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.
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.
Your deposit is the portion of the price you pay from your own funds rather than a mortgage — commonly 20-40% of the purchase price in Cyprus, depending on the lender, property, and whether you're a resident or non-resident buyer. It's due at or before completion, alongside the other costs below.
Resale property attracts Land Registry transfer fees (3% to €85,000, 5% to €170,000, 8% above, halved for resale purchases). New-build property is usually charged VAT instead — 19% standard, or 5% on part of the price for a qualifying primary residence — with transfer fees only on any excess Land Registry value above the VAT-inclusive price. You pay one or the other, not both in full.
For contracts signed from 1 January 2026 onward, stamp duty has been abolished and this calculator assumes none is due. For older contracts, a legacy mode is available using the previous bands (0% up to €5,000, 0.15% up to €170,000, 0.20% above, capped at €20,000).
Legal fees, valuation fees, Land Registry search and registration charges, and bank arrangement fees (if using a mortgage) are not fixed by law and vary by provider. This calculator lets you set them as a percentage of the price so you can plug in a real quote once you have one — a common planning estimate is 1-2%.
Add the deposit, transfer fees or VAT, stamp duty (if any), and other costs together and you have the real cash required to complete — not just the headline price. This is the figure the calculator totals for you below, and it's also the figure you'll need to transfer into Cyprus if you're buying from abroad.
Deposit, transfer fees or VAT (depending on whether the property is resale or new-build), stamp duty (none for contracts from 1 January 2026 onward), and other costs such as legal, valuation, and registration fees. This calculator totals them into one upfront cash figure.
Not in full. VAT-rated new-build purchases generally only attract transfer fees on any amount by which the Land Registry value exceeds the VAT-inclusive price; resale (non-VAT) purchases pay transfer fees at a reduced rate instead of VAT.
Not for contracts signed from 1 January 2026 onward — it was abolished by law. A legacy mode is available in the calculator for older contracts using the previous bands.
Legal fees, valuation and survey costs, insurance, bank arrangement fees, furniture and moving costs, future service charges, and any property-specific title issues are not itemised individually — the "other upfront costs" field lets you add an allowance for them.
Full property cost calculator
The complete calculator — mortgage, transfer fees, VAT, stamp duty, and total cash in one place.
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.
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.