Updated
GL-R-07
Glossary · Cyprus PR
Resale property in Cyprus - what qualifies for PR
Property that has already had an owner after the developer
01 / In 30 seconds
The short answer
- What it is
- Property that has already had an owner after the developer
- Housing
- Does not count for PR, except contracts filed before 07.05.2013
- Commercial
- Resale offices, shops and hotels qualify under option B
- Tax
- Transfer fee instead of VAT: €300,000 = €8,600
02 / In plain words
What Resale property in Cyprus means
A resale property is one that has already had an owner after the developer. In Cyprus it is a separate market with its own taxes and its own rules for PR.
Resale housing does not qualify for PR: under option A only a first sale from a developer counts. The exception is contracts filed with the DLS before 07.05.2013. Resale commercial property - offices, shops, hotels - is allowed under option B.
On a resale a transfer fee is paid instead of VAT: 3% on the first €85,000, 5% on €85,001-170,000 and 8% above, with a 50% discount on the total. At €300,000 this is €8,600, or €5,800 for spouses buying 50/50. From 01.09.2026 a building used for less than 18 months counts as new, and then 19% VAT applies instead of the fee.
A simple example
A client buys a resale office in Nicosia for €300,000 for PR under option B. The building has been in use for 5 years, so there is no VAT: a €8,600 transfer fee instead of €57,000 VAT.
When you will deal with resale property
- Buying an office or shop for PR under option B
- Buying a home for yourself outside PR
- Working out the transfer fee instead of VAT
- Checking the 18-month rule
- Replacing a property after a sale
03 / What it covers
Key facts about resale property
For PR
- Housing not eligible
- Commercial eligible
- Old contracts before 07.05.2013
Taxes
- Transfer fee 3/5/8%
- 50% discount
- 19% VAT if under 18 months
Seller's documents
- Title deed
- Tax clearance N.313
- Municipal no-debt certificates
Buyer's documents
- Search certificate
- Cap. 109 permit
- Fee paid on transfer day
04 / How it works
How a resale purchase works
Search certificate
Checking the owner, mortgages and bans.
18-month check
Transfer fee or 19% VAT.
Contract and deposit
Signing and filing with the DLS.
Transfer
The seller brings N.313, the buyer the Cap. 109 permit and the fee.
Title deed
Certificate of ownership in your name, €5.
05 / Key facts
What matters
01Housing for PR
Not eligible
Resale housing does not count. The exception is contracts filed before 07.05.2013.
02Commercial for PR
Eligible
Resale offices, shops and hotels count under option B for €300,000.
03Transfer fee
€8,600 on €300,000
The 3/5/8% formula with a 50% discount. For spouses 50/50 it is calculated per share: €5,800. Paid by the buyer on transfer day.
0418-month rule
Otherwise 19% VAT
From 01.09.2026 a building used for less than 18 months counts as new, and 19% VAT applies instead of the fee.
Common mistakes
Buying a resale flat for PR
It does not count. Housing must be a first sale, resale works only for commercial property under option B.
Not checking how long the building has been used
If under 18 months, instead of a €8,600 fee you pay €57,000 VAT on €300,000.
Sending money without a search certificate
The lawyer first checks the owner, mortgages and bans, then the deposit.
06 / Expert advice
How to prepare in advance
If your goal is PR, decide early: a new home from a developer or resale commercial property. For a resale, budget for the transfer fee and the 18-month check.
What we do for you. We explain which resale property qualifies for PR, check the property and calculate the transfer fee or VAT before any deposit.
Igor VentsHead of real estate, Title Deed and property checks
07 / Questions
Frequently asked questions
No, except contracts filed with the DLS before 07.05.2013.
Yes, resale offices, shops and hotels qualify under option B.
A transfer fee of 3/5/8% with a 50% discount instead of VAT.
€8,600, or €5,800 for spouses 50/50.
If the building has been used for less than 18 months: from 01.09.2026 it counts as new, 19% VAT.
The buyer, on the day of transfer.
Cyprus PR glossary
- Cyprus PR programme →
- Cyprus PR
- ARC (Cyprus alien registration)
- Form MIP2
- Cyprus residence card
- Cyprus PR criteria
- Cyprus Migration Department
- Secure annual income
- Dependent students 18-25
- Cyprus PR monitoring
- Cyprus Department of Lands and Surveys
- Title deed in Cyprus
- DLS search certificate
- Encumbrance in Cyprus
- Separate title deed in Cyprus
- Developer mortgage in Cyprus
- Reservation agreement in Cyprus
- Sale contract in Cyprus
- Contract deposit in Cyprus
- Specific performance law
- Direct title issue to the buyer
- Foreign buyer permit (Cap. 109)
- Planning permit
- Building permit
- Certificate of final approval
- Division permit
- 18-month new building rule
- Short-term rental licence
- VAT on Cyprus property
- Reduced 5% VAT on housing
- Cyprus tax identification code
- Cyprus stamp duty
- Cyprus capital gains tax
- Special defence contribution
- Cyprus non-dom status
- GESY health contribution
- Cyprus tax residency
- Cyprus income tax
- €300,000 investment for Cyprus PR
- Investment in a Cyprus company
- Investment in a Cyprus fund
- Cyprus PR government fees
- Source of funds for Cyprus PR
- Cyprus bank account
- Family members in Cyprus PR
- Apostille for Cyprus
- Certifying officer in Cyprus
- Citizen Service Centre (KEP)
- Sworn translator in Cyprus
- Police clearance for Cyprus
- Plan A health insurance
- Power of attorney for Cyprus
- Income affidavit
- Non-employment declaration
- Medical tests for Cyprus PR
- Cyprus citizenship by residence
- All terms →
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