Capital gains tax Cyprus: tax on a property sale and the exemptions

Gains from selling Cyprus property are taxed at 20%, with lifetime exemptions, including a larger one for your main home. We calculate the gain and file before the transfer.

Rate20% on Cyprus property gains
Main home€150,000 lifetime from 2026
WhenBefore the transfer: unpaid taxes can hold it up
Check my case for freeSee the steps
A founder working on a laptop at a cafe terrace in LimassolChecked 28 October 2026

Steps and timeline

  1. 1

    Calculate the gain

    Price, costs, inflation adjustment.

    1 week
  2. 2

    Claim exemptions

    Either €30,000 of gains over your lifetime, or up to €150,000 on your main home: only the larger one.

    1 week
  3. 3

    File and pay

    Before transfer.

    by transfer

When is capital gains tax paid in Cyprus?

Before the transfer at the Land Registry. We file the return with the sale contract and pay the tax, so the transfer is not held up. The gain is the sale price less the purchase price, costs and an inflation adjustment. Lifetime exemptions are then deducted before the 20% rate applies.

Who pays capital gains tax in Cyprus?

The seller, on property in Cyprus and on shares in companies that own Cyprus property. It applies whether or not you live in Cyprus. Shares listed on a recognised stock exchange are excluded. We check whether a sale is caught before you agree the price.

Documents

For your tax adviser

0 of 4 ready

Official forms: T.D.401 (Τ.Φ.401) · how to fill it in, T.D.413 (Τ.Φ.413) · how to fill it in, Ν.313 / Ν.313Α / Ν.313Β (N.313) · how to fill it in

The exact list depends on your situation; we confirm it before filing.

Who does what

What you do

  • Share your situation and goals
  • Collect documents from home
  • Agree the scope of work in writing

What we do

  • Check the requirements for your case
  • Prepare the documents and file the application
  • Follow up until the decision

Your coordinator

  • Plans the work and next steps
  • Keeps one timeline for everything
  • Reminds you of renewals and deadlines

Common mistakes

  • Selling more than a year after moving out: the main home exemption is lost
  • Expecting both exemptions: you get only the larger one
  • Leaving out costs and the inflation adjustment when calculating the gain
  • Leaving the tax unpaid until transfer day, which can hold up the transfer

What affects the cost

The price depends on your situation. We explain the scope and expected costs before work begins.

Purchase and improvement recordsMain home or investment propertyExemption already usedShares in a property company

Questions

Do shares in a property company count?

Yes. Shares in a company that owns Cyprus property directly always count. For indirect holdings, they count when at least 20% of the shares' value comes from Cyprus property (from 2026; 50% before). Listed shares are excluded.

How much capital gains tax do I pay on a Cyprus property?

20% of the gain after the exemption. Example: you sell a holiday flat with a gain of €100,000 after costs and the inflation adjustment. If you have not used your €30,000 lifetime exemption, €70,000 is taxed and the tax is €14,000.

What is the main home exemption?

Up to €150,000 of gain from selling your main home is exempt, on up to 1.5 decares of land. You must have lived in it for at least five years, or ten years for a second such sale. You get only one exemption: this one or the general €30,000, whichever is larger. You get none if you sell more than a year after moving out.

Sources

Figures checked 28 October 2026. Rules change: we confirm them for your case before you act.

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A coordinator replies within one working day with the next steps.

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