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Villa resort in Coral Bay, Cyprus
BUY PROPERTY IN CYPRUS

LiveInvest in Cyprus.

Yield, tax burden, cashflow: Our property calculator uses current tax and market data. Every project vetted on-site.

Free for buyers Vetted developer network 20 years industry experience
Calculate yield View projects

Yield Calculator

Gross Yield Paphos
6.9 %
Comparison: London 3.2 %
4-7 %
Avg. Rental Yield
Depending on location, type and rental model
0 %
Inheritance Tax
Abolished since 2000
from 250K
Entry
New-build and off-plan projects in Paphos
THE NUMBERS COMPARED

Germany vs. Cyprus

Germany
Cyprus
Corporate tax
~30 %
15 %
Capital gains tax (dividends)
26.4 %
0 %*
Inheritance tax
up to 50 %
0 %
Property transfer tax
3.5–6.5 %
0 %
Purchase duration
3–6 months
4 to 8 weeks
Legal system
Civil law
Common law
Rent regulation
Rent control
Free market
Sunny days / year
~150
340+
Cost of living
Baseline
20–30 % cheaper
Sources: German Ministry of Finance, Cyprus Ministry of Finance, IBB housing market barometer, local broker data.
* Non-dom status, up to 17 years.

Whether it actually matters for your scenario - the calculator shows you.

Open calculator
LIFE IN CYPRUS

Invest, live, or both.

Own Home & Family

  • 4+ international schools in Paphos
  • EU healthcare system (GESY) + local private clinics
  • Direct flights from Paphos and Larnaca
  • Active expat community with regular meetups and services
  • One of the lowest crime rates in the EU

Company Base & Taxes

  • Corporate tax 15 %, IP-Box effective 3 %
  • Non-Dom: 0 % on dividends and interest, 17 years
  • No trade tax
  • Over 65 double tax treaties
  • No withholding tax on outbound dividends

Residency & Golden Visa

  • Permanent residence from EUR 300,000
  • Covers spouse and children
  • Approval within 2–6 months after application
  • No minimum stay required
  • EU travel freedom (Schengen accession planned)

Non-Dom Status: 17 years tax-free on dividends

Those who move to Cyprus and apply for Non-Dom status pay no tax on dividends and interest for 17 years. Rental income is subject to regular income tax (0 % up to EUR 22,000, then progressive).

0 %
Dividends
17 yr.
Duration
Alexander, founder of cyprus.invest

Alexander Chernyak

Founder

WHO'S BEHIND IT

The story behind cyprus.invest

Over 20 years in the German construction and finance industry — built houses, structured mortgages, inspected the real substance. In 2022 I moved to Paphos.

What I found here: agencies whose staff work purely on commission. No base salary, high turnover, constant sales pressure. The buyer isn't at the centre — the deal is. I wanted to change that.

“We show you the projects we would recommend to our own families. Nothing more, nothing less.”
Read founder story
CALCULATOR

Calculate first, then decide.

Purchase price 350,000 EUR
250K 500K 1 M 2 M
Investment
Rental yield
6.9 %
Monthly rent
2,000 EUR/mo
Appreciation 5 yrs
moderate – current trend
76K–134K EUR
Transaction costs
excl. VAT
3–5 %
Own use
Rent incl. utilities (Paphos)
1,920 EUR/mo
Owner costs
185 EUR/mo
Transaction costs
incl. 5 % VAT
3–5 %
Savings vs. renting
1,735 EUR/mo
Full cost transparency
VAT, transfer, legal, Ltd. structure
Financing scenarios
Cash or loan — interest, repayment, ROE
10-year forecast
Cashflow, appreciation and exit scenario
Run your own numbers →
MARKET DATA

Cyprus compared to Europe.

+12.9 %
Price Growth
Paphos 2024/2025
5.0 to 7.4 %
Gross Yield
Cyprus, range across all cities
€5.71 bn
Transaction Volume
2024, record +5 % YoY

Choose a metric ↓

1,0005,00010,00015,00020,00025,000 €/m²
Larnaca
1,700–3,800
Paphos
2,800–7,500
Limassol
4,000–12,000
Vienna
4,500–17,500
Mallorca
5,500–18,000
Munich
8,500–20,000
Zurich
10,000–21,000

Net internal area, standard to premium. €5,000/m² in Paphos is a villa with pool — €5,000/m² in Munich doesn't exist.
Sources: CBC, RICS Q1/2026, Idealista, Porta Mallorquina, WKÖ, immowelt.

2 %3 %4 %5 %6 %7 %8 %
Paphos
4.2–7.2 %
Limassol
5.2–6.8 %
Larnaca
4.2–5.8 %
Mallorca
3.5–5.5 %
Hamburg
2.8–3.4 %
Munich
2.2–3.0 %
Zurich
2.0–3.0 %

Gross yield before costs and vacancy. 4.0 % = market average (RICS). 6.9 % = achievable on new-build projects with active rental management. What remains after costs and vacancy — the calculator shows you.
Sources: RICS Cyprus Property Index Q4/2025, Global Property Guide, local broker data.

Paphos
+41 %
Mallorca
+39 %
Larnaca
+28 %
Limassol
+24 %
Vienna
+22 %
Zurich
+18 %
Hamburg
+10 %

Nominal price growth 2021–2026. Past performance is no indicator of future results.
Sources: CBC, Porta Mallorquina market study, WKÖ, SWX IAZI.

Cypriot districts highlighted in gold. Sources: CBC, RICS Q1/2026, Eurostat, Idealista, local land registry data.

QUALITY VETTING

Not every developer makes it onto our platform.

We vet every developer in 7 steps before listing them.

01

On-Site Inspection

Every project visited in person. No remote listings.

02

Build Quality

Spot checks on the construction site. Surveyors not paid by the developer.

03

Buyer Feedback

We talk to previous buyers. Not to the sales team.

04

On-Time Delivery

Announced vs. actual completion on recent projects.

05

After-Sales

Defect handling after handover. Warranty, response time, reachability — verified.

06

Payment Structure

Purchase price in instalments, tied to construction progress. Buyer protection in the contract.

07

Reference Projects

At least three completed projects in the region. Visited in person, not googled.

08

The Result

Every property you see below has passed all seven steps. What fails the check, we don't list — no matter how good the yield looks.

PROPERTIES

Vetted properties we recommend.

Buying off-plan? You buy before or during construction. The price is often 15–25 % below future market value. In return, you wait for completion — and need a developer you can trust.

View all projects

Off-Market Projects

We learn about new developer projects before they are publicly listed. Those on this list get them first.

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HOW IT WORKS

Four steps to getting your keys.

From first message to move-in. We guide you through the entire process.

01

Initial Consultation

Tell us what you're looking for. Budget, goal, timeline - via WhatsApp, phone or email. Free of charge.

02

Property Selection

We send you 2-4 properties that match your plans.

03

On-Site Viewing

One day in Paphos. You see the properties, the construction site and the surroundings.

04

Purchase Completion

Lawyer, contract, land registry, keys. We connect you with vetted lawyers and tax advisors on site and guide you through to handover.

FAQ

What buyers ask most often.

What does your service cost?

Free for buyers. The developer pays our fee. The purchase price stays identical whether you buy directly or through us.

Can I buy from abroad without being on-site?

Yes. With a power of attorney, a local lawyer can sign the contract. We recommend at least one viewing before purchase.

How high are the acquisition costs?

Without VAT: 3-5 % (transfer fees + lawyer). With VAT: 19 % for investment, 5 % for own use up to 130 m² or EUR 350,000 - the reduced 5 % rule can still be applied for from the Cyprus Ministry of Finance until 15 June 2026. Stamp duty was abolished on 01.01.2026. The calculator shows the exact breakdown for your property.

What is Non-Dom status?

A tax status for individuals who relocate to Cyprus but were not born there. 17 years of zero tax on dividends and interest income. Rental income is subject to regular income tax (0 % up to EUR 22,000, then progressive).

How safe is buying off-plan?

Risk depends on the developer. Three things that protect you: register the contract at the Land Registry, hire an independent lawyer, tie the payment plan to construction milestones.

What's the difference between off-plan and off-market?

Off-plan: the property is still under construction. You buy earlier, pay in tranches tied to construction progress, and often 15–25 % below future market value. Off-market: the project isn't publicly listed. You learn about it through our list — whether it's off-plan or already completed.

What happens if the developer goes insolvent?

Payments are tied to construction progress - you only pay for what has already been built. Your lawyer reviews the developer's financial structure before contract signing.

How long does the purchase process take?

From initial consultation to contract signing: 4-8 weeks. For completed properties: key handover approx. 4 weeks after contract. For off-plan: handover after project completion.

Can I resell the property?

Yes, without restrictions. The Paphos property market is active. Capital gains tax applies on sale, minus allowances. Details in our guides.

Who manages the property if I live abroad?

Depending on the developer, property management is available directly - tenant search, maintenance, accounting. Where not, we connect you with experienced partners on site.

Do I need a bank account in Cyprus?

Not required for the purchase. For running costs and rental income, a local account is practical. We help with account opening.

Checklist: Buying Property in Cyprus

15 points you should check before buying. Free PDF download.

Request checklist
GUIDES

Knowledge that protects you from costly mistakes.

Researched, sourced and regularly updated. Everything you should know before buying.

View all guides
CONTACT

Tell us about your plans.

Response within 48 hours
No obligation, no contract
Free (developer pays our fee)
Alexander
Alexander
Founder, Paphos
Non-binding enquiry

Enquiry received

We will get back to you within 48 hours.