Estimate Cyprus mortgage payments, transfer fees, VAT on new builds, deposit, stamp duty, and total upfront cash for local, foreign, and non-resident buyers.
Cyprus buying costs
The listing price is only part of what you pay. Use this Cyprus property buying costs calculator to plan the full purchase: deposit, mortgage repayments, transfer fees, VAT, stamp duty, and legal-cost allowance before committing to a property or speaking to a lender.
Estimate your Cyprus mortgage payment from the loan amount, deposit, interest rate, and term. The affordability check compares your estimated monthly payment plus existing debts with your net income, and the stress test shows how repayments change if rates rise.
Estimate Cyprus property transfer fees using the Land Registry value, buyer structure, and VAT scenario. Transfer fees are banded at 3% on the first EUR 85,000, 5% up to EUR 170,000, and 8% above that. Joint buyers can split the assessable value across two names, and resale or non-VAT purchases currently receive a 50% reduction.
New-build property in Cyprus is usually sold with VAT. The standard rate is 19%, while a reduced 5% VAT rate can apply to part of a qualifying primary residence, subject to buyer, value, and covered-area conditions. Resale property is generally VAT-exempt but attracts transfer fees instead.
For contracts signed from 1 January 2026 onward, the calculator assumes no stamp duty. A legacy mode is available for historical estimates using the previous 0%, 0.15%, and 0.20% bands.
Beyond the deposit, your upfront cash must cover transfer fees or VAT, stamp duty, and other costs such as legal and valuation fees. The calculator sums these into one figure so you can see the real cash needed to complete, not just the headline price.
Foreign and non-resident buyers can use the calculator to model deposit requirements, transfer fees, VAT on new builds, and total cash needed before speaking to a bank, lawyer, or agent. Non-EU buyers should also confirm purchase permissions, mortgage availability, and independent legal checks before signing.
Non-resident mortgage lending can involve lower loan-to-value limits and more documentation than a local residential mortgage. Use the calculator to test different deposit percentages, terms, and interest rates before discussing options with a Cyprus bank or mortgage broker.
The estimate uses a standard repayment mortgage formula based on the loan amount, annual interest rate, and loan term. It is an estimate only and does not replace a bank quote.
Deposit requirements vary by buyer profile, lender, property type, and residency status. This calculator lets you model any deposit percentage so you can estimate the cash contribution before speaking with a bank.
The estimate applies the Cyprus transfer fee bands of 3% on the first EUR 85,000, 5% on the next EUR 85,000, and 8% above EUR 170,000. For joint buyers, the calculator estimates the fee by splitting the assessable value equally across two names. For resale or non-VAT purchases, it applies the 50% reduction. In practice, fees may be based on the Land Registry valuation rather than the contract price.
For new-build scenarios, the calculator can estimate VAT at 19% or a simplified reduced-rate primary-residence scenario. The reduced estimate applies 5% only to the eligible portion based on covered area and value assumptions, with the remainder at 19%. It also allows for possible transfer fees on any excess Land Registry value above the VAT-inclusive purchase value. Buyers should confirm eligibility with their lawyer or tax adviser before relying on it.
The calculator defaults to no stamp duty for contracts signed from 1 January 2026 onward. A legacy option is available for older or historical estimates using the previous 0%, 0.15%, and 0.20% bands.
No. The results are estimates for planning only. A Cyprus bank or lender will assess income, debts, credit history, property details, valuation, and their own lending criteria.
Yes. Foreign and non-resident buyers can use the calculator to estimate mortgage payments, deposit, transfer fees, VAT, stamp duty settings, and total upfront cash. Non-residents should still confirm lending terms, purchase permissions, Title Deed checks, and tax treatment with a Cyprus bank, lawyer, or tax adviser.
The calculator includes an estimate for stamp duty, transfer fees or VAT, and a configurable allowance for other upfront costs. It does not calculate legal fees, valuation fees, survey costs, insurance, bank arrangement fees, furniture, utilities, moving costs, future taxes, service charges, property-specific title issues, or seller-side capital gains tax.
Disclaimer: all calculator results are estimates only. They are not legal, tax, mortgage, or financial advice and should not be treated as approval from any bank, lawyer, authority, or professional adviser.
