About Cyprus Homes Direct

CyprusHomesDirect.com publishes free calculators and plain-English guides that estimate what it costs to buy a property in the Republic of Cyprus — mortgage payments, deposit, transfer fees, VAT, and the total upfront cash you need.

Why this site exists

Cyprus property costs are unusually easy to get wrong, and the errors are expensive. Transfer fees are charged in progressive bands, so people who multiply the whole price by 8% arrive at roughly double the real figure. The reduced 5% VAT rate on new builds has cliff-edge caps rather than a taper, so a property ten square metres too large can attract tens of thousands of euro more tax than a more expensive one that fits. Three different VAT regimes are in force at the same time, two of which expire.

Most of the material available online is published by parties with something to sell — a property, a mortgage, or a legal service. That does not make it wrong, but it does mean the hard parts tend to be smoothed over. This site was built to do the arithmetic properly and say plainly where the traps are.

Who publishes it

Cyprus Homes Direct is an independent publication operated by a private individual based in the Republic of Cyprus. It is not a bank, a lender, a law firm, a tax practice, or a licensed real estate agency, and it is not affiliated with any of them. Content is published under a team byline; editorial responsibility rests with the operator.

We are not qualified to give you legal, tax, mortgage, or financial advice, and we do not. What we can do is set out published rates, thresholds, and procedures accurately, show the arithmetic, and be explicit about the limits of an estimate. Every page says so, and we would rather tell you to go and speak to a lawyer than pretend a calculator can replace one.

How the content is produced

Rates and thresholds come from official Cyprus government and central bank sources: the Department of Lands and Surveys, the Tax Department, the Ministry of Interior, and the European Central Bank. Where a statutory rule is complex, we cross-check our reading against published summaries from established accounting and law firms — but only ever to corroborate an official source, never as the sole basis for a figure.

Every guide lists the sources used, marked as official or secondary, and every page carries the date it was last reviewed. Our methodology page documents where each individual number in the calculators comes from and what each one is used for.

Worked examples in the guides are not typed in by hand. They are computed with the same calculation engine that powers the calculators, so the figures in an article and the figures a reader gets from the tool cannot drift apart.

What we publish

• 6 calculators covering mortgage payments, transfer fees, VAT on new builds, total buying costs, and non-resident mortgages.
• 13 guides on the purchase process, costs and taxes, mortgages and finance, and legal questions including title deeds. See the guides index.

What we deliberately do not do

• We do not sell property and we have no listings, so we have no reason to make any purchase look better than it is.
• We do not collect your data. The calculators run entirely in your browser. Nothing you type is transmitted to us or stored on a server. See the privacy policy.
• We do not require sign-up for anything, and there is no account to create.
• We do not model what we cannot know. Where a rule depends on facts a calculator cannot verify — whether a property has been first occupied, whether you personally qualify for a relief — we say so in the copy rather than guessing.
• We do not invent market data. You will not find average prices per region or specific bank lending ratios quoted here, because those vary by lender and move over time. We describe how the assessment works and tell you to get the current figure from the institution.

How the site is funded

The calculators and guides are free to use. The site is funded by advertising, and may in future carry affiliate links to services such as currency transfer. Any such link will be clearly identifiable, and no commercial arrangement determines what we publish or influences the figures a calculator produces. Advertising is served by third parties; see our cookie policy for how that works and how to control it.

Corrections

Cyprus property taxation is actively legislating. The reduced VAT rules were rewritten in 2023, the transitional window has already been extended once, and further changes take effect during 2026. We review the figures against source when we become aware of a change, and every page shows when it was last reviewed.

If you believe something here is wrong, out of date, or misleading, please tell us at info@cyprushomesdirect.com. Corrections to substantive errors are made promptly and the review date updated. We would much rather be corrected than be confidently wrong — if you are a Cyprus lawyer, accountant, or banker and you spot an error, we would particularly like to hear from you.

Contact

Email info@cyprushomesdirect.com, or see the contact page for what we can and cannot help with.

A necessary disclaimer

Everything on this site is general information and estimation for planning purposes. It is not legal, tax, mortgage, financial, or investment advice, it does not create any advisory relationship, and it is no substitute for advice from a qualified professional who knows your circumstances and your property. Before committing to a purchase, take advice from a Cyprus lawyer registered with the Cyprus Bar Association, and confirm tax treatment with a Cyprus tax adviser or the Tax Department directly.