Property tax in Cyprus
See what Cyprus's tax rules do to your property portfolio.
What Freeholt models for property, income and retirement in Cyprus, and what it does not.
Free to start. No card. Rules reviewed 12 July 2026.
Modelled here
- Tax on rental income
- Capital gains on a sale
- Duty on purchase (approximate)
EUR · Rates as at 12 July 2026 · Estimates, not advice
Rental income is taxed at progressive personal rates. 0%, then 20%, 25%, 30% and 35% over €19,500, €28,000, €36,300 and €60,000. A DOMICILED resident ALSO pays a 3% Special Defence Contribution on 75% of gross rent plus GESY at 2.65%, and NEITHER is modelled here, so a domiciled Cypriot landlord's bill is understated; a non domiciled resident is SDC exempt. The non dom and 60 day tax regimes are out of scope. Capital gains are a flat 20% on gains from Cyprus situated immovable property, with indexation relief and the €17,086 general and €85,430 primary residence lifetime exemptions NOT modelled.
How rental income is taxed in Cyprus
For a resident owner: Progressive rates from 20% to 35%, stacked on other income in this country. The top rate of 35% applies above €60,000. For an owner living abroad and renting this out: Progressive rates from 20% to 35%, stacked on other income in this country. The top rate of 35% applies above €60,000.
Interest and losses
Mortgage interest is deductible against the rent. A rental loss is ring fenced: it carries forward against future rental income rather than reducing other income now.
Capital gains on a sale
Gains are taxed at a flat 20%.
Annual property tax while holding
An annual property or land tax is not modelled here, which is not the same as there being none. Treat holding costs on this page as excluding it.
What it costs to buy
Purchase duty here is more than a single rate, and Freeholt prices the published rules rather than an average. Transfer fees are priced from the Department of Lands and Surveys' own ladder (3% to €85,000, 5% to €170,000 and 8% above), HALVED by the statutory 50% exemption that applies to every case charged under Cap. 17, giving 1.5%, 2.5% and 4% effective. The Department's own calculator does NOT apply that exemption and says so only in a footnote, which is why the figure people arrive with is usually twice the real one. A new build subject to VAT pays no transfer fee at all but carries 19% VAT, or 5% on a qualifying primary residence. NO ANNUAL PROPERTY TAX IS CHARGED HERE, and for once that is very close to the truth rather than a gap: Cyprus abolished the annual immovable property tax with effect from 1 January 2017. What remains is a municipal fee of about €90 to 300 a year, which is a running cost rather than a tax and belongs on the running costs lever. EU and EEA citizens buy freely; a non EU/non EEA buyer needs Council of Ministers permission, routinely granted for a single dwelling for personal use. Property in the occupied north carries unresolved title risk.
Can a foreign buyer purchase here?
A foreign buyer needs approval before purchasing. EU/EEA buyers purchase freely. Non EU buyers need Council of Ministers permission and are generally limited to one dwelling for personal use. Property in the (occupied) north carries unresolved title risk.
How Freeholt models Cyprus
Every rate above is priced from Freeholt's own table for Cyprus and runs through the whole projection: rental income, a modelled sale and the annual holding costs all use the same figures. They cannot be edited yet, so a position that differs from the defaults has to be read with that in mind. The estimate assumes an individual owner rather than a company or trust, and where a rule is not modelled it is listed below rather than quietly priced at zero.
What running this property costs
In Cyprus this covers municipal fees of roughly €90 to 300 a year (the annual immovable property tax was abolished in 2017, so there is no recurring property tax to budget for), koinochrista charges to the building's management committee, which can run into the hundreds of euros a month on a development with pools, lifts or security, plus insurance and maintenance.
How borrowing works here
Cypriot mortgages typically run 10 to 35 years, capped in practice by the borrower being under about 65 to 70 at maturity, and are usually on a floating rate linked to the ECB base rate plus a bank margin. Fixed rates exist but are less common. A non resident buyer is usually capped near 70% loan to value against up to 80% for a resident, so budget a 30%+ deposit.
What actually happened here
This country's own record, one year at a time. Nothing on this page is borrowed from another country. Move across a chart to read a year.
What Freeholt models here
- ModelledTax on rental income
- Resident and non resident rates, with interest and losses treated under the local rule.
- ModelledCapital gains on a sale
- Priced in the year of the sale under the rules of that year.
- ApproximateDuty on purchase
- The published scale is priced from the rules in force, which differ by band and are summarised here.
- Not yetAnnual property or land tax
- Not priced here; the page says where the charge falls instead.
- Not yetIncome tax beyond the rent
- Not modelled for this country yet.
- Not yetDividends, interest and share sales
- Not modelled for this country yet.
- Not yetRetirement savings
- Not modelled for this country yet.
- Not yetInheritance and what happens on death
- Not modelled for this country yet.
What Freeholt does not model here
- Any annual property or land tax, which may still exist here
- Inheritance and estate tax
- Treaty relief between this country and the owner's country of residence
Coverage deepens country by country. Every figure is an estimate, not advice.
Compare with another country
Each page is built from the same table the app runs on, so the figures line up side by side.
Compare Cyprus with another country — rent, gains, annual tax and duty, side by side.
Questions people ask
- Does Freeholt model Cyprus property tax?
- Yes. Rental income tax, capital gains on a sale and duty on purchase are priced from Freeholt's own rate table for Cyprus. Duty on purchase carries a simplification that the page names beside the figure. Annual property or land tax is not priced here, and the page says so rather than showing a zero. The rates are not editable yet, so one that differs in a particular case cannot be overridden. Every figure is an estimate, not advice.
- How is rental income from Cyprus taxed if I live somewhere else?
- Progressive rates from 20% to 35%, stacked on other income in this country. The top rate of 35% applies above €60,000. Tax may also be due in the country of residence, with credit for what was paid here. Estimates only, not advice.
- What are the Cyprus figures as at?
- The rate table for Cyprus was last reviewed on 12 July 2026. Freeholt date stamps every country rather than implying all of them were checked on the same day. Estimates only, not advice.
Model a property in Cyprus alongside everything else you own: see the year your portfolio starts paying you back.