Apartment, Germasogeia

Price estimate: Market price estimates are based on statistical modelling of 150,000+ Cyprus property listings. Actual value depends on property condition, legal status, renovation quality, and other factors not included in this estimate.

Transfer fees: Calculated with the 50% statutory reduction applicable to resale transactions not subject to VAT, where the transaction reflects market value and is conducted at arm's length. Not applicable when VAT is paid. Assumes a single buyer — joint ownership splits the progressive rate across each co-owner's share, typically lowering the total fee.

VAT: For a primary residence, 5% applies only to the portion within both preferential limits together: the first 130 m² and the first €350,000 of that area. Any excess is taxed at 19%. Above 190 m² or €475,000, the reduced rate is lost entirely and 19% applies to the full price. Eligibility for the reduced rate is subject to confirmation.

VAT vs transfer fee (resale): Since 1 September 2026, whether a resale property is subject to VAT or the transfer fee depends on whether it has actually been occupied or rented for 18+ months since first use ("first occupation" test) — not on its resale status alone. When this isn't confirmed, the calculator assumes based on construction age: recently built assumes VAT applies (if 18+ months of occupancy is later confirmed, the actual cost would be the transfer fee instead — significantly less); older construction assumes the transfer fee applies (if occupancy turns out to be under 18 months, the actual cost would be VAT instead — significantly more). Confirm the property's actual occupancy history before relying on this for a purchase decision.

Stamp duty: Abolished from 1 January 2026 for most documents under the 2026 Cyprus tax reform. Limited exceptions may apply to certain real estate, banking, or insurance documents — verify with a legal advisor for the specific transaction.

Capital gains tax: CGT is charged at 20% on net gains above the applicable lifetime exemption: €30,000 for general disposals, €150,000 for primary residence disposal (2026 rates under the 2026 Cyprus tax reform, in force from 1 January 2026). Exemptions are cumulative lifetime allowances and do not reset. Primary residence exemption requires minimum 5 years of occupation. Renovation costs are deductible only if supported by invoices; furniture and movable items are not. The figure above does not apply the official inflation indexation allowance on acquisition cost. Sellers also pay a separate 0.4% special contribution levy (Equal Distribution of Burdens) on the sale price, deducted after CGT directly from net proceeds — it does not reduce the taxable gain.

Rental income tax: Calculated on 80% of gross annual rent (20% expense deduction) added to other declared income, using 2026 progressive income tax brackets (0% up to €22,000; 20% to €32,000; 25% to €42,000; 30% to €72,000; 35% above). GeSY contribution at 2.65% applies to gross rental income for Cyprus tax residents, capped at an assumed combined annual income base of €180,000 across rental and other declared income (maximum contribution €4,770/year). This calculator applies the cap on a combined basis; if the cap is instead applied separately per income category under your specific circumstances, verify the exact figure with your accountant. Special Defence Contribution (SDC) on rental income was abolished from 1 January 2026 for all Cyprus tax residents.

General: This report is an analytical tool generated from statistical modelling of Cyprus property market data. It does not constitute financial, legal, or investment advice. All calculations are estimates based on information provided and current tax legislation as understood at the time of generation. Tax laws may change. Always verify findings with a licensed real estate professional, legal advisor, and tax consultant before making any property investment decision. SKATNET accepts no liability for decisions made based on this report.