Selling real estate in Cyprus is simple if you know the process. However, most sellers miss out on money due to poor timing, incorrect tax planning, or by working with agents who prioritize volume over your results.
Important facts before you begin:
Cyprus-Consult guides sellers through the entire process: market positioning, legal alignment, tax planning, and completion, without conflicts of interest.
We guide you from valuation to transfer, including tax planning.
First, determine what your home is actually worth on the current market. This is not the same as what you paid for it, what a property developer told you, or what a neighbor sold their home for three years ago.
We compare the value with recent comparable sales in your neighborhood.
Your lawyer represents exclusively your interests, not those of the buyer or the real estate agent. He or she checks all documents, ensures that there are no longer any encumbrances on the property, and drafts or reviews the purchase agreement.
Do not skip this step, even for a seemingly simple transaction.
Real estate agents in Cyprus must be registered with the Real Estate Agents Council and hold an annual license. The commission typically amounts to 3-5% of the selling price plus VAT and is paid by the seller.
This commission is fully deductible from your capital gains tax. Keep the documentation.
As soon as a buyer is found, a reservation agreement is typically signed and a small down payment made, usually between €3,000 and €15,000, to take the property off the market while the purchase contract is being drawn up.
The purchase agreement is signed by both parties and must be submitted to the Land Registry. This protects the buyer's rights and establishes the terms and conditions. Your lawyer will guide you through this process.
Upon completion of the transaction, the buyer pays the remaining amount and the deed of title is transferred at the Land Registry.
The capital gains tax (if applicable) must be paid within one month of the transfer. Your lawyer files the capital gains tax return and arranges the payment.
If you own the real estate through a Cypriot company, you have the option to sell the shares of the company instead of the real estate itself.
The sale of shares is exempt from Land Registry transfer tax, which can result in significant savings on more expensive properties.
This option has become more complex due to the 2026 regulations. Professional advice is essential before proceeding.
The capital gains tax (CGT) amounts to a fixed rate of 20% on the net profit from the sale.
The net profit is calculated as follows: Selling price – purchase price (adjusted for inflation) – deductible expenses
Deductible costs include: legal costs, real estate agent commission, demonstrable improvement costs, and transfer costs paid at the time of the original purchase.
| Exemption | Amount |
|---|---|
| Principal residence (minimum 5 years of occupancy) | €150,000 for life |
| General handling of real estate | €30,000 for life |
| Agricultural land | €50,000 for life |
| Real estate acquired between July 2015 and December 2016. | Fully exempt |
| Gifts between close family members | Fully exempt |
These are lifelong exemptions. Once used, they cannot be claimed again. If you have not yet used yours, this is an important planning opportunity.
Important: As of 2026, the threshold for indirect disposals (sale of shares in a company that owns real estate) has been tightened from 50% to 20%.
If you own your real estate through a Cypriot company, seek specific advice before selling.
| Cost | Amount |
|---|---|
| Real estate agent commission | 3 – 5% + VAT |
| Legal costs | 1-2% of the selling price |
| Capital gains tax | 20% of the net profit (after deduction of exemptions) |
| 0.4% waste levy | 0.4% of sales revenue |
| Stamp duty | €0 (abolished from 2026) |
| Land registry fees | Minimal administrative costs |
Total selling costs typically amount to 4-8% of the selling price, before capital gains tax.
With a well-considered capital gains tax position and optimal use of applicable exemptions, net selling costs can turn out significantly lower.
Relevant information
Any questions? Feel free to ask us!
No, you do not need to be physically in Cyprus to sell your property. The entire process can be handled via a power of attorney.
Your lawyer can sign on your behalf, arrange the transfer at the Land Registry, and receive and transfer funds. We coordinate this for clients selling from abroad.
Yes, but it is more complex. Real estate without a separate deed of title can be sold via an assignment agreement. Your lawyer will advise you on the procedure and any additional steps that may be necessary. Always inform potential buyers of this situation in advance.
From listing to completion, it typically takes 2 to 6 months, depending on buyer demand in your region, the condition of the property, and any issues with the title deed. For a competitively priced home in Paphos or Larnaca, motivated buyers can act quickly.
Capital gains tax is calculated in euros. If you purchased in a foreign currency, the purchase price is converted at the exchange rate applicable at the time of purchase. Currency gains or losses are not taxable separately.
If the selling price is lower than the original purchase price (adjusted for inflation), no capital gains tax is due. Losses cannot be offset against future profits from the purchase of real estate.
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