Estimate Cyprus mortgage payments, transfer fees, VAT on new builds, deposit, stamp duty, and total upfront cash for local, foreign, and non-resident buyers.
Generated at cyprushomesdirect.com/ on 30/07/2026
Disclaimer: all figures above 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. Confirm exact figures with a Cyprus-based bank, lawyer, and tax adviser before making decisions.
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.
The calculator above adds your deposit to transfer fees or VAT, stamp duty, and other upfront costs into one total — the real cash you need to complete, not just the headline price. Each of those components has its own dedicated calculator below if you want to dig into one specifically.
For contracts signed from 1 January 2026 onward, the calculator assumes no stamp duty — it was abolished by law. A legacy mode is available for historical estimates using the previous 0%, 0.15%, and 0.20% bands.
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%, a simplified reduced-rate primary-residence scenario (5% on part of the price under the rules introduced in 2023), or — for specific legacy projects only — a pre-2023 transitional scheme available until 31 December 2026. The reduced estimates apply 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.
Mortgage calculator
Work out what a Cyprus mortgage actually costs per month — from the loan amount, deposit, interest rate, and term you enter — then check whether the repayment fits your income and how it holds up if rates rise.
Transfer fees calculator
Estimate what the Cyprus Land Registry will charge to transfer a property into your name — a cost that applies separately from (and interacts with) VAT, so it is easy to under-budget for.
VAT calculator
New-build property in Cyprus is usually sold with VAT rather than transfer fees. Estimate whether the standard 19% or the reduced 5% rate applies, and how much of the price falls into each.
Buying costs guide
The listing price is only the starting point. This page walks through every cost you need to budget for when buying property in Cyprus, in the order you'll actually pay them, with a calculator to total your specific figures.
Non-resident mortgage
Buying as a foreign or non-resident buyer usually means a larger deposit and more documentation than a local mortgage. Model your numbers here before you approach a Cyprus bank.
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.
