Questions and answers

Yes. Non-EU buyers need a permit from the Council of Ministers of Cyprus to acquire property — a standard procedure handled by the lawyer during the deal. There are no restrictions for Israeli citizens.

Yes. The purchase can be completed under a power of attorney, certified by a notary in Israel with an apostille or by a certifying officer in Cyprus. Drafting and certification usually cost €100–500. The contract, bank account and payment are all handled remotely.

The standard rate on new builds from a developer is 19%. The reduced 5% rate applies only to an individual’s main residence: under the new scheme 5% covers the first 130 m² and the first €350,000, total area up to 190 m², deal value up to €475,000, and you must live there for 10 years. For projects with qualifying permit dates, a transitional scheme applies until 31.12.2026: 5% on the first 200 m² with no price cap. Property bought to rent out or resell is always 19%.

VAT is the main cost. Stamp duty was abolished from 01.01.2026. Registering the contract with the Land Registry costs €50 and a lawyer is typically 1% + VAT. Example: a €300,000 new build bought as an investment costs about €60,620 on top of the price (VAT €57,000, lawyer €3,570, Land Registry €50). With a mortgage, add mortgage registration (1% of the loan), valuation and insurance.

Yes, on specific terms: for non-EU citizens the down payment starts at 50%, the term is 15–20 years (repaid by age 65), loans are in euros only and total debt payments must stay under 40% of income. Not every bank accepts Israeli income, so we match the bank to your profile. Rates as of August 2026: fixed 2.8–3.6% for 3–5 years, variable 4.3–5.0%.

Residency — yes: under Regulation 6(2), from €300,000 (plus VAT) in a new build from a developer, with proven foreign income of at least €50,000 a year (+€15,000 for a spouse, +€10,000 per child). A decision takes about two months and the status is permanent. Cyprus does not grant citizenship for investment.

In Cyprus, tax is charged on 80% of the rent on a progressive scale, with 0% up to €22,000 a year, plus a 2.65% GHS healthcare contribution. The defence contribution on rent was abolished from 01.01.2026. There is no double tax treaty between Israel and Cyprus — in Israel you can choose the 15% option on gross rent or the regular scale. Choose together with an Israeli tax adviser.

According to the RICS Cyprus Property Index with KPMG, the gross rental yield on apartments in H1 2026 was 5.51%. The real figure depends on the city, the format (long-term or short-term rental) and costs — we calculate it for each property.

Limassol is the most expensive and business-oriented market. In Q2 2026 Paphos almost matched Limassol by number of deals and drove most of the growth in the mid and upper segments. Larnaca is the closest to Israel by flight and more affordable. Nicosia is the capital, with demand from students and professionals.

They are the planning permission and the construction permit. Without a Building Permit a bank will not issue a mortgage, and the permit dates determine which reduced-VAT scheme applies. Check the permit status before paying a deposit, not after.

Buyers pay 0% commission: our fee is paid by the developer and the property price stays the same for you. Only the lawyer, bank and government fees are paid separately — we show the full calculation in advance. Terms for resale property and standalone services (company registration, development) are agreed individually.

Cyprus is our main market. In Thailand, Greece, Spain, Bulgaria and Georgia we work through trusted partners and support the deal ourselves.