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.
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 banks generally lend a lower percentage of the property value to non-residents than to residents, which means a larger deposit — the field above defaults to 40% as a planning starting point, but confirm the actual limit with your chosen bank, since it varies by lender, nationality, income currency, and property type. Expect more extensive income and source-of-funds documentation than a resident applicant would need.
Non-EU citizens buying property in Cyprus typically need permission from the Council of Ministers, a formality that is routinely granted but does add a legal step and some time to the purchase. EU citizens do not need this permission. Your Cyprus lawyer should confirm whether it applies to your purchase and handle the application alongside the conveyancing.
If your income or savings are in a currency other than euros, banks will assess affordability using their own conversion and may apply a buffer for exchange-rate movement. Moving your deposit and completion funds into Cyprus also involves a currency conversion — worth comparing costs on, since bank transfer margins can be significant on amounts of this size.
The mortgage, transfer fee, VAT, and total-cash figures below use the same calculation engine as the rest of the site, just with defaults set for a typical non-resident scenario. Adjust the deposit percentage, interest rate, and VAT scenario to match the property and lender terms you are actually being offered.
Yes, several Cyprus banks lend to non-resident and foreign buyers, typically at a lower loan-to-value than for residents and with more extensive documentation. Terms vary by bank, so compare more than one before committing.
Generally yes — Council of Ministers permission is normally required for non-EU citizens, though it is routinely granted. EU citizens do not need it. Your lawyer should confirm your specific situation and handle the application.
It's typically higher than for residents, but the exact figure depends on the bank, property, and your financial profile. This calculator defaults to 40% as a planning starting point — confirm the real number with your chosen lender.
No — all figures are in euros. If you are transferring funds from another currency, budget separately for the bank or provider spread on that conversion, which is not included in the upfront cash estimate.
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.
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.
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.