.5%. **Do these figures count properties sold?** No. They count contract documents deposited at the Limassol district land office, not properties sold, and the latest months can change when the Department re-uploads its file. ## Sources for this page 1. Pancyprian statistics of contracts of sale, 2019 and 2020 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Contracts-of-Sale-2019-2020.pdf 2. Pancyprian statistics of contracts of sale, 2021 and 2022 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Contracts-of-Sale-2021-2022.pdf 3. Pancyprian statistics of contracts of sale, 2022 and 2023 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2023/03/Contracts-of-Sale-2022-2023.pdf 4. Pancyprian statistics of contracts of sale, 2023 and 2024 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2024/02/Contracts-of-Sale-2023-2024.pdf 5. Pancyprian statistics of contracts of sale, 2024 and 2025 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Contracts-of-Sale-2024-2025.pdf 6. Pancyprian statistics of contracts of sale, 2025 and 2026 (Department of Lands and Surveys, read 28 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Contracts-of-Sale-2025-2026.pdf 7. Foreign buyers: sales and contracts of sale, 2026 (Department of Lands and Surveys, read 28 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Foreign-Buyers-Sales-and-Contract-of-Sale-2026.pdf 8. Foreign buyers: sales and contracts of sale, 2025 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Foreign-Buyers-Sales-and-Contract-of-Sale-2025.pdf 9. Residential Property Price Index, data workbook 2026 Q2 (Central Bank of Cyprus, read 28 October 2026): https://www.centralbank.cy/images/media/redirectfile/RPPI/2026Q2/Data_RPPI_2026Q2_EN.xls --- # Paphos contracts of sale: monthly DLS data Canonical: https://cypruspropertyreport.com/contracts-of-sale-paphos Type: data. Reviewed: 29 October 2026. Next review: 7 December 2026. > 345 contracts of sale were deposited in Paphos in September 2026, up 10.2% on September 2025; January to September 2026 reached 2,999, up 18.5% (Department of Lands and Surveys). ## The latest month 345 contracts of sale were deposited at the Paphos district land office in September 2026, against 313 in September 2025, a change of +10.2% year on year (Department of Lands and Surveys, September 2026).[7] The count rose from 267 in August 2026, a change of +29.2% month on month.[7] District data: https://cypruspropertyreport.com/property-prices/paphos September 2026 is the highest September for Paphos in the data we hold, which begins in January 2018; the previous highest was September 2025 (Department of Lands and Surveys, September 2018 to September 2026).[1][2][3][4][5][6][7] The highest single month in the series is still May 2019, with 404 contracts.[2] Data: https://cypruspropertyreport.com/api/series/dls_contracts_of_sale/paphos?format=json&from=2018-01 (CSV without the format parameter). ## January to September 2026 against the same months of 2025 | Month | 2025 | 2026 | Change | | --- | ---: | ---: | ---: | | January | 255 | 318 | +24.7% | | February | 280 | 319 | +13.9% | | March | 294 | 282 | -4.1% | | April | 238 | 336 | +41.2% | | May | 304 | 376 | +23.7% | | June | 282 | 361 | +28.0% | | July | 342 | 395 | +15.5% | | August | 223 | 267 | +19.7% | | September | 313 | 345 | +10.2% | | January to September | 2,531 | 2,999 | +18.5% | From January to September 2026, 2,999 contracts were deposited in Paphos, against 2,531 in the same months of 2025, a change of +18.5% (Department of Lands and Surveys, January to September 2026).[7] March is the only month of 2026 so far below the same month of 2025.[7] ## Annual totals | Year | Contracts of sale | Change | | --- | ---: | ---: | | 2018 | 2,242 | n/a | | 2019 | 2,630 | +17.3% | | 2020 | 1,554 | -40.9% | | 2021 | 1,818 | +17.0% | | 2022 | 2,876 | +58.2% | | 2023 | 3,373 | +17.3% | | 2024 | 3,107 | -7.9% | | 2025 | 3,567 | +14.8% | Annual totals are sums of the twelve published monthly figures (Department of Lands and Surveys, 2018 to 2025).[1][2][3][4][5][6][7] In 2025 Paphos accounted for 19.7% of the 18,114 contracts deposited across Cyprus (3,567 ÷ 18,114).[7] ## EU and non-EU buyers in Paphos The Department's foreign-buyer table counted 246 Paphos properties with registered contracts to buyers from outside Cyprus in September 2026: 97 to buyers from other EU countries and 149 to buyers from outside the EU (Department of Lands and Surveys, September 2026).[9] Set against the 345 contracts deposited, that is about 71.3% (246 ÷ 345); the two tables count different units, so the share is approximate.[7][9] From January to September 2026 the table counted 2,117 Paphos properties under contract to foreign buyers (809 EU, 1,308 non-EU), against 1,654 (584 EU, 1,070 non-EU) in the same months of 2025, a change of +28.0% (Department of Lands and Surveys, January to September 2026).[8][9] The Department publishes no domestic-buyer column, and the foreign table counts properties rather than contract documents, so a domestic figure cannot be found by subtraction. ## Paphos against the other districts | District | January to September 2025 | January to September 2026 | Change | Foreign share, September 2026 | | --- | ---: | ---: | ---: | ---: | | Nicosia | 2,991 | 3,163 | +5.8% | 13.6% | | Limassol | 4,156 | 4,860 | +16.9% | 38.9% | | Larnaca | 2,869 | 3,291 | +14.7% | 47.6% | | Paphos | 2,531 | 2,999 | +18.5% | 71.3% | | Famagusta | 626 | 656 | +4.8% | 38.1% | Contracts by district and the foreign share (foreign-buyer properties ÷ all contracts in the same district) come from the same Department tables (Department of Lands and Surveys, January to September 2025 and 2026).[7][9] Paphos deposited 20.0% of the 14,969 contracts across Cyprus in January to September 2026 (2,999 ÷ 14,969) and had the highest foreign share of the five districts in September 2026.[7][9] ## Prices in the same district The Central Bank of Cyprus index for Paphos stood at 119.38 in Q2 2026, against 108.95 in Q2 2025, a change of +9.6%; the flats index was 136.13 and the houses index 109.81 (Central Bank of Cyprus, Q2 2026).[10][11] The index measures price change, not an average price. Data: https://cypruspropertyreport.com/api/series/cbc_rppi/paphos?format=json&from=2010-Q1 (CSV without the format parameter). ## How this is calculated Monthly figures are the Paphos cells of the Department of Lands and Surveys contracts-of-sale PDFs, read unchanged into the network's data store; they count contract documents deposited, not properties sold. Annual totals are the sum of the twelve monthly figures. Percentage changes are `later period / earlier period - 1`, rounded to one decimal place. Foreign-buyer figures come from a separate Department table that counts properties, so they are compared with the all-buyer count only as an approximate share. The 2026 figures are provisional and can change when the Department re-issues its file. The Pancyprian series is on the [Cyprus contracts of sale](/contracts-of-sale-cyprus) page. The sourcing rules for official statistics are set out in [how Cyprus Property Prices sources official statistics](/editorial-policy). Next official release: October 2026 figures; the Department of Lands and Surveys does not announce a release date. ## Sources for this page 1. Pancyprian statistics of contracts of sale, 2018 and 2019 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Contracts-of-Sale-2018-2019.pdf 2. Pancyprian statistics of contracts of sale, 2019 and 2020 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Contracts-of-Sale-2019-2020.pdf 3. Pancyprian statistics of contracts of sale, 2021 and 2022 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/07/Contracts-of-Sale-2021-2022.pdf 4. Pancyprian statistics of contracts of sale, 2022 and 2023 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2023/03/Contracts-of-Sale-2022-2023.pdf 5. Pancyprian statistics of contracts of sale, 2023 and 2024 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2024/02/Contracts-of-Sale-2023-2024.pdf 6. Pancyprian statistics of contracts of sale, 2024 and 2025 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Contracts-of-Sale-2024-2025.pdf 7. Pancyprian statistics of contracts of sale, 2025 and 2026 (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Contracts-of-Sale-2025-2026.pdf 8. Foreign buyers: sales and contracts of sale, 2025 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Foreign-Buyers-Sales-and-Contract-of-Sale-2025.pdf 9. Foreign buyers: sales and contracts of sale, 2026 (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Foreign-Buyers-Sales-and-Contract-of-Sale-2026.pdf 10. Residential Property Price Index, data workbook 2026 Q2 (Central Bank of Cyprus, read 28 October 2026): https://www.centralbank.cy/images/media/redirectfile/RPPI/2026Q2/Data_RPPI_2026Q2_EN.xls 11. Residential Property Price Index, data workbook 2026 Q1 (Central Bank of Cyprus, read 9 September 2026): https://www.centralbank.cy/images/media/redirectfile/RPPI/2026Q1/Data_RPPI_2026Q1_EN.xls --- # Can foreigners buy property in Cyprus? The rules Canonical: https://cypruspropertyreport.com/guides/can-foreigners-buy-property-cyprus Type: guide. Reviewed: 29 October 2026. Next review: 27 April 2027. > Yes. EU and EEA citizens buy on the same terms as Cypriots, while non-EU buyers need prior Council of Ministers permission under Cap. 109, without which a contract gives no right to the property and registration is void. > This page explains the general rules as published by the Cyprus authorities on the date shown. Rates, thresholds and procedures change, and your position depends on facts we do not know. Before you act, confirm the figures with the Tax Department or the Department of Lands and Surveys and take advice from a lawyer registered with the Cyprus Bar Association or a licensed accountant. ## EU and non-EU buyers: who needs permission The rules sit in one short statute, the Immovable Property (Acquisition by Aliens) Law, Cap. 109.[1] It restricts property purchases by an "alien" (*allodapos*), and the definition decides almost everything. Cap. 109 defines an alien as a person who is not a citizen of the Republic, and it also catches companies controlled by aliens, foreign companies and trusts for the benefit of an alien.[1] The definition then excludes several groups, who buy on the same footing as Cypriots: - citizens of an EU member state, under Article 20 of the Treaty on the Functioning of the European Union, and citizens of states party to the European Economic Area (EEA) Agreement;[1] - companies set up under the law of an EU or EEA state with their registered office, central administration or principal place of business there;[1] - foreign Cypriots, meaning people born in Cyprus to parents ordinarily resident there, or whose father was;[1] - the foreign spouse of a citizen of the Republic, unless separated by court order.[1] The EU and EEA exclusion came in with Law 54(I)/2003, which took effect on the date Cyprus joined the European Union.[1] Everyone else, including British citizens who hold no EU or Cypriot nationality now that the United Kingdom has left the EU, is an alien for this purpose. **Key figures: What the law says, in short** - **EU and EEA citizens** need no permission to buy.[1] - **Non-EU buyers** need prior permission from the Council of Ministers.[1] - **Leases over 33 years** count as an acquisition.[1] ## Council of Ministers permission under Cap. 109 Section 3(1) of Cap. 109 prohibits an alien from acquiring immovable property, whether during their lifetime or on a death, without the prior permission of the Council of Ministers.[1] The permission is given for a specific acquisition, and it may state that a later alien buyer of the same property needs no further permission, on whatever terms it sets.[1] Two consequences matter to a buyer: - A valid sale contract does not by itself give a non-EU buyer any right to acquire the property; that right only arises once permission is granted (section 3(3)).[1] - Any registration of property in breach of section 3 is void (section 3(5)).[1] Where the land acquired is larger than needed for a home or business premises, and in any case larger than two *skales* (donums, the traditional Cypriot land measure), the permission is also subject to conditions set by regulations that the House of Representatives must approve (section 3(1A)).[1] Section 4 lets the Council of Ministers issue regulations on, among other things, the minimum plot size into which an alien may subdivide land for sale.[1] ## How the application works and what is checked Cap. 109 says the Council of Ministers considers each application, decides on it and notifies the applicant in writing "with every possible speed".[1] Anyone, alien or not, may apply on behalf of a named alien buyer.[1] The statute does not set a deadline in days, an application fee or a list of documents, and this page does not state one. In practice the application is prepared by the buyer's lawyer once a contract exists. Your lawyer can tell you which office receives it in your district, what it costs and how long decisions have taken in recent cases. The buyer can still protect the purchase while the application is pending. Section 3(4) keeps the alien's right to deposit the sale contract at the District Lands Office under the Sale of Immovable Property (Specific Performance) Law.[1] Deposit is what lets a buyer enforce the contract against the seller later; it is covered step by step in the Land Registry guides. **Check before you act: Check this before you sign** Ask your lawyer to make the contract conditional on Council of Ministers permission, with the deposit refundable if permission is refused. Under section 3(3) a non-EU buyer has no right to the property until permission is granted.[1] ## Buying through a company or a trust Using a company does not avoid the rules. Cap. 109 treats as an alien any company in which half or more of the directors, votes or shares belong to aliens, or in which an alien holds powers under the articles to make sure the company acts as they wish.[1] A company registered outside Cyprus and its Sovereign Base Areas is a "foreign company" and an alien whoever owns it, unless it qualifies under the EU and EEA exclusion.[1] The definition of acquisition also covers: - buying shares in a Cypriot company that owns property, where the purchase would make the company alien-controlled (section 3(6)(b));[1] - creating a trust for the benefit of an alien that holds property, a long lease or such shares (section 3(6)(c)).[1] The company route therefore needs the same permission as a direct purchase. Your lawyer will also deal with the company-register and beneficial-owner filings that apply to any Cypriot company; those are company-law matters outside this page. ## Leases, inheritance and selling A lease counts as an acquisition when it runs, or can be extended at the tenant's option to run, for more than 33 years.[1] For the large-plot rule in section 3(1A) the threshold is a lease of more than 10 years.[1] Shorter leases need no permission. Inheritance is not an exception. Section 3(1) applies to acquisition on death as well as during life, so a non-EU heir needs permission to take a Cyprus property.[1] The executor's lawyer handles this as part of the estate. Cap. 109 contains no rule that stops a non-EU owner from selling.[1] A buyer of that property applies for permission in their own right unless they are an EU citizen or the original permission said no further permission was needed.[1] Owning property does not by itself give a right to live in Cyprus. Residence permits are a separate process under immigration law, explained in the network's residency guides. ## Pending bills to change the rules Proposals to tighten the rules for non-EU buyers have been reported in the Cyprus press. A bill changes nothing until the House of Representatives passes it and it is published in the Official Gazette of the Republic. On 29 October 2026 the consolidated text of Cap. 109 on CyLaw listed Law 161(I)/2011 as its most recent amendment.[1] Until a newer amending law appears there, the rules on this page are the rules in force. We update this page when a law is published, and we describe any bill only by its stage in the House and the date of that stage, as recorded on the House's own website. If you are buying while a bill is under discussion, ask your lawyer whether the contract should say what happens if the rules change before permission is granted. ## How we keep this page accurate Every rule on this page is taken from the consolidated Greek text of Cap. 109 on CyLaw, the legal database of the Cyprus Bar Association.[1] We do not use agents' or developers' summaries of the law. Our [editorial policy](/editorial-policy) explains which sources we accept and why, and errors are fixed and dated as set out in our [corrections policy](/corrections). This page is general information. It does not tell you whether you, your company or a particular property needs permission, and it is not a substitute for a lawyer registered with the Cyprus Bar Association. ## Questions readers ask **Can EU citizens buy property in Cyprus without permission?** Yes. Cap. 109 excludes citizens of EU member states and EEA states, and companies established in them, from the definition of alien, so the Council of Ministers permission rule does not apply to them. **Do UK citizens need permission to buy property in Cyprus?** A British citizen who holds no EU or Cypriot nationality falls within the Cap. 109 definition of alien, so the purchase needs prior permission from the Council of Ministers. A lawyer can confirm whether any exclusion applies to you, for example as the spouse of a Cypriot citizen. **What happens if a non-EU buyer completes without permission?** Section 3(5) of Cap. 109 makes any registration of property in breach of the permission rule void, and section 3(3) says a contract gives the buyer no right to the property until permission is granted. **Can a non-EU buyer use a company to avoid the permission rule?** No. A company controlled by aliens, and any company registered outside Cyprus that does not qualify under the EU and EEA exclusion, is itself an alien under Cap. 109 and needs the same permission. **Has Cyprus passed a new law restricting non-EU buyers?** On 29 October 2026 the consolidated text of Cap. 109 on CyLaw listed Law 161(I)/2011 as its latest amendment. Proposals discussed in the House only become law once passed and published in the Official Gazette. ## Sources for this page 1. Ο περί Κτήσης Ακίνητης Ιδιοκτησίας (Αλλοδαποί) Νόμος (ΚΕΦ.109), consolidated text (CyLaw (Cyprus legal database), read 29 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/0_109/full.html --- # Costs of buying property in Cyprus: fees and taxes Canonical: https://cypruspropertyreport.com/guides/costs-of-buying-property-in-cyprus Type: guide. Reviewed: 29 October 2026. Next review: 9 March 2027. > On top of the price, a buyer in Cyprus pays transfer fees of 3%, 5% and 8%, usually halved, a €50 contract deposit fee and VAT on a new build at 19% or 5%. Stamp duty ended in January 2026. > This page explains the general rules as published by the Cyprus authorities on the date shown. Rates, thresholds and procedures change, and your position depends on facts we do not know. Before you act, confirm the figures with the Tax Department or the Department of Lands and Surveys and take advice from a lawyer registered with the Cyprus Bar Association or a licensed accountant. ## What you pay, and at which point in the purchase | Stage | Payment | Paid to | |---|---|---| | Reservation | Reservation deposit, if the parties agree one | Seller or lawyer's client account | | Signing the contract | Legal fees, survey and valuation | Your own professionals | | Within 6 months of signing | €50.00 to deposit the contract at the Land Registry[3] | Department of Lands and Surveys | | Completion of a new build | VAT, where the sale is subject to it | Seller, who accounts to the Tax Department | | Transfer of the deed | Transfer fees | Department of Lands and Surveys | | Every year afterwards | Local authority, sewerage and communal charges | Municipality, community, sewerage board, management committee | Stamp duty is missing from that table on purpose. The Stamp Duty Laws 1963 to 2025 were repealed from 1 January 2026 by Law 239(I)/2025, so a contract signed from that date is not stamped; only a contract that at least one party signed before 1 January 2026 still carries the old duty.[6] The €50.00 deposit fee is the Department's own published figure for lodging a contract of sale, and the Department states that the deposit must be made within six months of signature unless a court order allows a late deposit.[3] The sequence itself is set out on our [how to buy property in Cyprus](/how-to-buy-property-in-cyprus) page. ## Transfer fees at the Land Registry, and when they are reduced or not charged Transfer fees are charged when the title deed is registered in your name, which on a new build can be years after you take delivery. Our [Cyprus title deeds explained](/cyprus-title-deeds-explained) page covers why. The Department of Lands and Surveys publishes the bands in three steps.[1] | Value of the property | Rate | |---|---:| | €0.01 to €85,000.00 | 3% | | €85,001.00 to €170,000.00 | 5% | | €170,001.00 and above | 8% | Three rules change that figure, and all three come from the Department: - A 50% reduction in the ordinary case, which the Department describes as "μείωση του τέλους μεταβίβασης ακίνητης ιδιοκτησίας στο 50% για όλες τις περιπτώσεις που επιβάλλονται ή εισπράττονται τέλη με βάση το Κεφάλαιο 17", a 50% reduction of the transfer fee in all cases where fees are charged under Chapter 17.[2] - No reduction after a forced sale. Where the seller acquired the property through a sale procedure under Parts VI and VIA of the Transfer and Mortgage Law No. 9/1965, the Department charges the fees under Chapter 17 "without granting the fifty percent (50%) discount".[1] - No fee at all where VAT applied. In the Department's words, "No fee is charged or collected pursuant to Chapter 17 of the Schedule, where Value Added Tax is charged", on production of the documentation from the VAT authorities.[1] There is also a penalty for a late contract deposit. The Department states that if the sale contract is not deposited within six months of signing, then on transfer "you will be required to pay the transfer fees with an increase of ten percent (10%)".[4] Interactive calculator: https://cypruspropertyreport.com/calculators/purchase-costs Indicative only. Based on the transfer fee bands published by the Department of Lands and Surveys and the Tax Department's stamp duty and VAT rules, read on 29 October 2026.[1] Not a quote. Monthly Land Registry transfer figures for Cyprus are published on [Cyprus property transfers: monthly DLS data](/property-transfers-cyprus). ## Stamp duty on the contract of sale: abolished from 1 January 2026 Stamp duty is no longer payable on a contract of sale. The Tax Department states that under Law 239(I)/2025 the Stamp Duty Laws 1963 to 2025 are repealed from 1 January 2026.[6] The Department of Lands and Surveys has changed its deposit requirements to match: stamping is needed "μόνο εάν το έγγραφο έχει υπογραφεί έστω και από έναν συμβαλλόμενο πριν από την 1/1/2026", only if at least one party signed the document before 1 January 2026.[3] Contracts signed by at least one party before 1 January 2026 still carry stamp duty on the old scale: nil up to €5,000, €1.50 per €1,000 or part of €1,000 from €5,001 to €170,000, €2.00 per €1,000 or part above €170,000, and a maximum of €20,000 for any one document.[6] If you are completing on a contract from 2025 or earlier, ask your lawyer whether it was stamped and, if not, what the Tax Department now requires.[6] ## VAT on new property and the reduced-rate conditions Value added tax applies to the sale of a new building by a person acting in the course of business, and not to a resale between private individuals. The standard rate under the VAT Law, N. 95(I)/2000, has been 19% since 13 January 2014.[7] Where VAT is charged on the transaction, the Department of Lands and Surveys collects no transfer fee on the same transfer, which is the single most useful thing to know about the interaction between the two.[1] A reduced rate of 5% applies to a dwelling that the buyer will use as a main and permanent residence in Cyprus, and it has to be applied for and certified by the Tax Department rather than assumed.[9] Under the Fifth Schedule of the VAT Law the reduced rate covers the first 130 m² of buildable area and up to €350,000 of value, provided that the total value of the transaction does not exceed €475,000 and the total buildable area does not exceed 190 m².[8] A dwelling outside those limits does not qualify, so the whole price is charged at the standard rate.[8] The reduced rate also carries conditions on continued use as the main residence, which the Tax Department sets out in its guidance. Make the application before you sign, because the certificate decides the rate the seller must charge. **Check before you act: Check this before you sign a new-build contract** Confirm with the Tax Department whether the dwelling qualifies for the reduced rate on its buildable area and value, and get the certificate before completion; without it the seller charges the standard rate on the whole price. ## Legal, survey, valuation and mortgage costs These are commercial fees, not published rates, so we do not quote figures for them. Ask for a written quotation and check what is included. - Legal fees. Your own lawyer runs the searches, drafts or reviews the contract, deposits it at the Land Registry, and attends the transfer. Ask whether the fee is a percentage of the price or a fixed sum, and whether disbursements are extra. - Survey. A structural survey on a resale, or a snagging inspection on a new build, is separate from the lender's valuation and is for your benefit. - Valuation. A lender will require its own valuation and will normally pass the cost to you. - Mortgage costs. Arrangement fees, the cost of registering the mortgage at the Land Registry, and any life or property insurance the lender requires. - Power of attorney and translations, if you are not in Cyprus for the signing or the transfer. If a dispute means you have to enforce the contract, the Department charges €10.00 to accept an application for specific performance and €5.00 per title deed per owner, and the court order has to be deposited within one year of its date of issue.[5] ## What you pay every year once you own it Recurring costs fall into three groups: charges from the municipality or community council, charges from the utilities and the sewerage board, and communal charges in a shared building, which the management committee sets under the rules for commonly owned buildings. There is no state tax on owning property. The Tax Department states that immovable property tax "εφαρμόστηκε την 01/01/1980 και καταργήθηκε από 01/01/2017", that is, it applied from 1 January 1980 and was abolished from 1 January 2017.[10] What remains each year is local: the municipal or community charge and the sewerage board charge, each set by the authority that levies it. Tax on rental income, if you let the property, is a separate matter for the Tax Department or a licensed accountant. ## Worked example (illustrative) A resale apartment bought for €300,000 where no VAT is charged, under a contract signed in 2026.[1] Transfer fees derived from the Department's published bands: 3% of €85,000 = €2,550, plus 5% of the next €85,000 = €4,250, plus 8% of the remaining €130,000 = €10,400, a total of €17,200.[1] Applying the 50% reduction gives €8,600.[2] **Worked example: A €300,000 resale, contract signed in 2026** | Item | Amount | | --- | ---: | | Transfer fees after the 50% reduction | €8,600 | | Contract deposit fee | €50 | | Stamp duty | €0 | | Total official charges | €8,650 | Add your own legal, survey and valuation fees. Had one of the parties signed the same contract in 2025, stamp duty on the old scale would be added: €1.50 per €1,000 on the €165,000 between €5,001 and €170,000 (€247.50) plus €2.00 per €1,000 on the €130,000 above (€260), a total of €507.50.[6] If the same apartment had been a new build with VAT charged on it, the transfer fee would have been nil and VAT would have been payable instead. On a 120 m² new-build apartment bought for €300,000 as a certified main residence, VAT at the reduced rate would be 5% of €300,000 = €15,000, with no transfer fee.[8] The arithmetic above is ours, derived from the official bands. It is an illustration, not a quotation, and it ignores anything specific to a particular property. The terms used here are defined in the [Cyprus property glossary](/cyprus-property-glossary). ## Questions readers ask **Do I pay both VAT and transfer fees?** No. The Department of Lands and Surveys states that no transfer fee is charged or collected where value added tax is charged on the same transaction. **What is the 50% transfer fee reduction?** The Department publishes a 50% reduction of the immovable property transfer fee in all cases where fees are charged or collected under Chapter 17. It is not granted where the seller acquired the property through a forced-sale procedure under Parts VI and VIA of the Transfer and Mortgage Law No. 9/1965. Ask the district Land Registry office to confirm it applies to your transfer. **What does it cost to deposit the sale contract?** The Department's published fee for depositing a contract of sale is €50.00. The deposit must be made within six months of the date of signature unless a court order allows a late deposit. **What happens if I deposit the contract late?** The Department states that the transfer fees are then charged with an increase of ten percent when the property is transferred into your name. **Is stamp duty still payable on a Cyprus sale contract?** No. Law 239(I)/2025 repealed the Stamp Duty Laws 1963 to 2025 from 1 January 2026, so a contract signed from that date carries no stamp duty. Only a contract that at least one party signed on or before 31 December 2025 is still stamped, on the old scale. **What VAT applies to a new property in Cyprus?** The standard rate is 19%. A reduced rate of 5% applies to a main and permanent residence on the first 130 m² of buildable area up to €350,000 of value, provided the total value does not exceed €475,000 and the total buildable area does not exceed 190 m². The reduced rate must be applied for and certified by the Tax Department. Resales between private individuals are outside VAT. ## Sources for this page 1. Sale/Exchange: application, rights and fees (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/en/application_forms/polisi-antallagi/ 2. Transfer fees calculator (Department of Lands and Surveys, read 10 September 2026): https://portal.dls.moi.gov.cy/en/alles-ypiresies/ergaleia/ypologismos-telon-metavivasis/ 3. Contract of sale, consideration, exchange: deposit of the contract (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/en/application_forms/symvasis-polisis-antiparochis-antallagis/ 4. Purchase of Immovable Property: The importance of Depositing the Sale Contract at the Department of Lands and Surveys (Department of Lands and Surveys, read 10 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/11/Purchase-of-Immovable-Property-The-importance-of-Depositing-the-Sale-Contract-at-the-Department-of-Lands-and-Surveys.pdf 5. Specific performance of sale contract (Department of Lands and Surveys, read 10 September 2026): https://portal.dls.moi.gov.cy/en/application_forms/eidiki-ektelesi-politiriou-engrafou/ 6. Χαρτόσημα (Stamp duty): abolition of the Stamp Duty Laws 1963 to 2025 from 1 January 2026, Law 239(I)/2025 (Tax Department, Ministry of Finance, read 29 October 2026): https://www.gov.cy/mof-tax/documents/chartosima/ 7. Ο περί Φόρου Προστιθέμενης Αξίας Νόμος του 2000 - 95(I)/2000, άρθρο 17 (CyLaw, read 29 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/2000_1_95/full.html 8. Ο περί Φόρου Προστιθέμενης Αξίας Νόμος του 2000 - 95(I)/2000 - Πέμπτο Παράρτημα, Πίνακας Γ, παράγραφος 3 (CyLaw, read 29 October 2026): http://www.cylaw.org/nomoi/enop/ind/2000_1_95/appendix-apb4813117-691a-764b-68b2-21cbcb409949.html 9. 5% Reduced VAT Rate (Tax Department, Ministry of Finance, read 29 October 2026): https://www.gov.cy/mof-tax/en/documents/5-reduced-vat-rate/ 10. Φόρος Ακίνητης Ιδιοκτησίας (Immovable property tax) (Tax Department, Ministry of Finance, read 29 October 2026): https://www.gov.cy/mof-tax/documents/foros-akinitis-idioktisias/ --- # Cyprus property glossary: terms explained Canonical: https://cypruspropertyreport.com/guides/cyprus-property-glossary Type: guide. Reviewed: 29 October 2026. Next review: 10 September 2027. > The terms a buyer, seller or owner meets in a Cyprus property transaction, grouped by where they arise: the Land Registry, the contract, tax and fees, planning and the professional registers, each defined in plain English. > This page explains the general rules as published by the Cyprus authorities on the date shown. Rates, thresholds and procedures change, and your position depends on facts we do not know. Before you act, confirm the figures with the Tax Department or the Department of Lands and Surveys and take advice from a lawyer registered with the Cyprus Bar Association or a licensed accountant. ## How to use this glossary Terms are grouped by where you meet them rather than alphabetically, because that is how they arrive. No rates, thresholds or fee amounts appear here. Amounts belong on the [costs of buying property in Cyprus](/costs-of-buying-property-in-cyprus) page, where each is tied to the official source it came from, and the order of the steps is on the [how to buy property in Cyprus](/how-to-buy-property-in-cyprus) page. Where a definition depends on a rule rather than on usage, the rule is attributed to the authority that publishes it. ## Land Registry and ownership terms | Term | What it means | |---|---| | *Ktimatologio* | The Land Registry, run by the Department of Lands and Surveys within the Ministry of Interior. It keeps the register of ownership and carries out transfers at its district offices. | | Immovable Property Law, Cap. 224 | The statute governing tenure, registration and valuation of immovable property, in Greek "Ο περί Ακίνητης Ιδιοκτησίας (Διακατοχή, Εγγραφή και Εκτίμηση) Νόμος - ΚΕΦ.224".[1] It also contains the rules for commonly owned buildings. | | Title deed | Everyday name for the certificate of registration, the Land Registry document naming the registered owner of a defined property. It states the register as at the day it was issued. | | Registration number | The Land Registry's identifier for a property, used with district, parish, sheet, plan and block to locate it precisely. | | Undivided share | A fraction of a property owned in common with others rather than a physically separate part. Common where a plot has not yet been divided into units. | | Commonly owned building | A building divided into separately owned units with shared common areas, governed by Cap. 224 and managed by a committee of the owners.[1] | | Common areas | The parts of a development owned by all the unit owners together, such as entrances, stairs, roofs, lifts and grounds. | | Encumbrance | Anything registered against a property that binds whoever owns it, such as a mortgage, a memo, a court order, a right of way or a deposited sale contract. The Department of Lands and Surveys describes a deposited contract as "an encumbrance (charge in rem) on the property".[2] | | Charge in rem | A charge attached to the property itself rather than to a person, so it survives a change of owner. | | Memo | An entry registered against a property by a creditor to secure a debt owed by the owner. | | Mortgage | A registered security over a property in favour of a lender. On a development, the developer's mortgage may cover the whole plot rather than your unit. | | Search certificate | A statement of what the register holds for a property on the day it is issued. The Department of Lands and Surveys requires the seller to produce one "not more than five (5) working days from the date of conclusion of the Contract".[4] | | Division | The Land Registry process by which a plot or building is split so that separate title deeds can be issued for each unit. | | Value ratio | The ratio of a unit's value to the value of the whole development, which the seller must determine and file after securing a planning permit, so that, in the Department's words, "the purchaser is in advance aware of the ratio of the value of the unit he/she is purchasing".[2] | ## Contract, deposit and completion terms | Term | What it means | |---|---| | Reservation agreement | A private contract taking a property off the market for a fixed period while the legal checks are done. It is not the sale contract and transfers nothing. | | Sale contract | The contract of sale of immovable property, abbreviated by the Land Registry to SLC. On a property with no deed, it is the buyer's main protection. | | Stamping | Formerly, paying stamp duty on the contract before it could be lodged. The Tax Department states that Law 239(I)/2025 repealed the Stamp Duty Laws 1963 to 2025 from 1 January 2026, so a contract signed from that date is not stamped.[7] The Land Registry asks for stamping only where at least one party signed the contract before 1 January 2026.[3] | | Deposit of the contract | Lodging the signed sale contract at the district Land Registry office. The Department states that this "πρέπει να γίνει εντός έξι (6) μηνών από την ημερομηνία της υπογραφής της", within six months of signing, unless a court order allows a late deposit.[3] Deposit within that period is a condition of Specific Performance protection. | | Specific Performance law | The Sale of Immovable Property (Specific Performance) Law, N. 81(I)/2011, which applies once the contract is deposited and is aimed at protecting the buyer where the seller fails to perform.[2] It was amended by Law N. 132(I)/2023, in force from 12 December 2023.[4] | | Specific performance | A court order requiring the seller to perform the contract, typically by registering the property in the buyer's name, rather than paying damages instead. | | Vesting contract | The contract by which a buyer assigns rights and obligations under a sale contract to a third party. The Department requires it to be deposited within six months of its signing, with a capital gains tax clearance certificate for the transferor.[2] | | Power of attorney | A certified authority allowing a lawyer or other representative to sign or attend the transfer for you when you are not in Cyprus. | | Transfer | The Land Registry act that moves registered ownership to the buyer, done at the district office for the area where the property lies. | | Delivery | Handing over possession of a new build, which on an undivided development happens long before the transfer. | | Snagging | The inspection of a new build against the specification around delivery, and the list of defects it produces. | ## Tax and fee terms | Term | What it means | |---|---| | Transfer fees | The fees the Department of Lands and Surveys charges the buyer when the deed is registered in their name. Charged in bands, subject to a reduction, and, in the Department's words, "No fee is charged or collected pursuant to Chapter 17 of the Schedule, where Value Added Tax is charged".[5] Monthly figures are published on [Cyprus property transfers: monthly DLS data](/property-transfers-cyprus). | | Chapter 17 | The schedule of the Land Registry fees legislation under which transfer fees are charged and to which the reduction applies. | | Transfer fee reduction | The halving of the transfer fee that the Department applies where fees are charged under Chapter 17. It is not granted where the seller acquired the property through a sale procedure under Parts VI and VIA of the Transfer and Mortgage Law No. 9/1965.[5] | | Stamp duty | Duty that was charged on the sale contract under the Stamp Duty Laws 1963 to 2025, administered by the Tax Department. Abolished by Law 239(I)/2025 from 1 January 2026; still payable on the old scale only where at least one party signed the contract before that date.[7] | | VAT on property | Value added tax on the supply of a new building by a person acting in business. A reduced rate applies to a dwelling used as the buyer's main and permanent residence, subject to conditions on buildable area and value that are set out, with their sources, on the costs page. | | Capital gains tax clearance certificate | The certificate a transferor obtains from the tax authorities showing that capital gains tax on the disposal has been settled. The Department requires one when a vesting contract is deposited. | | Immovable property tax | The former state tax on owning immovable property. The Tax Department states that it "εφαρμόστηκε την 01/01/1980 και καταργήθηκε από 01/01/2017", applied from 1 January 1980 and abolished from 1 January 2017.[8] No state ownership tax is charged for later years; the annual charges that remain are the municipal or community charge and the sewerage board charge. | | Sewerage board charge | An annual charge levied by the district sewerage board on the owner of a property connected to, or within, its area. | | Communal charges | The service charge paid by unit owners in a commonly owned building for maintaining the common areas, set by the owners' committee. | ## Planning, permit and building terms | Term | What it means | |---|---| | Planning permit | Permission for the development itself, granted before construction and before the value ratios in a development can be filed. | | Building permit | Permission to construct the building as designed, issued by the local authority. | | Certificate of final approval | Confirmation that the building as constructed matches what was permitted. Without it, the division that produces separate title deeds can stall. | | Building coefficient | The ratio of permitted floor area to plot area in a planning zone, which determines how much may be built. | | Covered area | The floor area of the building itself, as distinct from the plot area and from any uncovered verandas or parking. | | Zone | The planning designation of a plot, which sets what may be built on it and at what density. | | Regularisation | The process of obtaining approval, after the event, for work that departs from the permits. Often a precondition of issuing deeds. | ## Professionals, licences and registers | Term | What it means | |---|---| | Registered estate agent | A person registered with the Real Estate Agents Registration Council and holding a current licence under the Real Estate Agents Law, N. 71(I)/2010.[6] Only a registered agent may advertise, promote, propose or negotiate property transactions for others in the course of business, and section 23 of the law requires every document or advertisement a licensed agent uses to carry the words *αδειούχος κτηματομεσίτης* (licensed estate agent) followed by the registration number and the licence number.[6] | | Advocate | A lawyer registered with the Cyprus Bar Association. Instruct one who acts for you alone rather than for the seller or the developer. | | ETEK | The Cyprus Scientific and Technical Chamber, which maintains the registers of architects, engineers and surveyors. | | Valuer | A professional who assesses the market value of a property, usually instructed by a lender before it will release a loan. | | Developer | The company that builds and sells a development. Where a development is named editorially, the developer's company registration or the agent's licence number should be named with it. | Terms relating to title are covered in more detail on the [Cyprus title deeds explained](/cyprus-title-deeds-explained) page. ## Questions readers ask **What is the difference between a title deed and a sale contract?** The sale contract is an agreement between two parties. The title deed is the Land Registry's record of who owns the property. Until the deed is transferred, the contract, once deposited, is what protects the buyer. **What does Ktimatologio mean?** It is the Greek word for the Land Registry, run by the Department of Lands and Surveys. It keeps the register of ownership and carries out transfers at its district offices. **Why are there no fee amounts in this glossary?** Because amounts change and each one needs its own dated official source. Every figure we publish, including the transfer fee bands, the VAT thresholds and the date stamp duty ended, sits on the costs page next to the Department of Lands and Surveys, Tax Department or CyLaw document it was read from. **What does specific performance mean in a Cyprus purchase?** It is a court order requiring the seller to perform the contract, usually by registering the property in the buyer's name. It becomes available once the contract has been deposited at the Land Registry within six months of signing. **Is stamp duty still part of a Cyprus purchase?** No. Law 239(I)/2025 repealed the Stamp Duty Laws 1963 to 2025 from 1 January 2026. Only a contract that at least one party signed before that date is still stamped, on the old scale. ## Sources for this page 1. Ο περί Ακίνητης Ιδιοκτησίας (Διακατοχή, Εγγραφή και Εκτίμηση) Νόμος - ΚΕΦ.224 (CyLaw, read 10 September 2026): https://www.cylaw.org/nomoi/enop/non-ind/0_224/index.html 2. Purchase of Immovable Property: The importance of Depositing the Sale Contract at the Department of Lands and Surveys (Department of Lands and Surveys, read 10 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/11/Purchase-of-Immovable-Property-The-importance-of-Depositing-the-Sale-Contract-at-the-Department-of-Lands-and-Surveys.pdf 3. Contract of sale, consideration, exchange: deposit of the contract (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/en/application_forms/symvasis-polisis-antiparochis-antallagis/ 4. Amendment to the Sale of Property (Specific Performance) Law (Department of Lands and Surveys, read 10 September 2026): https://portal.dls.moi.gov.cy/en/tropopoiisi-ston-peri-polisis-akiniton-eidiki-ektelesi-nomo/ 5. Sale/Exchange: application, rights and fees (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/en/application_forms/polisi-antallagi/ 6. Ο Περί Κτηματομεσιτών Νόμος του 2010 - 71(I)/2010 (CyLaw, read 29 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/2010_1_71/full.html 7. Χαρτόσημα (Stamp duty): abolition of the Stamp Duty Laws 1963 to 2025 from 1 January 2026, Law 239(I)/2025 (Tax Department, Ministry of Finance, read 29 October 2026): https://www.gov.cy/mof-tax/documents/chartosima/ 8. Φόρος Ακίνητης Ιδιοκτησίας (Immovable property tax) (Tax Department, Ministry of Finance, read 29 October 2026): https://www.gov.cy/mof-tax/documents/foros-akinitis-idioktisias/ --- # Cyprus title deeds explained: a buyer's guide Canonical: https://cypruspropertyreport.com/guides/cyprus-title-deeds-explained Type: guide. Reviewed: 29 October 2026. Next review: 9 March 2027. > A title deed is the Land Registry's record that a named person owns a defined property. Separate deeds for new units can take years, so a buyer's protection is the sale contract deposited within six months of signing. > This page explains the general rules as published by the Cyprus authorities on the date shown. Rates, thresholds and procedures change, and your position depends on facts we do not know. Before you act, confirm the figures with the Tax Department or the Department of Lands and Surveys and take advice from a lawyer registered with the Cyprus Bar Association or a licensed accountant. ## What a title deed is, and what the Land Registry records Ownership of land in Cyprus is registered, not proved by holding a bundle of papers. The Department of Lands and Surveys, in Greek the *Ktimatologio* (Land Registry), keeps the register under the Immovable Property (Tenure, Registration and Valuation) Law, Cap. 224, whose Greek title is "Ο περί Ακίνητης Ιδιοκτησίας (Διακατοχή, Εγγραφή και Εκτίμηση) Νόμος - ΚΕΦ.224".[7] The same law contains the rules for commonly owned buildings, which is where the shares in a block of flats come from. The registration record identifies the property by district, parish, sheet, plan, block and registration number, states its area and its description, names the registered owner or owners with their shares, and lists what is registered against it. That last part matters more to a buyer than the first. A certificate of registration, the document people mean when they say "title deed", is a copy of that record issued by the district Land Registry office. It reflects the register on the day it was issued and nothing later, so a certificate the seller produces from a drawer proves less than a fresh search. ## Why separate deeds for a unit can take years to issue When a developer builds on a plot, the plot has one registration. Individual deeds for each flat or house only come into existence after the development has been divided and registered, and every step before that can stall. The usual causes are cumulative rather than dramatic: - The building as constructed does not match the planning or building permit, so final approval cannot be given until it is regularised. - The division of the plot has not been applied for, or the application is incomplete. - The developer's own mortgage over the whole plot has not been released or apportioned. - Amounts are outstanding to the municipality, the community council, the sewerage board or the Tax Department. - Common areas, parking spaces or storage rooms have been sold in a way that does not match the approved division. Meanwhile the buyer has paid, moved in and is treated as the owner in practice. That gap between economic ownership and registered ownership is the whole reason the Specific Performance regime exists. ## Checking the deed, the encumbrances and the mortgages before you sign Ask your own lawyer for a fresh search at the district Land Registry office, and read the result rather than a summary of it. What binds the property, and will bind you, includes mortgages, memos registered by creditors, court orders, leases, rights of way, and earlier sale contracts deposited by other buyers. The amended Sale of Property (Specific Performance) Law, N. 132(I)/2023, in force from 12 December 2023, puts a fresh search on the seller.[2] The Department of Lands and Surveys states that the seller must produce "a Search Certificate of the immovable property that is the subject of the Contract and which is not more than five (5) working days from the date of conclusion of the Contract", and describes the amendment as giving "a mechanism to safeguard the interests of the buyers of immovable property and ensure in advance that the transfer of immovable property shall be executed as soon as the buyer fulfils his/her contractual obligations".[2] Where the property is part of a development, the Department also notes that after the developer secures a planning permit it must determine the ratio of the value of each part of the development and file it, "so that the purchaser is in advance aware of the ratio of the value of the unit he/she is purchasing". That ratio decides how much of the developer's mortgage debt is attributed to your unit. ## Lodging the contract under the Specific Performance law and what that protects The sale contract is signed and then deposited at the district Land Registry office. Since 1 January 2026 it is no longer stamped first: the Tax Department states that Law 239(I)/2025 repealed the Stamp Duty Laws 1963 to 2025 from that date.[8] The Department of Lands and Surveys asks for stamping only where the contract "έχει υπογραφεί έστω και από έναν συμβαλλόμενο πριν από την 1/1/2026", where at least one party signed it before 1 January 2026.[3] The Department states that the deposit "πρέπει να γίνει εντός έξι (6) μηνών από την ημερομηνία της υπογραφής της", within six months of signing unless a court order allows a late deposit, and that the fee is €50.00.[3] Deposit within that period is a condition of the Specific Performance protection described below. Once deposited, the Sale of Immovable Property (Specific Performance) Law, N. 81(I)/2011 applies.[1] According to the Department, deposit means: 1. No later contract on the same unit can be accepted by the Department. 2. If the seller does not perform, you may apply to the court for an order registering the property in your name, or for compensation. 3. You may assign your rights and obligations under the contract to a third party without the seller's written consent, by depositing a vesting contract within six months of its signing together with a capital gains tax clearance certificate for the transferor. 4. You may charge those rights in favour of a lender that financed the purchase. 5. The deposit creates "an encumbrance (charge in rem) on the property, which has a priority order in relation to other charges in rem, according to the date of its deposit". There is also a specific answer to the developer's mortgage. The Department states that where the property is subject to a prior mortgage you have the right to pay the mortgage debt attributable to your unit directly to the mortgage creditor rather than to the seller, and that if the creditor then refuses to release the property you may apply for an order for specific performance "ordering the registration of the property in your name, thus, ignoring the mortgage which pre-dates the SLC". Missing the six month window costs money later. The Department states that in that case, on transfer, "you will be required to pay the transfer fees with an increase of ten percent (10%)".[1] ## Transferring the deed into your name: who does what The transfer is a Land Registry act, done at the district office for the area where the property lies, with both parties attending in person or through a certified power of attorney. The seller clears what has to be cleared: the Department asks for receipts from the municipality or community council, the sewerage board and the water board, and a certificate from the Tax Department. Where a developer is the seller, the release or apportionment of its mortgage happens here. The buyer pays the transfer fees. The Department publishes them in bands of 3%, 5% and 8% by value and states that "No fee is charged or collected pursuant to Chapter 17 of the Schedule, where Value Added Tax is charged".[5] A 50% reduction applies where fees are charged under Chapter 17.[6] The Department makes one exception: where the seller acquired the property through a sale procedure under Parts VI and VIA of the Transfer and Mortgage Law No. 9/1965, the fees are charged "without granting the fifty percent (50%) discount".[5] The [costs of buying property in Cyprus](/costs-of-buying-property-in-cyprus) page sets out the bands in full. If the transfer has to be forced through the court, the order has its own deadline. The Department gives "One (1) year expiry date for its deposit to the Department of Lands and Surveys from its date of issue", with fees of €10.00 to accept the application and €5.00 per title deed per owner.[4] Monthly transfer figures for Cyprus are published on [Cyprus property transfers: monthly DLS data](/property-transfers-cyprus). ## What to do when the deed has still not been issued Take the steps in order, and take them early rather than at the point of sale. 1. Confirm the contract was deposited within six months of signing, and get the deposit receipt; a contract that one of the parties signed before 1 January 2026 should also have been stamped.[3] If it was not deposited, take advice immediately about what protection remains. 2. Get a current search on the parent plot, so you know what is registered against the land your unit sits on. 3. Ask the developer in writing for the division application reference, the certificate of final approval, and the value ratio filed for your unit. 4. Ask the district Land Registry office directly what is outstanding on the division. The Department publishes its contact details and a pancyprian call centre number on its portal. 5. If the seller will not perform, your lawyer can apply for a court order for specific performance, which is then deposited with the Department within one year of issue.[4] A property with a deposited contract and no deed can be sold on by assigning the contract, but the next buyer's lawyer will examine the same problems. The [how to buy property in Cyprus](/how-to-buy-property-in-cyprus) page places these steps in the wider purchase, and the terms used here are defined in the [Cyprus property glossary](/cyprus-property-glossary). ## Questions readers ask **Is it safe to buy a property without a title deed in Cyprus?** It is common and it is manageable, but the protection comes from a contract deposited at the Land Registry within six months of signing, unless a court order allows a late deposit, not from the seller's assurances. Without deposit, you rely on contract law alone. **What does depositing the contract actually do?** The Department of Lands and Surveys states that it blocks any later contract on the same unit, allows you to apply to the court for registration in your name if the seller fails to perform, and creates a charge on the property ranked by the date of deposit. **Can I sell a property before the deed is issued?** Yes. The Department describes a vesting contract by which the buyer assigns rights and obligations under the sale contract to a third party without the seller's consent, deposited within six months of its signing with a capital gains tax clearance certificate for the transferor. **What if the developer has mortgaged the whole development?** The Department states that you may pay the portion of the mortgage debt attributable to your unit directly to the mortgage creditor, and that if the creditor refuses to release the property you may apply for specific performance ignoring the earlier mortgage. **How much does it cost to deposit the contract?** The Department's published fee is €50.00. Depositing late means the transfer fees are charged with an increase of ten percent when the property is transferred to you. **Does the sale contract still have to be stamped before deposit?** Only if at least one party signed it before 1 January 2026. Law 239(I)/2025 repealed the Stamp Duty Laws 1963 to 2025 from that date, and the Department of Lands and Surveys now asks for stamping only on contracts with a pre-2026 signature. ## Sources for this page 1. Purchase of Immovable Property: The importance of Depositing the Sale Contract at the Department of Lands and Surveys (Department of Lands and Surveys, read 10 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/11/Purchase-of-Immovable-Property-The-importance-of-Depositing-the-Sale-Contract-at-the-Department-of-Lands-and-Surveys.pdf 2. Amendment to the Sale of Property (Specific Performance) Law (Department of Lands and Surveys, read 10 September 2026): https://portal.dls.moi.gov.cy/en/tropopoiisi-ston-peri-polisis-akiniton-eidiki-ektelesi-nomo/ 3. Contract of sale, consideration, exchange: deposit of the contract (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/en/application_forms/symvasis-polisis-antiparochis-antallagis/ 4. Specific performance of sale contract (Department of Lands and Surveys, read 10 September 2026): https://portal.dls.moi.gov.cy/en/application_forms/eidiki-ektelesi-politiriou-engrafou/ 5. Sale/Exchange: application, rights and fees (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/en/application_forms/polisi-antallagi/ 6. Transfer fees calculator (Department of Lands and Surveys, read 10 September 2026): https://portal.dls.moi.gov.cy/en/alles-ypiresies/ergaleia/ypologismos-telon-metavivasis/ 7. Ο περί Ακίνητης Ιδιοκτησίας (Διακατοχή, Εγγραφή και Εκτίμηση) Νόμος - ΚΕΦ.224 (CyLaw, read 10 September 2026): https://www.cylaw.org/nomoi/enop/non-ind/0_224/index.html 8. Χαρτόσημα (Stamp duty): abolition of the Stamp Duty Laws 1963 to 2025 from 1 January 2026, Law 239(I)/2025 (Tax Department, Ministry of Finance, read 29 October 2026): https://www.gov.cy/mof-tax/documents/chartosima/ --- # How Cyprus house price indices work Canonical: https://cypruspropertyreport.com/guides/how-house-price-indices-work Type: guide. Reviewed: 29 October 2026. Next review: 10 September 2027. > Cyprus has no single official house price. The Central Bank, RICS with KPMG and Eurostat each publish an index built from different data, so they rarely agree; this page explains what each measures and how to read it. ## The indices you will see quoted Three published indices cover Cyprus residential property, and a fourth set of official figures is often quoted alongside them but is not an index at all. | Series | Published by | Frequency | Basis | |---|---|---|---| | Residential Property Price Index (RPPI) | Central Bank of Cyprus | quarterly | bank valuation data | | RICS Cyprus Property Index with KPMG in Cyprus | RICS with KPMG in Cyprus | quarterly | valuers' estimates for notional buildings | | House Price Index (HPI) for Cyprus | Eurostat | quarterly | EU statistical regulation | | Contracts of sale and transfers | Department of Lands and Surveys | monthly | counts of documents, not prices | The Department of Lands and Surveys series counts how many contracts of sale are deposited and how many transfers are registered. It says nothing about price levels, and it is covered separately in [Cyprus contracts of sale](/contracts-of-sale-cyprus) and on the Cyprus property transfers page. ## What each one measures, and how often it is published ### Central Bank of Cyprus RPPI The Central Bank of Cyprus states that the indices "are based on property valuation data collected since 2006 by the partnered credit institutions, which receive the relevant information from independent property valuers for several purposes such as housing loans", and that the data "cover all the areas under the effective control of the Republic of Cyprus (Nicosia, Limassol, Larnaca, Paphos and Famagusta) and refer to residential properties (houses and apartments)".[1] They are built by the bank's Real Estate Unit and published quarterly.[1] The methodology report explains how the index is constructed. It says that "in constructing the various valuation price indices and sub-indices, the hedonic methodology was used": a regression separates the part of a price change caused by a different mix of properties from the part caused by the market itself, so the result is quality constant rather than a simple average.[2] The characteristics used, including size, age, condition, district, planning zone and sea view, were found to explain "about 70% of the market value of a residential property in the CBC databases".[2] The index formula is a Fisher index, the geometric average of the Laspeyres and Paasche indices, and the all-residential index is "calculated as the weighted sum of the two by type indices, i.e. houses and flats, using their respective quarterly number of observations as weights".[2] Data: https://cypruspropertyreport.com/api/series/cbc_rppi/cyprus?format=json&from=2010-Q1 (CSV without the format parameter). ### RICS Cyprus Property Index with KPMG in Cyprus RICS describes this as "a quarterly price and rental index that tracks property and rental prices across all districts and main property types in Cyprus".[5] Its methodology "was developed by the University of Reading, UK".[6] The index works differently from the Central Bank's. It "monitors the urban centres of Nicosia, Limassol, Larnaca, Paphos and Paralimni-Famagusta" and "only tracks prices in Republic of Cyprus' government controlled area and not in the occupied North".[6] In each centre it monitors "the Market Value and Market Rent, as defined in the RICS Red Book, across the four main property sectors – office (CBD), retail (high street), industrial (warehouse) and residential (houses and apartments)".[6] Crucially, it "monitors hypothetical or notional buildings, each having specific characteristics", and the estimates come from "accredited RICS property professionals who are active in the relevant markets".[6] Prices per square metre are quoted on Gross External Area as defined in the RICS’ Code of Measurement Practice (8th edition), which "includes the living area and covered verandas but excludes common areas".[6] So the Central Bank index tracks what valuers wrote about real properties that banks lent against, while the RICS index tracks what experienced valuers judge a defined standard building to be worth in a defined sub-district. ### Eurostat House Price Index Eurostat publishes a quarterly House Price Index that "shows the price changes of residential properties purchased by households (flats, detached houses, terraced houses, etc.), both newly built and existing".[7] It is compiled under European Parliament and Council Regulation (EU) 2016/792 of 11 May 2016.[7] Eurostat prints the reference period on each table, so check it before comparing a Eurostat figure with a national one. ## Why the numbers differ from each other The Central Bank's own methodology report puts it plainly: "it is very unlikely that different price indices will record the same numerical results, particularly in the case were the methodologies and/or the database used differ, even though one should expect that these follow the same trend."[2] The main reasons: - Different raw data: valuations prepared for mortgage lending, valuers' estimates for notional buildings, and household purchase prices reported to a statistical office are three different populations. - Different coverage: the Central Bank index covers houses and flats across all five districts. The RICS index covers named urban centres and includes offices, retail and warehouses as well as homes. - Different geography: an index for named urban centres and sub-districts is not the same thing as an index for a whole administrative district. - Different base periods, which change the level of the number but not the growth rate. The report also flags a property of valuation-based indices generally: they "tend to present smaller fluctuations than price indices based on transaction data" and "tend to exhibit a lagging relation when compared to actual changes in market prices".[2] A valuation-based index will usually turn later and move less sharply than the market it describes. ## Base periods, rebasing and what "= 100" means An index has no units. It says only how the current level compares with a chosen reference period, which is set to 100.[1] The Central Bank sets the reference at the first quarter of 2010: "The base period for all the indices is the first quarter of 2010 (i.e. 2010Q1=100)."[1] So the all-Cyprus index reading of 109.68 in Q2 2026 means residential property was 9.68% above its Q1 2010 level, not that anything costs €109.68.[4] Against the Q1 2026 reading of 107.12 that is a rise of 2.4% quarter on quarter (derived: 109.68 divided by 107.12, minus 1).[4] The RICS report's long-term price chart is drawn on a different base, 2009 Q4 = 100, and its holiday-asset chart on 2016 Q1 = 100, so its line cannot be laid over the Central Bank's.[6] Rebasing, which every statistical office does from time to time, divides the whole series by the value in the new reference period. Every level changes; no percentage change between two quarters changes. If a figure looks wrong against one you remembered, check the base period first. ## Reading a year-on-year change without being misled Compare a quarter with the same quarter a year earlier, not with the quarter before, and remember that the percentage depends as much on where the comparison starts as on where it ends. The Paphos district series shows this. The Central Bank index for Paphos was 96.21 in Q1 2024, 108.60 in Q1 2025 and 115.59 in Q1 2026.[3] The year-on-year change therefore fell from 12.9% to 6.4% (derived: 108.60 divided by 96.21, and 115.59 divided by 108.60, each minus 1).[3] Prices rose in both years. Only the rate of increase slowed. A headline saying growth "halved" describes the second derivative, not a fall in prices. Two further habits help. Quote the period with every figure, because "the index rose 6.4%" is meaningless without it.[3] And do not convert an index change into a euro amount for a particular home: the index is quality constant across a whole district, and any single property can move differently. ## Revisions, provisional figures and coverage gaps - Revisions: when the Central Bank revises a cell, the workbook marks it with a trailing "r" and footnotes it, as the 2026 Q1 workbook did for flats in the Famagusta District for 2025 Q4.[3] A figure quoted from an older release may no longer match the current series. - Coverage gaps in the Central Bank series: all-Cyprus and district totals begin in 2006 Q1, but the flats and houses breakdowns by district only begin in 2010 Q1; earlier cells are marked "na".[4] - The RICS index level is not published as a number: the quarterly report draws its long-term trend as a chart and prints percentage changes; no numeric index table appears in the publication, so the level cannot be quoted from it, only the direction and the percentages.[6] - No official average price: no Cyprus authority publishes an average or median price paid for a home by district. The nearest official figures are the DLS declared transfer totals and the RICS notional prices per square metre; averages on listing sites are asking prices, not official statistics. - Publication lag: both quarterly indices appear well after the quarter they cover. The Central Bank published its 2026 Q2 index on 24 September 2026, with the all-Cyprus reading at 109.68.[1][4] RICS published its 2026 Q2 report on 25 August 2026.[5] Our sourcing rules are set out in the [editorial policy](/editorial-policy). ## Questions readers ask **Which Cyprus house price index is the official one?** The Central Bank of Cyprus Residential Property Price Index is the index produced by a public authority, quarterly, for all five districts. The RICS index with KPMG in Cyprus is produced by a professional body and covers commercial sectors and rents as well as homes. Both are published; neither overrides the other. **Why does one index show a bigger rise than another for the same quarter?** They use different data, cover different areas and property types, and are built by different methods. The Central Bank methodology report states that different indices are unlikely to record the same numerical results while still following the same trend. **What does an index value of 115.59 mean?** On the Central Bank base of the first quarter of 2010 = 100, it means the measured price level is 15.59% above where it stood in Q1 2010. It is not a price in euro and cannot be converted into one. **Does the Central Bank index use actual sale prices?** No. It is built from property valuation data collected by partnered credit institutions from independent valuers, largely for housing loans. Valuation-based indices tend to move less sharply and later than transaction-based ones. ## Sources for this page 1. Residential Property Price Indices (Central Bank of Cyprus, read 29 October 2026): https://www.centralbank.cy/en/publications/residential-property-price-indices 2. Methodology Report for the Construction of Residential Property Price Indices (Central Bank of Cyprus, read 10 September 2026): https://www.centralbank.cy/images/media/pdf/Methodology_EN_latest.pdf 3. Data series, Residential Property Price Index, 2026 Q1 (Central Bank of Cyprus, read 29 October 2026): https://www.centralbank.cy/images/media/redirectfile/RPPI/2026Q1/Data_RPPI_2026Q1_EN.xls 4. Data series, Residential Property Price Index, 2026 Q2 (Central Bank of Cyprus, read 29 October 2026): https://www.centralbank.cy/images/media/redirectfile/RPPI/2026Q2/Data_RPPI_2026Q2_EN.xls 5. Cyprus Property Price Index (RICS / KPMG Cyprus Property Price Index, read 29 October 2026): https://www.rics.org/news-insights/market-surveys/cyprus-property-price-index 6. RICS Cyprus Property Index with KPMG in Cyprus, 2026 Q2 (RICS / KPMG Cyprus Property Price Index, read 10 September 2026): https://www.rics.org/content/dam/ricsglobal/documents/reports/rics-kpmg-index-2026q2.pdf 7. Housing price statistics, house price index (Eurostat, read 10 September 2026): https://ec.europa.eu/eurostat/statistics-explained/index.php?title=Housing_price_statistics_-_house_price_index --- # How to buy property in Cyprus: the process step by step Canonical: https://cypruspropertyreport.com/guides/how-to-buy-property-in-cyprus Type: guide. Reviewed: 29 October 2026. Next review: 9 March 2027. > Buying property in Cyprus runs from budget and permissions through the licence check, the searches, the sale contract and its Land Registry deposit within six months, to the transfer of the deed. Stamp duty ended on 1 January 2026. > This page explains the general rules as published by the Cyprus authorities on the date shown. Rates, thresholds and procedures change, and your position depends on facts we do not know. Before you act, confirm the figures with the Tax Department or the Department of Lands and Surveys and take advice from a lawyer registered with the Cyprus Bar Association or a licensed accountant. ## What has to be in place before you start Three things decide how the rest of the purchase runs. - Your budget, including the costs on top of the price. Transfer fees, VAT where it applies and professional fees are set out on our [costs of buying property in Cyprus](/costs-of-buying-property-in-cyprus) page. Stamp duty is no longer one of them: Law 239(I)/2025 repealed the Stamp Duty Laws from 1 January 2026.[8] - Your right to acquire the property. Under the Acquisition of Immovable Property (Aliens) Law, Cap. 109, an *αλλοδαπός* (alien) needs the prior permission of the Council of Ministers to acquire immovable property, and the law's definition of that word excludes citizens of EU and EEA member states and companies established in them.[6] If you are not an EU or EEA citizen, ask the district office of the Ministry of Interior and your lawyer what applies to you before you pay anything. - Your own lawyer. Instruct a lawyer registered with the Cyprus Bar Association who acts for you alone, not the lawyer proposed by the seller, the developer or the agent. The lawyer runs the searches described below and holds your money until the conditions in the contract are met. If you are buying with a loan, get the lender's written terms before you sign a reservation. A mortgage offer usually depends on a valuation and on the state of the title, and both take time. ## Working with a licensed agent, and how to check the licence Estate agency in Cyprus is regulated by the Real Estate Agents Law, N. 71(I)/2010.[7] Only a person registered with the Real Estate Agents Registration Council and holding a current licence may advertise, promote, propose or negotiate the sale or letting of property for someone else in the course of business. An unregistered person who does that work commits a criminal offence. Two practical consequences for a buyer: 1. Ask for the agent's registration number and check it against the Council's public register before you hand over any money or personal data. A licence also means an office and professional indemnity insurance. 2. Section 23 of the law requires every document or advertisement a licensed agent uses in the course of the profession to carry the words *αδειούχος κτηματομεσίτης* (licensed estate agent) followed by the registration number and the licence number.[7] An advert that carries no such numbers is a warning sign, not a bargain. You are not obliged to use an agent at all. Cyprus Property Network is an independent publisher and does not sell, market or introduce property, so nothing on this site is an offer. ## Reservation and the reservation deposit A reservation agreement is a private contract that takes the property off the market for a fixed period while the legal checks are done. It is not the sale contract and it does not transfer anything. Before you sign one, put in writing what the deposit buys, how long the reservation lasts, and in exactly which circumstances the money is returned to you. The usual sticking point is what happens when the searches reveal a problem, so say plainly that the deposit is refunded in full if the seller cannot deliver clear title on the terms already discussed. Pay into your lawyer's client account rather than to an individual where you can. ## Legal checks: searches, encumbrances, planning and building permits Your lawyer's search at the district Land Registry office establishes who owns the property, whether a separate title deed exists for the unit, and what is registered against it. Mortgages, memos from creditors, court orders, rights of way and earlier deposited sale contracts all bind the property, not the person who created them. The amended Sale of Property (Specific Performance) Law, N. 132(I)/2023, in force from 12 December 2023, adds a protection at this stage: the seller has to produce "a Search Certificate of the immovable property that is the subject of the Contract and which is not more than five (5) working days from the date of conclusion of the Contract" (Department of Lands and Surveys).[4] Read that certificate yourself rather than accepting a summary of it. Separately, ask to see the planning permit, the building permit and the certificate of final approval, and check that what stands on the ground matches what was approved. Unapproved additions are one of the common reasons a separate title deed cannot be issued. Our [Cyprus title deeds explained](/cyprus-title-deeds-explained) page covers that problem in detail. ## The sale contract and lodging it under the Specific Performance law The sale contract is signed and then deposited at the district Land Registry office. It is no longer stamped first: the Tax Department states that Law 239(I)/2025 repealed the Stamp Duty Laws 1963 to 2025 from 1 January 2026.[8] The Department of Lands and Surveys asks for stamping only where the contract "έχει υπογραφεί έστω και από έναν συμβαλλόμενο πριν από την 1/1/2026", that is, where at least one party signed it before 1 January 2026.[2] The Department states that the deposit "πρέπει να γίνει εντός έξι (6) μηνών από την ημερομηνία της υπογραφής της", within six months of signing unless a court order allows a late deposit, and that the fee for depositing the contract is €50.00.[2] Deposit within that period is a condition of the Specific Performance protection. Depositing matters because the Sale of Immovable Property (Specific Performance) Law, N. 81(I)/2011, then applies.[1] According to the Department of Lands and Surveys, deposit means that no later contract on the same unit can be accepted; that you may apply to the court for an order registering the property in your name if the seller does not perform; that you may assign your rights to a third party or charge them to a lender; that you learn the ratio of your unit's value to the value of the whole development; and that the contract becomes "an encumbrance (charge in rem) on the property, which has a priority order in relation to other charges in rem, according to the date of its deposit". Missing the deadline has a direct cost. In the Department's words: "If you do not deposit the SLC with the DLS within six (6) months from the date of its signing ... you will be required to pay the transfer fees with an increase of ten percent (10%)."[1] If it comes to court, an order for specific performance has its own time limit. The Department gives "One (1) year expiry date for its deposit to the Department of Lands and Surveys from its date of issue", with a fee of €10.00 to accept the application and €5.00 per title deed per owner.[3] Monthly figures on how many contracts of sale are deposited across Cyprus are published on [contracts of sale data for Cyprus](/contracts-of-sale-cyprus). ## Payment, transfer at the district Land Registry office and possession Transfer happens at the district Land Registry office for the area where the property lies, with both parties present or represented under a certified power of attorney. The Department asks for evidence that local charges have been settled, including receipts from the municipality or community council, the sewerage board and the water board, and a certificate from the Tax Department. Transfer fees are paid at this point. They are charged in bands on the value of the property, with a 50% reduction, and where value added tax was charged on the same transaction no transfer fee is collected at all.[5] The reduction is not granted where the seller acquired the property through a sale procedure under Parts VI and VIA of the Transfer and Mortgage Law No. 9/1965, so ask whether the property has been through a forced sale.[5] The bands and the conditions are on the [costs of buying property in Cyprus](/costs-of-buying-property-in-cyprus) page. Possession is a matter for the contract. On a resale with a deed in place, keys and registration usually happen together. On a new build, delivery comes first and registration can follow years later, which is why the deposited contract does the protective work in the meantime. ## After completion: title deed, utilities and the annual costs Once the deed is registered in your name, the Land Registry issues a certificate of registration for the property. Keep it, along with the deposited contract and its deposit receipt, the payment receipts and the approvals, because a future buyer's lawyer will ask for all of them. Then move the electricity, water and any telecommunications accounts into your name, register with the community or municipality, and, in a shared building, join the management committee and start paying the communal charges. Owning property also brings annual charges from the local authority and the sewerage board and, if you let the property, tax on the rent. Confirm the current rates and deadlines with the authority concerned or the Tax Department directly, because they change. ## Questions readers ask **How long does buying a property in Cyprus take?** It depends almost entirely on the title. Where a separate title deed already exists and there is no mortgage to release, the limiting factors are the searches and the parties' availability. Where the deed has not been issued, you can complete the contract and take delivery but wait far longer for registration. **Do I have to deposit the sale contract at the Land Registry?** Depositing the contract within six months of signing is the condition of the Specific Performance protection, unless a court order allows a late deposit. Missing that window means the transfer fees are later charged with an increase of ten percent. **Can I buy a property that has no title deed?** Yes, and it is normal for new builds. The protection comes from depositing the sale contract at the Land Registry within six months of signing, which creates a charge on the property ranked by the date of deposit. **Do I need permission to buy as a non-EU citizen?** Yes. Under the Acquisition of Immovable Property (Aliens) Law, Cap. 109, an "αλλοδαπός" needs the prior permission of the Council of Ministers to acquire immovable property. The law's definition excludes citizens of EU and EEA states and companies established in them, so they buy without it. **Must I use an estate agent?** No. If someone does act as an agent for you in the course of business, they must be registered under Law N. 71(I)/2010 and hold a current licence, and you should check the number on the Council's register. **Who pays the transfer fees?** The buyer pays them at the district Land Registry office on transfer. No fee is charged where value added tax was charged on the same transaction. ## Sources for this page 1. Purchase of Immovable Property: The importance of Depositing the Sale Contract at the Department of Lands and Surveys (Department of Lands and Surveys, read 10 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2022/11/Purchase-of-Immovable-Property-The-importance-of-Depositing-the-Sale-Contract-at-the-Department-of-Lands-and-Surveys.pdf 2. Contract of sale, consideration, exchange: deposit of the contract (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/en/application_forms/symvasis-polisis-antiparochis-antallagis/ 3. Specific performance of sale contract (Department of Lands and Surveys, read 10 September 2026): https://portal.dls.moi.gov.cy/en/application_forms/eidiki-ektelesi-politiriou-engrafou/ 4. Amendment to the Sale of Property (Specific Performance) Law (Department of Lands and Surveys, read 10 September 2026): https://portal.dls.moi.gov.cy/en/tropopoiisi-ston-peri-polisis-akiniton-eidiki-ektelesi-nomo/ 5. Sale/Exchange: application, rights and fees (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/en/application_forms/polisi-antallagi/ 6. Ο περί Κτήσης Ακίνητης Ιδιοκτησίας (Αλλοδαποί) Νόμος - ΚΕΦ.109 (CyLaw, read 29 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/0_109/full.html 7. Ο Περί Κτηματομεσιτών Νόμος του 2010 - 71(I)/2010 (CyLaw, read 29 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/2010_1_71/full.html 8. Χαρτόσημα (Stamp duty): abolition of the Stamp Duty Laws 1963 to 2025 from 1 January 2026, Law 239(I)/2025 (Tax Department, Ministry of Finance, read 29 October 2026): https://www.gov.cy/mof-tax/documents/chartosima/ --- # Is Cyprus in Schengen? Accession tracker Canonical: https://cypruspropertyreport.com/guides/cyprus-schengen-tracker Type: guide. Reviewed: 29 October 2026. Next review: 27 April 2027. > Not yet. On 29 October 2026 the European Commission said Cyprus takes part in Schengen cooperation but the Council has not abolished its internal border controls, and no accession date had been published. > This page explains the general rules as published by the Cyprus authorities on the date shown. Rates, thresholds and procedures change, and your position depends on facts we do not know. Before you act, confirm the figures with the Tax Department or the Department of Lands and Surveys and take advice from a lawyer registered with the Cyprus Bar Association or a licensed accountant. ## Status on 29 October 2026 Cyprus is not yet a full member of the Schengen area. On 29 October 2026 the European Commission's Schengen page said that Cyprus "participates in the Schengen cooperation" but that "internal borders controls have not yet been abolished by the Council".[1] The same page said that the process of integrating Cyprus into the Schengen area is under way.[1] The Schengen area itself is made up of 29 countries: 25 EU member states plus Iceland, Norway, Switzerland and Liechtenstein.[1] Bulgaria and Romania were the last countries to join, on 1 January 2025.[1] **Key figures: Where things stand** - **Cyprus:** takes part in Schengen cooperation; controls not lifted.[1] - **Decision-maker:** the Council of the EU lifts internal border controls.[1] - **Accession date:** none set in the official sources read on 29 October 2026.[1] We read the European Commission and Council of the EU pages each time this page is reviewed. A date appears here only once an EU institution or the Cyprus Government publishes it. ## What full membership would change Full membership would mean the Council abolishing controls at Cyprus's internal borders with the rest of the Schengen area.[1] In practice that affects travel rather than property: - flights between Cyprus and other Schengen countries would be treated as internal journeys, without passport checks at the border; - Cyprus would apply the common Schengen rules on short-stay visas for non-EU visitors. What it does not change matters as much. Schengen rules cover borders and short stays. They do not cover who may buy property, residence permits or tax residency, which remain national matters under Cypriot law. Non-EU buyers would still need Council of Ministers permission under the Immovable Property (Acquisition by Aliens) Law, Cap. 109, whatever happens to border controls.[4] ## The 90/180-day rule and Cyprus Under the common Schengen visa policy, non-EU nationals need a visa to enter the Schengen area "for a visit of up to 90 days in any 180-day period" (the short-stay rule).[3] Visa-exempt nationalities are held to the same limit. The Commission's visa-policy page does not say how the short-stay rule applies to time spent in Cyprus.[3] Until the Council lifts controls, treat Cyprus's own entry rules, set by the Cyprus authorities for your nationality, as the ones that apply to a visit to Cyprus. Check them before each trip, and check separately how a stay elsewhere in the Schengen area is counted. **Check before you act: Check this before you plan a long stay** A residence permit in Cyprus is a national permit. Do not assume it lets you stay in other Schengen countries beyond the short-stay limit of 90 days in any 180-day period.[3] Confirm with the authorities of the country you plan to visit. ## How accession works The Commission describes the Schengen evaluation and monitoring mechanism as regular on-site evaluations "carried out by teams of experts from Member States, coordinated by the Commission".[2] It names one country whose evaluation is held "in view of assessing the country's readiness to abolish internal border controls", and says that the Republic of Cyprus is the only country in that position.[2] The sequence, as the Commission's pages set it out, is: 1. Experts from member states, coordinated by the Commission, evaluate whether Cyprus applies the Schengen rules in full.[2] 2. The Council of the EU decides whether to abolish internal border controls with Cyprus.[1] 3. Controls are lifted from the date the Council sets.[1] Bulgaria and Romania show that the final step comes as a dated decision, effective on 1 January 2025 in their case.[1] No equivalent decision for Cyprus had been published on 29 October 2026.[1] ## Timeline of official statements | Date | Institution | Statement | | --- | --- | --- | | 1 January 2025 | European Commission | Bulgaria and Romania become the last countries to join the Schengen area.[1] | | 29 October 2026 (date read) | European Commission | Cyprus "participates in the Schengen cooperation"; internal border controls "have not yet been abolished by the Council".[1] | | 29 October 2026 (date read) | European Commission | Cyprus is the only country evaluated for readiness to abolish internal border controls.[2] | Ministers' remarks reported in the press are not listed here as fact. We add a row when the Council, the Commission, the Presidency, the Press and Information Office, the Deputy Ministry of Migration and International Protection or the House of Representatives publishes a date or a decision. ## What it means for buyers and residents Schengen membership gives no right to buy property, and buying property gives no Schengen rights. A property purchase does not create a right to move freely around the Schengen area, and a Schengen visa does not give a right to live in Cyprus. For a non-EU buyer, three separate questions need three separate answers: - Permission to buy comes from the Council of Ministers under Cap. 109, unchanged by Schengen.[4] - The right to live in Cyprus comes from a Cyprus residence permit under national immigration rules. - Travel to other Schengen countries follows the Schengen short-stay rules, which apply in full to Cyprus only once controls are lifted. We do not forecast what membership would do to property prices. Our [editorial policy](/editorial-policy) explains why we publish official statistics rather than predictions. ## What to watch next The next facts that would move this tracker are: - a Commission statement that the evaluation of Cyprus has concluded; - a Council decision setting a date for lifting internal border controls with Cyprus; - an announcement by the Cyprus Government on preparations at ports and airports. When any of these is published we update the status section first and add a dated row to the timeline. If a date on this page turns out to be wrong, we correct it and say so, as set out in our [corrections policy](/corrections). ## Questions readers ask **Is Cyprus in the Schengen area?** Not fully. On 29 October 2026 the European Commission said Cyprus participates in Schengen cooperation but the Council has not yet abolished internal border controls with Cyprus. **When will Cyprus join Schengen?** No date had been published by the Council of the EU or the European Commission when this page was reviewed on 29 October 2026. We add a date only once an EU institution or the Cyprus Government publishes one. **Does the 90/180-day rule apply in Cyprus?** The 90-days-in-180 short-stay rule is part of the common Schengen visa policy. The Commission's page does not say how time in Cyprus is counted, so check Cyprus's own entry rules for your nationality before you travel. **Does buying property in Cyprus give Schengen rights?** No. Buying property gives no right to travel freely in the Schengen area, and Schengen membership would not change the Council of Ministers permission non-EU buyers need under Cap. 109. **Who decides when Cyprus joins Schengen?** The Council of the EU decides when internal border controls with Cyprus are abolished, after evaluations carried out by experts from member states and coordinated by the Commission. ## Sources for this page 1. Schengen Area (European Commission — Migration and Home Affairs, read 29 October 2026): https://home-affairs.ec.europa.eu/policies/schengen/schengen-area_en 2. Schengen evaluation and monitoring (European Commission — Migration and Home Affairs, read 29 October 2026): https://home-affairs.ec.europa.eu/policies/schengen/schengen-area/schengen-governance/schengen-evaluation-and-monitoring_en 3. Visa policy (European Commission — Migration and Home Affairs, read 29 October 2026): https://home-affairs.ec.europa.eu/policies/schengen/visa-policy_en 4. Ο περί Κτήσης Ακίνητης Ιδιοκτησίας (Αλλοδαποί) Νόμος (ΚΕΦ.109), consolidated text (CyLaw (Cyprus legal database), read 29 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/0_109/full.html --- # Cyprus property sales Sep 2026: 1,681 contracts, +13.3% Canonical: https://cypruspropertyreport.com/cyprus-property-sales-2026-09 Type: news. Reviewed: 29 October 2026. Next review: 7 December 2026. > 1,681 contracts of sale were deposited in Cyprus in September 2026, 13.3% more than in September 2025, according to Department of Lands and Surveys figures; foreign buyers took 705 properties under contract. ## Sales in September 2026 1,681 contracts of sale were deposited at the district land offices in September 2026.[1] That is 440 more than the 1,241 deposited in August 2026, a change of +35.5% month on month.[1] Against the 1,484 contracts of September 2025 the change is +13.3% year on year.[2] September 2026 is the highest September in the series, which begins in January 2018; the previous highest was September 2025.[2] It is not the highest month of 2026: July 2026 recorded 2,040 contracts.[1] From January to September 2026, 14,969 contracts were deposited, against 13,173 in the same nine months of 2025, a change of +13.6%.[1][2] Data: https://cypruspropertyreport.com/api/series/dls_contracts_of_sale/cyprus?format=json&from=2024-01 (CSV without the format parameter). ## Foreign buyers The Department's foreign-buyer table counted 705 properties with registered contracts of sale to buyers from outside Cyprus in September 2026: 210 to buyers from other EU countries and 495 to buyers from outside the EU.[3] Set against the all-buyer count, that gives a foreign share of about 41.9%: 705 ÷ 1,681 = 41.9%. The two tables count different things (properties in the foreign-buyer table, contract documents in the all-buyer table), so the share is an approximation, not an exact proportion.[1][3] Of the 705 properties, 29.8% went to EU buyers and 70.2% to non-EU buyers (210 ÷ 705 and 495 ÷ 705). Non-EU purchases rose from 394 in September 2025 to 495 in September 2026, a change of +25.6% year on year; EU purchases rose from 202 to 210, +4.0%.[3][4] ## By district | Area | Contracts, September 2026 | Change on September 2025 | Foreign share | | --- | ---: | ---: | ---: | | Cyprus | 1,681 | +13.3% | 41.9% | | Nicosia | 374 | +6.6% | 13.6% | | Limassol | 506 | +16.1% | 38.9% | | Larnaca | 393 | +28.9% | 47.6% | | Paphos | 345 | +10.2% | 71.3% | | Famagusta | 63 | -20.3% | 38.1% | Contracts and the change on a year earlier are from the Department of Lands and Surveys tables for September 2025 and September 2026.[1][2] Foreign share is foreign-buyer properties divided by all contracts in the same district, for example Paphos 246 ÷ 345 = 71.3%.[3] Paphos had the highest foreign share and Nicosia the lowest. Famagusta is the only district with fewer contracts than a year earlier. ## How this is counted The all-buyer figure counts contract-of-sale documents deposited at the Department of Lands and Surveys; the foreign-buyer table counts properties covered by registered contracts, so the two cannot be subtracted to give a domestic figure.[1][3] The Department re-uploads the current-year files each month, so the September 2026 figures are provisional until the next release.[1] The full monthly series is on the [Cyprus contracts of sale](/contracts-of-sale-cyprus) page. The sourcing rules for official statistics are set out in [how Cyprus Property Prices sources official statistics](/editorial-policy). ## Questions readers ask **How many property sales were there in Cyprus in September 2026?** 1,681 contracts of sale were deposited at the district land offices in September 2026, according to the Department of Lands and Surveys. That is 13.3% more than the 1,484 deposited in September 2025. **What share of September 2026 buyers were foreign?** The Department's foreign-buyer table shows 705 properties under contract to buyers from outside Cyprus, about 41.9% of the 1,681 contracts deposited. The two tables count different units, so the share is approximate. **Are the September 2026 figures final?** No. The Department of Lands and Surveys re-uploads the current-year file every month, so the latest month can change when the October 2026 figures are published. ## Sources for this page 1. Pancyprian statistics of contracts of sale, 2025 and 2026 (Department of Lands and Surveys, read 28 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Contracts-of-Sale-2025-2026.pdf 2. Pancyprian statistics of contracts of sale, 2024 and 2025 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Contracts-of-Sale-2024-2025.pdf 3. Foreign buyers: sales and contracts of sale, 2026 (Department of Lands and Surveys, read 28 October 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2026/02/Foreign-Buyers-Sales-and-Contract-of-Sale-2026.pdf 4. Foreign buyers: sales and contracts of sale, 2025 (Department of Lands and Surveys, read 9 September 2026): https://portal.dls.moi.gov.cy/wp-content/uploads/2025/02/Foreign-Buyers-Sales-and-Contract-of-Sale-2025.pdf --- # About Cyprus Property Report Canonical: https://cypruspropertyreport.com/about Type: policy. Reviewed: 29 October 2026. Next review: 9 March 2027. > Cyprus Property Report is an independent information publisher about property in Cyprus, run by the Cyprus Property Network. It holds no estate-agent licence, sells no leads, introduces no one to an agent and takes no fee tied to any transaction. ## What this site publishes Cyprus Property Report is published by the Cyprus Property Network, an independent information publisher that works to a single editorial standard. The site has six sections: - Prices: official statistics on prices, contracts of sale and transfers, by district and buyer type, with the publisher and the period named on every figure. - Guides: explainers on how buying, owning and selling property in Cyprus works, written in plain English and dated. - Investors: the rules that apply to foreign buyers, residency and relocation, and the Schengen tracker. - Areas: guides to the districts and towns of the government-controlled areas: Nicosia, Limassol, Larnaca, Paphos and Famagusta. - Directory: licensed professionals from the public registers, showing each firm's registration or licence number and the date it was checked. - Calculators: generic arithmetic from published rates, with the rate source and its date shown next to the result. The prices section republishes the contracts-of-sale and transfer statistics of the Department of Lands and Surveys.[2] Price movements come from the Residential Property Price Index of the Central Bank of Cyprus.[3] Data and guidance are kept on separate pages so that a figure is never buried in an opinion. ## Who runs it and how it is funded The site is run by a small independent editorial operation. The data controller for anything you send through a form is the entity named under each form and on the [privacy policy](/privacy): Cyprus Property Network [Registered company name, registration number, postal address]. Until the operating company is registered, that entry is a placeholder and reads as such under every form. The site carries no display advertising, no affiliate links, no third-party analytics and no third-party scripts of any kind. It sells no leads. Revenue, when it comes, is a flat publishing fee for an enhanced directory profile, a flat sponsorship fee for a labelled section, or a flat fee for a published report. A flat fee buys placement and nothing else: it never buys a mention in a guide, a data page or a calculator, and every paid item is labelled as sponsored where it appears. No fee is ever tied to a property transaction. ## What this site is not Under the Cyprus Real Estate Agents Law, Law 71(I)/2010, only a person registered with the Real Estate Agents Registration Council and holding a current licence may act as an estate agent, which includes advertising, promoting, proposing or negotiating property transactions for others in the course of business.[1] The network holds no such licence and does not want one. It therefore never does any of the following: - Advertise, list, promote, match or negotiate any specific property, and never shows the asking price of an individual unit. - Present itself as the seller, the agent or the buyer's representative. - Introduce readers to agents or advisers, or pass a reader's details to any company. - Accept a fee that depends on a transaction happening. - Give personal advice. Nothing on this site is legal, tax or financial advice, and no page is written for your circumstances. The site is also not a government body and not a listing portal. It carries no state emblem and copies no listing text, photographs or prices from property portals. ## The forms on this site Two forms exist. A sign-up for the monthly investor briefing appears on guide, area and data pages and asks for an email address only. An "Email me these figures" box on each calculator asks for an email address and sends you the figures you entered. Both state their purpose next to the field, use a separate box that is not ticked in advance, and record the exact sentence you agreed to. Emails are not yet being sent; when they are, every one will carry an unsubscribe link. No form on this site offers an introduction to an agent, a lawyer or an adviser, and nothing you submit is passed to any company. What is stored, for how long, and how to have it deleted is set out in the [privacy policy](/privacy). ## How a page is researched, sourced and reviewed Every figure on the site comes from a named official publisher, chiefly the Department of Lands and Surveys, the Central Bank of Cyprus, the Cyprus Statistical Service and Eurostat. Each figure carries the source, the period it refers to and the date the document was read. Figures reported in the press are used only when the official release is not yet out, are attributed in the sentence, and never appear in a table, a chart or a calculator. Pages are drafted, fact-checked against the source documents, then edited. Any page dealing with legal process, tax, fees, mortgages or residency, or carrying a figure a reader would act on, is approved by a person before it goes live. Every page shows the date it was last reviewed and is re-checked on a schedule. The full standard is set out in our [editorial policy](/editorial-policy). ## How to reach us and how to report an error Corrections matter more to us than speed. If a figure, a date, a licence number or a description of a rule is wrong, write to corrections@cypruspropertyreport.com and we will check it against the source. The same address sits in the footer of every page and under every article. The process, the response times we hold ourselves to and the way a correction is shown on the page are described on the [corrections page](/corrections). Editorial questions go to editor@cypruspropertyreport.com; questions about personal data go to privacy@cypruspropertyreport.com. What the site does with any personal data you send, and the anonymous page-view count it keeps, is set out in the [privacy policy](/privacy). What it stores in your browser, which is nothing, is set out in the [cookie notice](/cookies). ## Questions readers ask **Is Cyprus Property Report an estate agency?** No. The network holds no licence under Law 71(I)/2010 and does not advertise, propose or negotiate any property. It publishes information only. **Can you introduce me to an agent or adviser?** No. We do not introduce buyers to agents or advisers, and no form on this site passes your details to any company. The directory lists licensed firms from the public registers so that you can approach them yourself and check their licence number first. **Where do the numbers on the site come from?** From official publishers only, chiefly the Department of Lands and Surveys, the Central Bank of Cyprus, the Cyprus Statistical Service and Eurostat. Each figure names its source and the date it was retrieved. **Who writes the pages, and is a person involved?** Pages are produced by the network's editorial process and carry the byline of the editorial team. Pages with legal, tax or financial content are reviewed and approved by a person before publication. **Does anyone pay for coverage?** No. Directory placement, sponsorship and reports are sold as flat fees and labelled where they appear. Editorial pages are not for sale and no fee is tied to a transaction. **What happens when I sign up for the briefing?** Your email address and the exact sentence you agreed to are stored, and the address goes on the list for the next briefing. Emails are not yet being sent; when they are, every one carries an unsubscribe link, and you can write to privacy@cypruspropertyreport.com at any time. ## Sources for this page 1. Cyprus legislation: Law 71(I)/2010, the Real Estate Agents Law, consolidated text (CyLaw, read 29 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/2010_1_71/index.html 2. Department of Lands and Surveys statistics portal (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/en-us/statistics/ 3. Residential Property Price Indices (Central Bank of Cyprus, read 29 October 2026): https://www.centralbank.cy/en/publications/residential-property-price-indices --- # Cookie notice — Cyprus Expat Homes Canonical: https://cypruspropertyreport.com/cookies Type: policy. Reviewed: 29 October 2026. Next review: 26 April 2027. > Cyprus Expat Homes sets no cookies and loads no advertising or third-party analytics, so there is no consent banner. Page views are counted without cookies and without storing anything that identifies you. ## What a cookie is A cookie is a small text file that a website asks your browser to store and send back on later requests. Similar techniques, such as local storage, session storage and tracking pixels, do the same job by other means, and this notice treats them the same way. Cookies fall into two groups, and the difference matters more than the name: - Strictly necessary cookies make a site work at all, or do something you asked for, such as keeping you signed in. They may be set without asking first. - Everything else, including analytics, advertising, personalisation and cross-site tracking. These may only be set after you have given consent freely and in advance, and you must be able to withdraw it as easily as you gave it. ## The cookies this site sets None. Opening a page on Cyprus Expat Homes sets no cookie and writes nothing to your browser's storage. There is no login, no saved search and no personalisation, so nothing needs to be remembered between one page and the next. Because nothing is stored on your device and no tracking technology is loaded, there is nothing to consent to, which is why no cookie banner appears. ## How pages are counted without cookies The site counts how often each page is read, so the editorial team can see which pages are used and which need work. When a page loads, your browser sends the site one short message containing only the site name, the page address and the page language. The server adds one to that page's count for the day. No cookie is involved, and the count stores no IP address, no browser or device details and nothing that could identify you or link one visit to another. To stop automated floods, the server briefly holds a one-way scrambled form of the network address in its working memory; it is never written to the database and is discarded within minutes. ## Forms on this site Some pages offer a form, for example to receive a briefing by email or to ask for an introduction to a licensed professional. Sending a form sets no cookie. What happens to the details you type into a form is explained in this site's privacy notice, which also names the data controller. ## No third-party or advertising cookies The site loads no scripts that could set cookies on someone else's behalf. In particular there is none of the following: - advertising or retargeting networks - third-party analytics, tag managers, heat maps or session recording - social media buttons, share widgets or comment platforms - embedded videos or maps from another company's servers - consent-management platforms Fonts are served from this site's own address. Links to official bodies, such as the Civil Registry and Migration Department, are ordinary links: nothing is loaded from those sites while you read this one, but once you follow a link, that site's own cookie policy applies. ## Controlling and deleting cookies You do not need to do anything for this site. For the rest of the web, every major browser lets you see and remove what has been stored, block third-party cookies everywhere and switch on a stricter tracking-protection mode; look under the privacy or site-data section of your browser's settings. Blocking cookies has no effect on this site, since it uses none. Processing of personal data in Cyprus is governed by the General Data Protection Regulation and by Law 125(I)/2018, and the Office of the Commissioner for Personal Data Protection supervises it and takes complaints.[1] The same no-cookie approach applies across the network, as the [cookie notice for Cyprus Property Prices](/cookies) explains. ## Changes to this notice Any change is published on this page and the review date is updated. If the site ever needs a strictly necessary cookie, for example to remember a display setting you chose, this notice will first be updated to say what the cookie is called, what it stores, how long it lasts and who can read it. If the network ever wants a cookie that is not strictly necessary, it will ask you first, with refusal as easy as acceptance and the site still working if you say no. Consent will never be pre-ticked, bundled with anything else or assumed from continued browsing. For who runs the network, see [About Cyprus Real Estate Guide](/about). ## Questions readers ask **Why is there no cookie banner on this site?** Because there is nothing to consent to. The site sets no cookies, writes nothing to your browser and loads no third-party tracking. **How do you count visitors without cookies?** Each page load sends the site name, page address and language, and the server adds one to that page’s daily count. No IP address, browser details or identifier is stored. **Do the enquiry and briefing forms set cookies?** No. Sending a form sets no cookie. What happens to the details you enter is explained in this site’s privacy notice. **Where can I complain about cookies on a website?** In Cyprus, the Office of the Commissioner for Personal Data Protection supervises personal-data rules and takes complaints. ## Sources for this page 1. Ο περί της Προστασίας των Φυσικών Προσώπων Έναντι της Επεξεργασίας των Δεδομένων Προσωπικού Χαρακτήρα και της Ελεύθερης Κυκλοφορίας των Δεδομένων αυτών Νόμος του 2018 (125(I)/2018) (CyLaw, read 28 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/2018_1_125/index.html --- # Corrections policy — Cyprus Expat Homes Canonical: https://cypruspropertyreport.com/corrections Type: policy. Reviewed: 29 October 2026. Next review: 26 April 2027. > Report an error with the page address and the official text, and a person checks it. Errors get a dated correction line for twelve months; later changes in the law are updated, not labelled as errors. ## Our commitment to accuracy Pages on Cyprus Expat Homes explain rules that people act on: who may buy property, which residence permit fits which situation, what an application needs. A mistake on a page like that costs a reader time or money, so every rule is taken from an official text and linked to it, and every page shows the date it was last reviewed. Copying and summarising can still go wrong, and rules change. This page explains how to tell us, what happens next and how a correction is shown. The sourcing rules behind every page are set out in the [Cyprus Real Estate Guide editorial policy](/editorial-policy), which this site follows. ## How to report an error Send the page address, the sentence or figure you think is wrong and, if you have it, the official document that shows the correct position. A link to the government page, the law on CyLaw or the House of Representatives record is the fastest route to a fix, because that is what gets checked. The contact address for corrections is published with the data controller's name in this site's privacy notice, and corrections are accepted from the day that notice goes live. You do not need to say who you are or why you are asking. An anonymous report is checked in the same way as a signed one. ## What happens after a report Every report is read by a person, not filed by software. The check follows a fixed order: 1. Whether the page matches the official text it cites. 2. Whether that text was still in force on the review date shown on the page. 3. Whether the rule has changed since then, or a bill has been passed or withdrawn. 4. Whether the same statement appears on any other page in the network. 5. Whether the page describes as law anything that is still a bill or an announcement. The aim is to acknowledge a report within two working days and to resolve it within five. Where the answer depends on an official body clarifying its own guidance, the page carries a note that the point is under review until it is settled. A report gets an answer whether or not the page changes. If the page was right, the reply names the document it was checked against. ## How corrections are shown on a page A correction names the error rather than hiding it. A dated correction line appears directly under the page summary, saying what the page said before, what it says now and the date of the change. It stays there for twelve months and is then removed from view, while the change itself remains in the page history. Nothing is silently overwritten. Every saved version of a page is kept with the date, the change and who made it, so an earlier state can always be reconstructed. A page is withdrawn rather than corrected in place when leaving it up would mislead people in a way that matters: when it states a rule that does not exist, when its source turns out never to have supported it, or when it reads as if it were promoting a property or a company. A withdrawn page is rewritten, checked again and approved by a person before it returns. ## Changes in law versus errors Rules on residence, visas and foreign buyers change, and a page that was right when it was reviewed can be overtaken. That is not an error, and this site treats it differently: - A change in the law, or in official guidance, after the review date. The page is updated, its review date changes, and the section affected says from which date the new rule applies and links to the official text. No correction line appears, because the page was right when it was written. - An error. The page stated something its source did not say, missed a change that had already been published when it was reviewed, or described a bill or an announcement as if it were law. The page is fixed and carries a dated correction line. The same distinction is used across the network; the [corrections policy for Cyprus Property Prices](/corrections) applies it to official statistics, where publishers revise their own figures. ## Requests about personal data Editorial pages on this site explain general rules and name no private individual. If you believe the network holds personal data about you that is wrong or incomplete, for example from a form you sent, you can ask for it to be corrected and for a copy of what is held. Those requests are handled by a person under this site's privacy notice, not through the corrections route. Processing of personal data in Cyprus is governed by the General Data Protection Regulation and by Law 125(I)/2018, and the Office of the Commissioner for Personal Data Protection supervises it and takes complaints.[1] Requests to remove accurate, sourced content because someone disagrees with it are not correction requests and are refused, with reasons. ## Questions readers ask **How do I report a mistake on this site?** Send the page address, the sentence you think is wrong and, if possible, the official document that shows the correct position, to the address in this site’s privacy notice. **Will I hear back if the page was right?** Yes. Every report gets an answer, and if the page is unchanged the reply names the document it was checked against. **What if the law changed after the page was written?** That is not treated as an error. The page is updated, its review date changes and the affected section says from when the new rule applies. **How long does a correction line stay on a page?** Twelve months under the page summary. After that it is removed from view, but the change stays in the page history. ## Sources for this page 1. Ο περί της Προστασίας των Φυσικών Προσώπων Έναντι της Επεξεργασίας των Δεδομένων Προσωπικού Χαρακτήρα και της Ελεύθερης Κυκλοφορίας των Δεδομένων αυτών Νόμος του 2018 (125(I)/2018) (CyLaw, read 28 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/2018_1_125/index.html --- # Cyprus Property Report cookie notice Canonical: https://cypruspropertyreport.com/cookies Type: policy. Reviewed: 29 October 2026. Next review: 9 March 2027. > Cyprus Property Report sets no cookies at all, uses no local storage, no analytics and no third-party fonts or scripts. The only measurement is one anonymous page-view count sent to the site's own server. ## What a cookie is A cookie is a small text file that a website asks your browser to store and to send back on later requests. Similar techniques, such as local storage in the browser or a tracking pixel in a page, do the same job by other means, and everything on this page applies to them too. Cookies fall into two groups that matter here: - Strictly necessary cookies: the page cannot be delivered or a feature you asked for cannot work without them, for example remembering which language version you chose or keeping a session while you are signed in. These do not need your consent. - Everything else: analytics, measurement, advertising, personalisation and anything shared with a third party. These need your consent before they are set, and the consent has to be freely given and easy to withdraw. ## The cookies this site sets None. Cyprus Property Report is a set of published pages. There is no account, no sign-in, no basket and no personalisation, so there is nothing to remember between requests. The site sets no cookie of any kind, writes nothing to local storage and uses no tracking pixel. The two email forms on the site, the briefing sign-up and the calculator figures box, work without a cookie or a browser token. If that ever changes, only two things could be added, and this notice would be updated first: | Cookie | Purpose | Type | Consent needed | |---|---|---|---| | Language or district preference | Remembers a display choice you made | Strictly necessary for the feature you asked for | No | | Security or anti-abuse token on a form | Stops a form being submitted automatically at scale | Strictly necessary | No | Neither exists today. ## How page views are counted without a cookie The site measures its own readership in one way. Each page sends a single request to the site's own server, at /api/hit, carrying the path of the page, and the server adds one to a daily counter for that path. That request sets nothing in your browser, and the server stores no cookie, no IP address and no user-agent string; the result is a count per page per day that cannot be linked to you. From launch, the counter may also note which category of site sent you here, a search engine, an AI assistant, a social network or another site, judged from the hostname of the referring page only; the full address of the referring page is never stored. The [privacy policy](/privacy) describes this and the hosting provider's standard access log. ## Third-party and advertising cookies There are none, and none are planned. The site carries no advertising network, no tag manager, no analytics product, no social media button or share widget, no embedded video or map, no comment system and no externally hosted font or script. Nothing on a page is loaded from a domain that could observe you across other websites. The network sells no reader data and passes no reader details to any estate agent, developer or other company. ## Why there is no consent banner A consent banner exists to ask permission for cookies that are not strictly necessary. This site sets none, so there is nothing to ask you about, and a banner would only add a click. If a cookie that needs consent is ever introduced, a request for consent will appear before it is set, refusing will be as easy as accepting, and refusing will not restrict what you can read. ## How to see and delete cookies in your browser You do not have to take our word for it. Every browser lets you inspect the storage a site is using and clear it. The route differs by browser, and the current instructions are best read in the browser's own help pages, but the settings you are looking for are named along these lines: - Chrome and Edge: Settings, then Privacy and security, then Third-party cookies and Delete browsing data. The developer tools Application panel lists what a site has stored. - Firefox: Settings, then Privacy and Security, then Cookies and Site Data, with Manage Data for a single site. - Safari on macOS: Settings, then Privacy, then Manage Website Data. On iOS, Settings, then Apps, then Safari, then Clear History and Website Data. You can also block cookies for all sites, or use a private browsing window that discards them when you close it. Neither will stop you reading this site or using its forms. Blocking cookies across the board may break other sites that need them to sign you in. ## How we tell you when this notice changes Any change to this notice is published on this page, and the review date at the foot of the page changes with it. Earlier versions are kept. If the site ever begins to set a cookie that needs consent, the change will be flagged at the top of this page and consent will be requested before the cookie is set, not afterwards, as the Cyprus supervisory authority, the Office of the Commissioner for Personal Data Protection, expects under Law 125(I)/2018 and the Regulation.[1] ## Questions readers ask **Does this site use Google Analytics or any similar tool?** No. The only measurement is a first-party count of page views kept on the site's own server, with no cookie and no personal data. No product that reports to a third party is used or planned. **Why is there no cookie banner?** Because the site sets no cookie that needs consent, or any cookie at all. A banner would ask you to agree to something that does not exist. **Is anything stored in my browser at all?** No cookie, no local storage entry and no tracking pixel. If that changes, this notice is updated before the change goes live. **Will blocking cookies break the site?** No. Every page is readable, and both email forms work, with cookies blocked entirely and in a private browsing window. **How does this relate to the privacy policy?** This notice covers storage in your browser. The privacy policy covers everything else, including the page-view count, the two email forms, your rights and how to complain. The publisher behind both is described on the about page, and the standard the site holds itself to is set out in the editorial policy. ## Sources for this page 1. Cyprus legislation: Law 125(I)/2018, protection of natural persons with regard to the processing of personal data, consolidated text (CyLaw, read 29 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/2018_1_125/index.html --- # Cyprus Property Report corrections policy Canonical: https://cypruspropertyreport.com/corrections Type: policy. Reviewed: 29 October 2026. Next review: 9 March 2027. > Report an error to corrections@cypruspropertyreport.com. We acknowledge within three working days, assess within five and resolve within fifteen, and a confirmed correction is shown on the page with its date for twelve months. ## How to report an error Write to corrections@cypruspropertyreport.com. The same address sits in the footer of every page, and every article ends with a "Report a correction" link that opens an email with the page already named. A report is most useful when it contains four things: 1. The address of the page and the heading of the section. 2. The sentence, figure or licence number you think is wrong, quoted. 3. What you believe the correct position is. 4. The official source you are relying on, if you have one, with a link. You do not need to be the subject of a page to report an error on it, and you do not need to give a reason for asking. The publisher behind the site is described on the [about page](/about). ## What we check and how quickly Every report is read. The check is always the same: the disputed statement is taken back to the source document it was drawn from, and the source is re-read in full rather than searched for the sentence we expect. We hold ourselves to one set of response times for every report: - Acknowledged within three working days. - Assessed within five working days: you are told whether the report stands and which source the figure came from. - Resolved within fifteen working days: the page is corrected, or you are given a reasoned reply. Where a disputed interpretation of a rule needs a qualified reviewer, you receive an interim reply inside that period saying when to expect the answer. If the report is right, the page is corrected and you are told what changed. If the report is wrong, you are told which source the figure came from and where to read it, so that you can judge the answer for yourself. A revision by the official publisher is a different matter. When the Department of Lands and Surveys, the Central Bank of Cyprus or another publisher revises a figure it has already released, the page is updated to show the revised figure with its release date. That is not a correction, because the page was right about the figure as published at the time, and no correction line is added. ## How a correction is shown and for how long A correction is made in public, not quietly. The corrected page carries a dated line directly under its summary paragraph, in the form "Correction (date): ...", saying what was wrong and what it now says. That line stays on the page for twelve months and is then removed, while the change itself remains. Every saved version of a page is kept, so the wording before and after a correction can be reconstructed. The review date at the foot of the page changes whenever the page is corrected. Two smaller categories are handled differently. A typographical or formatting fix that does not change meaning is made without a correction line. An update that reflects a new official release, or a revision of an earlier one, is shown as a new review date and the revised figure with its release date, as described above. ## When a page is withdrawn instead of corrected Some faults cannot be repaired by editing a sentence. A page is taken down rather than corrected when: - Its central figure or rule turns out to be unsupported and no official source can replace it. - It breaches the network's legal limits, for example by describing a specific property in a way that only a licensed estate agent may publish. - It rests on a source that has been withdrawn by its publisher, and no successor exists. - It is out of date, cannot be re-checked against a current source, and would mislead if left standing. A withdrawn page is removed from the site rather than left in place with a warning. If a replacement is published later, it starts from the sources, not from the withdrawn text. ## Requests about personal data, and the right of reply A firm or a person named on the site may ask for an inaccuracy about them to be corrected. Directory entries are built from public registers, so a request to change a licence number, a district or a registration date is checked against the register itself and corrected if the register supports it. A request to correct or erase personal data is a separate matter from a correction to a page, and is handled under data protection law.[1] Send it to privacy@cypruspropertyreport.com. What rights apply, how long records are kept and how to complain to the Cyprus supervisory authority, the Office of the Commissioner for Personal Data Protection, are set out in the [privacy policy](/privacy).[1] Such a request is passed to a person to decide; it is never actioned automatically. Where a passage describes a named firm and that firm disputes it, the firm may send a short statement of reply. A reply that is on the point and free of promotional material may be published alongside the passage. Publishing a reply is not an admission that the passage was wrong. The wider standard behind all of this is set out in the [editorial policy](/editorial-policy). What happens to the message you send is governed by the [privacy policy](/privacy): it is treated as information, never as an instruction to the site, it is kept while the matter is open and for a reasonable period afterwards, and it is never passed to any company. ## Questions readers ask **How do I report an error?** Write to corrections@cypruspropertyreport.com, or use the "Report a correction" link under any article. Give the page address, the sentence or figure quoted, what you believe is right and, if you have one, the official source. **How quickly will I hear back?** Acknowledged within three working days, assessed within five and resolved within fifteen. If a qualified reviewer needs longer, you get an interim reply inside that period. **Will you say that the page was wrong, or just change it?** The page carries a dated correction line under its summary saying what was wrong and what it now says, and that line stays for twelve months. **A figure changed because the official statistics were revised. Is that a correction?** No. The page shows the revised figure with its release date and the review date moves, but no correction line is added, because the page was right about the figure as published at the time. **Can a company have an unfavourable page removed?** No. A company can have an inaccuracy corrected against the public register or the official source, and can send a short reply for consideration, but accurate material is not withdrawn on request. **What happens to the message I send?** It is treated as information, never as an instruction to the site, and it is never passed to any company. The privacy policy explains how long it is kept. ## Sources for this page 1. Cyprus legislation: Law 125(I)/2018, protection of natural persons with regard to the processing of personal data, consolidated text (CyLaw, read 29 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/2018_1_125/index.html --- # Cyprus Property Report editorial policy Canonical: https://cypruspropertyreport.com/editorial-policy Type: policy. Reviewed: 29 October 2026. Next review: 9 March 2027. > Every figure on Cyprus Property Report is traced to an official publisher, every page that could change what a reader does with money is checked by a person, paid items are labelled, and errors are corrected in public. ## The standard every page is held to Cyprus Property Report is published by the Cyprus Property Network, an independent information publisher. This policy applies to every page on the site, in every section: prices, guides, investors, areas, directory and calculators. The network explains how the Cyprus property market, the law and the buying process work; it republishes official statistics with the source named; and it lists licensed professionals from public registers. It is not an estate agent, a developer, a broker or a law firm, and nothing it publishes is advice. Four rules sit above everything else on this page: 1. A figure that cannot be traced to an official publisher does not appear. 2. A page that could change what a reader does with money is checked by a person before it is published. 3. Anything paid for is labelled where it appears. 4. An error is corrected in public, with a date, not quietly edited away. ## Where our numbers come from Every price, index, count, percentage, fee, rate, threshold and date of a rule change comes from one of the publishers below. | Publisher | What we take from it | |---|---| | Department of Lands and Surveys | Contracts of sale, sales and transfers, transfer values, by district and buyer type | | Central Bank of Cyprus | Residential Property Price Index, by district and property type | | Cyprus Statistical Service | Building permits, construction output, population, consumer prices and rents | | Eurostat | House price index and European comparisons | | RICS and KPMG Cyprus Property Price Index | Quarterly index and rental yields by district and type | | Tax Department and the government portal | Rates, thresholds, procedures and official forms | | CyLaw | The text of statutes and reported case law | | Real Estate Agents Registration Council, Cyprus Bar Association, ETEK | Licence and registration numbers for directory entries | The statistics portal of the Department of Lands and Surveys is the first place to check a transaction figure against.[1] The Central Bank of Cyprus publishes the price index the prices section follows.[2] The Cyprus Statistical Service publishes the permit and construction series.[3] Eurostat publishes the house price index used for comparisons with other member states.[4] ## Which sources we refuse - Property portals and estate agency websites. Asking prices are not transactions, and listing text, photographs and descriptions are not ours to copy. - Developer brochures, press releases and marketing material, as a source of any figure. - Blogs, forums, social media, encyclopaedias and answers produced by software, including our own. Figures reported by the Cyprus press are used only where the official release is not yet out. They are attributed inside the sentence, they never enter a table, a chart, a calculator or the network's own data, and they are replaced by the official figure once it appears. ## How we cite, date and re-check a page Each figure names its publisher and the period it covers in the sentence, and each page ends with a Sources block giving the document title, a link to the deepest stable page or file, the publisher and the date we read it. A figure worked out from two official numbers is marked as derived and the arithmetic is shown in one line. A worked example that uses invented inputs is labelled as illustrative. Every page shows the date it was last reviewed. Data pages are re-checked when the next official release is due; pages about law, tax and costs are re-checked at least twice a year; general guides at least once a year. If a page is out of date and cannot be checked, it is withdrawn rather than left standing. ## Independence, sponsorship and paid content The network takes no fee tied to a property transaction, from either side, ever. It sells no leads and passes no reader's details to any company. The two email forms on the site, the monthly briefing sign-up and the calculator figures email, store an address so that the network itself can write to you; no one else receives it. Directory placement is sold as a flat publishing fee for a profile. A fee buys the profile and nothing else. It does not buy a mention in a guide, a place in a data table, a ranking, a favourable description, or the removal of an unfavourable one. Where a paid or gifted item does appear, a labelled note sits above the first heading of the section naming the company and its licence number. Sponsored material never appears inside a data page, a calculator, or a page about law, tax or costs. The directory shows a firm as verified only when its licence number has been checked against the relevant public register, and the page shows the date of that check. A listing is not a recommendation. ## How pages are produced and who reviews them A page moves through fixed stages: a brief that sets the topic and the sources, a draft, a fact-check against the source documents, an edit for accuracy and house style, then publication. Nothing skips a stage and nothing approves itself. A page must be approved by a person, not by the editorial process alone, when it touches any of the following: legal process, contracts and title deeds; tax and VAT; transfer and Land Registry fees; mortgages and lending; residency and permits; any fee, rate, threshold or deadline a reader would act on; any page naming a specific company; and every home page, policy page and quarterly report. The visible byline is the network's editorial team, with the date of the last review. No named human author is invented. When a licensed reviewer is retained, their name and registration number appear on the pages they review. ## Corrections, complaints and the right of reply A factual error is corrected as soon as it is confirmed against the source. The corrected page carries a dated correction line under its summary for twelve months, and earlier versions are kept. A page that breaches this policy or the law is taken down rather than corrected in place. Any person or firm described on the site may ask for an inaccuracy about them to be corrected, and may send a short statement of reply that will be considered for publication alongside the passage. How to send either, and the response times we hold ourselves to, is set out on the [corrections page](/corrections). What happens to the personal data in a message is set out in the [privacy policy](/privacy), and what the site stores in your browser is set out in the [cookie notice](/cookies). The publisher and its funding are described on the [about page](/about). ## Questions readers ask **Can a company pay to appear in a guide or a data table?** No. Paid placement exists only in the directory and in labelled sponsored sections, is a flat fee, and is labelled. Editorial pages, data pages and calculators are not for sale. **Why does a figure on this site differ from one I read elsewhere?** Most differences come from asking prices being quoted as if they were sale prices, or from two different periods being compared. Every figure here names its publisher and its period so that you can check which is which. **Do you use press reports as a source?** Only when the official release is not yet published, only with the publication named in the sentence, and never in a table, a chart or a calculator. **Who decides that a page is accurate enough to publish?** Pages are fact-checked against the source documents and edited before publication, and anything covering law, tax, costs, lending or residency is approved by a person as well. **How often is a page updated?** Data pages on the next official release, law and cost pages at least twice a year, guides at least once a year. The last review date is shown on every page. ## Sources for this page 1. Department of Lands and Surveys statistics portal (Department of Lands and Surveys, read 29 October 2026): https://portal.dls.moi.gov.cy/en-us/statistics/ 2. Residential Property Price Indices (Central Bank of Cyprus, read 29 October 2026): https://www.centralbank.cy/en/publications/residential-property-price-indices 3. Cyprus Statistical Service (Cyprus Statistical Service, read 29 October 2026): https://www.cystat.gov.cy/ 4. Housing price statistics (Eurostat, read 29 October 2026): https://ec.europa.eu/eurostat/web/housing-price-statistics --- # Cyprus Property Report privacy policy Canonical: https://cypruspropertyreport.com/privacy Type: policy. Reviewed: 29 October 2026. Next review: 9 March 2027. > Cyprus Property Report keeps one anonymous page-view count, sets no cookies, and stores only what you type into its two email forms. Nothing is passed to any company, and records are deleted twenty-four months after your last contact. ## Who controls your data Cyprus Property Report is published by the Cyprus Property Network, an independent information publisher described on the [about page](/about). The data controller for anything you send through this site is the entity named under each form and on this page: the Cyprus Property Network, publisher of Cyprus Property Report, reachable at privacy@cypruspropertyreport.com (the registered company name, number and postal address will be added here when incorporation completes). Until the operating company is registered, that entry is a placeholder, and the same wording appears under every form so that you can see who you are dealing with before you submit anything. Questions about personal data go to privacy@cypruspropertyreport.com. They are read and answered by a person. ## What is collected when you read a page Reading a page on this site requires no account, no sign-in and no personal detail from you. The site sets no cookie, writes nothing to local storage, and loads no analytics tool, advertising network, tag manager, social media button, embedded video, third-party font or third-party script. Nothing on a page is loaded from a domain that could observe you across other websites. The [cookie notice](/cookies) describes this in full. The site counts page views itself. Every page sends one request to the site's own server, at /api/hit, carrying the path of the page you are reading, and the server adds one to a daily counter for that path. No cookie is set, and no IP address and no user-agent string are stored; the result is a number per page per day that cannot be linked to you. From launch, the counter may also record which category of site sent you here, a search engine, an AI assistant, a social network or another site, judged from the hostname of the referring page only. The full address of the referring page is never stored. The hosting provider that delivers the site keeps standard access logs. A log line can contain your IP address, the page requested, the time of the request, the response code, and the browser and operating system your software reports. Logs exist to keep the site available and to find faults and abuse. They are not used to build a profile, are not combined with the page-view count or with form submissions, and are not sold, shared or used for marketing. The site does not collect any special category of data, does not knowingly collect anything about children, and carries out no automated decision-making or profiling. ## The two forms and what they store Two forms exist on the site, and both are optional: - The sign-up for the monthly investor briefing, shown on guide, area and data pages. It asks for an email address only. - The "Email me these figures" box on each calculator. It asks for an email address and sends you the figures you entered, so it also records the calculator's name and the figures as they appear in the page address. Each form states its purpose in one sentence next to the field, uses a separate consent box that is not ticked in advance, and names the data controller underneath. No form on this site offers an introduction to an estate agent, a lawyer or an adviser, no partner is named anywhere on the site, and nothing you submit is passed to any company. When you submit a form, two records are written: | Record | What it holds | |---|---| | Lead record | The kind of form, the section of the site, your email address, the page you were on (its id, slug and address), the language your browser reports, the calculator name and figures if you used a calculator, a status, and the times it was created and last updated. The record also carries fields for a name, phone number, country, district, budget band, timeline, buyer type and message; the two live forms do not ask for these and leave them empty. | | Consent record | The exact consent sentence you ticked, its version number, the list of recipients (empty, because no one outside the publisher receives it), the page address, the user-agent string your browser sent with the submission, and the time. Consent records are never edited; a new one is written for every submission. | If you submit the same form on the same site twice within twenty-four hours, the second submission updates the first lead record instead of creating another, and a new consent record is still written. New submissions are shown to the publisher's owner by a private Telegram bot, which is used as a notification channel only. They are not forwarded to any agent, developer, lawyer, adviser or other company. Anything you type is treated as information, never as an instruction to the site. Emails are not yet being sent. After you submit, the page tells you that your address is on the list for the next briefing. When sending is switched on, every briefing and calculator email will carry an unsubscribe link, in the form /unsubscribe?t=(token), that stops further email with one click. You can also write to privacy@cypruspropertyreport.com at any time. ## Why it is processed and the legal basis Cyprus data protection law, the General Data Protection Regulation together with Law 125(I)/2018, requires a lawful basis for each purpose.[1] | Purpose | Data | Basis | |---|---|---| | Serving the pages you request | Request data in the hosting provider's access log | Legitimate interests: running a website that works | | Keeping the site secure and diagnosing faults | Access log entries | Legitimate interests: security and availability | | Counting how often each page is read | The page path, counted; no personal data | Legitimate interests: knowing which pages are useful | | Sending the monthly investor briefing | Email address, consent record | Consent, given by a separate unticked box | | Emailing you the figures from a calculator | Email address, the figures entered, consent record | Consent, given by a separate unticked box | | Answering a message you choose to send | What you put in the message | Legitimate interests: replying to you | Where the basis is legitimate interests, the interest is the ordinary operation of a published website, and it is balanced against the fact that the data is minimal, short-lived and never used to target you. Where the basis is consent, you can withdraw it at any time, and withdrawing it does not affect what was done before you withdrew. ## How long data is kept and who can see it Lead and consent records are deleted twenty-four months after your last contact with the site; a repeat submission or a reply from you restarts the clock. A monthly purge removes the records that have passed that point, and a request from you removes them sooner. Page-view counters hold no personal data and are kept as statistics. Access logs are kept by the hosting provider only as long as they are useful for security and fault-finding. Correspondence is kept while the matter is open and for a reasonable period afterwards so that a correction can be traced, then deleted. The people who can see the data are the publisher's owner and editorial operation and the technical providers that host the site, deliver its email and carry the owner's notifications. Those providers act on the publisher's instructions and for no purpose of their own. Where a provider processes data outside the European Economic Area, the transfer rests on a mechanism that data protection law allows. Data is disclosed to anyone else only where the law requires it. ## Your rights and how to use them Under data protection law you may ask for access to the personal data held about you; ask for it to be corrected; ask for it to be erased; ask for its use to be restricted; object to processing based on legitimate interests; ask for data you provided to be given to you in a portable form; and withdraw consent at any time where consent is the basis, without affecting what was done before you withdrew it. Send a request to privacy@cypruspropertyreport.com. It is answered without undue delay and in any event within one month. There is no charge. Requests are handled by a person, not by an automated process. A request about the content of a page, rather than about your data, is dealt with through the [corrections process](/corrections). ## Complaints If you think this site has handled your data wrongly, tell the publisher first so that it can be put right. You also have the right to complain to the Cyprus supervisory authority, the Office of the Commissioner for Personal Data Protection, at https://www.dataprotection.gov.cy/, or to the supervisory authority of the country where you live.[1] ## Changes to this notice Any change is published on this page with a new review date at the foot of the page, and an earlier version is kept. A change that materially affects what is collected or why will be flagged at the top of this page for a period after it takes effect, and the consent sentence under each form carries a version number so that you can see which wording you agreed to. ## Questions readers ask **Does this site track me?** No. The only measurement is a count of page views per page per day, sent to the site's own server with no cookie, and with no IP address or user agent stored. There is no analytics, advertising or tracking script. **Do I have to accept cookies to read the site?** No. The site sets no cookie at all, so there is no consent banner to click through. See the cookie notice. **Who is the data controller?** The entity named under each form and on this page. Until the operating company is registered, that entry is a placeholder and reads as such; questions go to privacy@cypruspropertyreport.com. **Will my details be passed to an estate agent?** No. No form on this site introduces you to anyone, no partner is named, and nothing you submit is passed to any agent, developer, adviser or other company. The network takes no fee for a lead or a transaction. **How do I ask for my data or have it deleted?** Write to privacy@cypruspropertyreport.com. A person answers, without charge, within one month. Lead and consent records are in any case deleted twenty-four months after your last contact. **I signed up but have not received an email. Why?** Sending is not yet switched on. Your address is stored and on the list; when sending starts, every email carries an unsubscribe link, and you can ask to be removed at any time. ## Sources for this page 1. Cyprus legislation: Law 125(I)/2018, protection of natural persons with regard to the processing of personal data, consolidated text (CyLaw, read 29 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/2018_1_125/index.html --- # Editorial policy — Cyprus Expat Homes Canonical: https://cypruspropertyreport.com/editorial-policy Type: policy. Reviewed: 29 October 2026. Next review: 26 April 2027. > Every rule on this site comes from an official text that the page links to. Bills and announced dates are labelled as not yet law, and legal and residency pages are approved by a person. ## What this site is and what it is not Cyprus Expat Homes is an independent information publisher for people outside Cyprus who are thinking of buying property there, moving there or applying to live there. It explains the rules for foreign buyers, residence permits, visas, tax residency on arrival and the practical side of relocating, and it says where each rule comes from. It is part of the Cyprus Property Network, which runs several sites to one editorial standard: the buying process and area guides live on Cyprus Real Estate Guide, and official market statistics on Cyprus Property Prices. This site is not an estate agent, a developer, a lawyer, a bank or an immigration adviser. In Cyprus, only a person registered with the Real Estate Agents Registration Council may advertise, propose or negotiate property transactions for others, under the Real Estate Agents Law of 2010 (Law 71(I)/2010).[1] This site holds no such registration and does none of those things. It lists no properties, quotes no asking prices, arranges no viewings and makes no application on anyone's behalf. It is not a government body, and nothing on it is an official notice. ## How facts and numbers are sourced Three rules apply to every page, and none of them bends: 1. A rule, fee, threshold or figure appears only if an official body has published it, and the page links to the document it came from. For this site that means the Cyprus Government portal, the Civil Registry and Migration Department, the Deputy Ministry of Migration and International Protection, the Tax Department, the House of Representatives, and the text of the law itself on CyLaw. 2. Every figure carries the period or the date it belongs to, so a reader can tell an investment threshold in force now from one that applied before. 3. Where a figure is worked out from two official figures, the page says so and shows the arithmetic in one line. Market statistics are not restated here. Prices, sales and buyer counts belong to the statistics site, which applies the same rules, as set out in [how Cyprus Property Prices sources official statistics](/editorial-policy). This site does not take figures from listing portals, estate agency or developer websites, residence-by-investment marketing, forums, social media, encyclopaedias or answers produced by language models. ## Laws, bills and announced dates Rules on foreign buyers and residence change often, and much of the change is announced long before it is law. This site therefore keeps three things apart: - Law. A rule is described as law only once it has been enacted and published in the Official Gazette of the Republic. The text relied on is the one on CyLaw, and the page names the law and links to it. - Bills. A bill before the House of Representatives is called a bill. The page gives its stage, the date of that stage and the House record, and it says in plain words that the bill is not yet law. - Announced dates and intentions. A date given by a minister in an interview, or a plan described in a speech, is reported as a statement: who said it, to which outlet, and on what date. It becomes a fact on this site only when an official body publishes it. The same rule applies to Cyprus joining the Schengen area: a date or a stage counts as fact only when it comes from the Council of the European Union, the European Commission, the Presidency, the Press and Information Office, the Deputy Ministry or the House. Pages that track a pending change show the date each entry was last checked. ## How press reports are used Two newspapers, Cyprus Mail and Financial Mirror, may be used for background where no official text yet exists. A press report is always attributed in the sentence that uses it, with the date it was reported, and it never enters a table, a checklist or a calculator. Once the official document appears, it replaces the press report. ## Legal, tax and residency pages: dated and reviewed Every page about foreign-buyer permission, residence permits, visas, tax residency or any other rule a reader might act on carries a notice that it is general information, not advice. It shows the date it was last reviewed, and it is approved by a person before it is published; software never approves these pages. Where a named licensed professional reviews a page, the byline gives their name, their regulator and their registration number. No author or reviewer is ever invented. These pages are reviewed at least every six months, and sooner when the underlying rule changes. Your own position depends on facts this site does not know, so every such page points you to a lawyer registered with the Cyprus Bar Association or a licensed accountant before you act. ## Independence, sponsorship and the enquiry form No government, agency, developer, bank or adviser pays for coverage on this site, and none sees a page before it is published. The network takes no fee tied to the price of any property. Paid material, where it exists, is labelled above the section it applies to and names the company with its licence or registration number. It never appears inside a legal, tax or residency guide, a data page or a calculator. Where a form on this site offers an introduction to a licensed professional, the form names that professional and their licence or registration number in the consent sentence, states that the network may be paid for the introduction, and sits apart from the editorial text. A partner has no say in what any page says. ## Authorship and corrections Pages are researched and drafted by the Cyprus Property Network editorial team with the help of automated tools, checked figure by figure against every source document, and edited for structure, links and compliance with this policy. The byline reads "Cyprus Property Network editorial team". The same standard is used across the network, as set out in the [Cyprus Real Estate Guide editorial policy](/editorial-policy); for who runs the network, see [About Cyprus Real Estate Guide](/about). An error is corrected rather than quietly overwritten. The corrected page shows a dated correction line under its summary for twelve months, and earlier versions are kept in the page history. A change in the law after a page was reviewed is not an error; the page is updated and its review date changes. A page that breaches this policy is withdrawn while it is rewritten. ## Questions readers ask **Is Cyprus Expat Homes an estate agent or an immigration adviser?** No. It is an independent information publisher. It holds no estate-agent registration, lists no properties and makes no applications for anyone. **How do I know whether a rule described here is already law?** A rule is called law only once it has been published in the Official Gazette, and the page links to the text on CyLaw. Bills and announced plans are labelled as not yet law, with their stage and date. **Why do some pages quote newspapers?** Only where no official text exists yet. The report is attributed in the sentence with its date, never used in a table or calculator, and replaced once the official document appears. **Who checks the legal and residency pages?** A person approves every such page before publication. Where a named licensed professional reviews a page, the byline gives their name, regulator and registration number. **Does anyone pay to appear on this site?** No one pays for editorial coverage. Any paid material is labelled with the company and its licence or registration number, and never appears inside a legal, tax or residency guide. ## Sources for this page 1. Ο περί Κτηματομεσιτών Νόμος του 2010 (71(I)/2010) (CyLaw, read 28 October 2026): https://www.cylaw.org/nomoi/enop/non-ind/2010_1_71/full.html