PLAN YOUR PURCHASE · REPUBLIC OF CYPRUS
See the bigger picture.
Know your buying costs.
Explore the costs beyond the asking price, with an estimate that updates as you go.
How the estimate works & sources
For VAT-bearing purchases, transfer fees are set to zero. For resales without VAT, fees are calculated per purchaser: 3% on the first €85,000, 5% on the next €85,000 and 8% above €170,000, then reduced by 50%. Only one purchaser or two equal shares are modelled.
The standard VAT scenario applies 19% to the net price. A confirmed reduced-rate allocation applies 5% only to the entered eligible value and 19% to the remainder. This is a scenario calculation, not approval for the reduced rate. Special exemptions and legacy transactions require an individual calculation.
Stamp duty is €0 for documents first signed on or after 1 January 2026. Earlier documents are outside this calculator’s scope. Fee allowances are editable examples.
Rules checked 14 September 2026: Department of Lands and Surveys: transfer fees · Tax Department: reduced VAT · Government: 2026 stamp duty reform
LET’S TALK IT THROUGH
People behind the property.
Kyri in Cyprus & the UK. Karl in Poland & the UK.
A personal conversation about what comes next.
WHERE WE OPERATE
Property in the Republic of Cyprus.
Circle Homes offers properties exclusively in the government-controlled areas of the Republic of Cyprus, commonly referred to as South Cyprus. The Republic of Cyprus is an EU member state. We do not offer properties in Northern Cyprus.
Why location and title checks matter
The whole island is EU territory, but EU law is suspended in the areas where the Republic of Cyprus government does not exercise effective control. Many properties in the north are subject to disputed ownership claims, which can create significant legal and financial risks for buyers.
Our geographical focus helps clients understand the legal framework for their purchase. Every property still requires independent legal due diligence, including checks on ownership, title deeds, charges and relevant permissions. Location alone does not make an investment risk-free.
Further guidance: European Union: Cyprus · UK government: buying property in Cyprus