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.
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.
New-build residential property in Cyprus is normally subject to VAT at the standard rate of 19%. A reduced rate of 5% can apply instead to part of the price when the property is the buyer's primary residence and meets specific value and covered-area conditions — it is not automatic, and it typically covers only part of the price rather than the whole purchase.
Under the rules in force today, the reduced rate applies to the first 130m² of covered area (up to a value cap of €350,000), provided the property's total covered area does not exceed 190m² and the total price does not exceed €475,000. Outside those caps, the standard 19% rate applies to the whole price. Eligibility also depends on the buyer using the property as their main residence — confirm your specific position with a Cyprus tax adviser before relying on the reduced rate.
Resale property (a home that has already been sold and occupied before) is generally exempt from VAT altogether. Transfer fees apply instead — see the transfer fees calculator for that estimate. This calculator's "Resale / no VAT" scenario reflects that exemption.
Some legacy projects can still use the older, more generous scheme: 5% on the first 200m² of value, with no total price or area cap — but only where the planning permit was applied for or issued before 31 October 2023, and only until the scheme lapses on 31 December 2026 (this deadline was extended from an original 15 June 2026 cutoff, which has already passed for projects whose building permit was issued by 31 December 2024). Select "Transitional 5% (legacy)" above to model it. Separately, from 1 September 2026 Cyprus is tightening the definition of "first occupation" used to decide whether a property still qualifies as new for VAT purposes, moving to an 18-month systematic-use test. This calculator cannot determine that eligibility for you — confirm your project's specific status with a Cyprus tax adviser.
The standard rate is 19%. A reduced 5% rate can apply to part of the price for a qualifying primary residence, subject to value and covered-area conditions — otherwise the full 19% applies.
Under the rules currently in force, up to the first 130m² of covered area (capped at €350,000 of value), provided the property is no larger than 190m² in total and no more expensive than €475,000 in total. The remainder of the price is taxed at 19%.
Generally no — resale property is VAT-exempt. Transfer fees apply instead of VAT on a resale purchase.
It models the older, pre-2023 reduced-VAT rule (5% on the first 200m² of value, no total price or area cap) that some legacy projects can still use. It only applies where the planning permit was applied for or issued before 31 October 2023, and only until the scheme ends on 31 December 2026. Confirm your project's eligibility with a Cyprus tax adviser — this calculator cannot verify it for you.
This calculator applies simplified value and area thresholds to estimate eligibility. Actual qualification also depends on your personal circumstances (such as using the property as your primary residence), the property's occupation history — Cyprus tightens the definition of a qualifying "new" property from 1 September 2026 — and current VAT law, which has changed before and can change again. Always confirm with a Cyprus tax adviser before relying on the reduced or transitional rate.
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.
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.