Frequently asked questions

Absolutely. Most of the Israeli investors who come to us begin with no prior background in Cyprus real estate, and that is exactly why we offer step by step personal guidance, so you never have to figure it out alone. We accompany you from the first hesitation, through sourcing the right property and all the way to handover, giving you confidence, certainty and deep local knowledge across Paphos, Limassol and Larnaca.

A personal meeting with the developer covering the location, surroundings, investment potential and maintenance services, all with our full accompaniment and Hebrew translation. We pick you up from your hotel in VIP service and guide you throughout. The tour is tailored to your investment goals and includes new off plan projects in Paphos and Limassol, alongside a review of each property yield potential.

There is no buyer side brokerage fee, as is customary in Cyprus; the developer pays the agent. A registration fee of 100 to 200 euro is paid in advance for the tour and is credited toward your purchase if you buy. There is no obligation and no pressure, and we believe in full transparency, so every cost is known in advance and the decision stays entirely in your hands.

The three main cities are Limassol, Paphos and Larnaca. Paphos is a tourist city with strong growth potential and attractive prices. Limassol is an international business hub with luxury properties and high returns. Larnaca enjoys urban renewal and proximity to the main airport. Each city offers income producing real estate with solid yields, whether short term rental to tourists or long term, and we will help you match your budget and goal to the right city.

Yields depend on the city, the property type and the rental model. As a rule, long term rental typically shows around 4 to 6 percent per year, while short term rental to tourists in season can reach roughly 7 to 10 percent, especially in the high demand areas of Paphos and Limassol. Alongside the ongoing income, properties in strategic locations also enjoy appreciation potential over time. These are typical ranges rather than a guaranteed return, and we will help you assess the real yield of each property before you decide.

Yes. Local banks in Cyprus offer financing to non residents as well, usually around 50 to 70 percent of the property value, with the balance paid as equity. The interest is generally variable, linked to the EURIBOR rate plus the bank margin, and as of today typically ranges around 4 to 6 percent, with loan terms of 10 to 25 years. The exact terms depend on the borrower profile, the bank and the property, and we guide you with the local banking system to find the right financing route for your Cyprus property.

Yes. Short term rental in Cyprus, including through platforms such as Airbnb, requires registering the property in the official register of the Deputy Ministry of Tourism and obtaining a licence number. Registration costs about 222 euro for a three year period, and operating a property without a licence can lead to fines. Registration regularises the activity and lets you rent safely and lawfully, and we are happy to refer you to the parties who handle the process.

In most cases between two and six months, depending on your readiness and availability. The tour can be scheduled immediately and our method saves you valuable time. After choosing the property, signing with the local lawyer and transferring payments is handled in an orderly way at a pace that suits you, so every stage of your Cyprus purchase is clear and free of surprises.

There are several routes; the most common is purchasing a property over 300,000 euro. Generally you need to prove stable income, medical insurance and a minimum stay. This route, also known as permanent residency by investment or a golden visa, grants you and your family status in the European Union and is a significant advantage for planning relocation to Cyprus, and we guide this step too alongside local professionals.

You can work with a local management company that finds tenants, collects rent, and handles cleaning and maintenance, while you receive regular reports with no need for a permanent presence. This turns the property into income producing real estate that truly works for you, whether short term rental to tourists or long term, and we are happy to connect you with the reliable management companies we work with.

Crime levels in Cyprus are among the lowest in the world and the country is considered one of the safest in Europe. Most new projects are gated complexes with security systems and access control, and a short flight of about 40 minutes lets you visit any time, so your Cyprus investment stays close and accessible.

Prime and seafront areas: The Marina, city centre and the seafront promenade (Molos / Neapolis) are the most sought after for luxury apartments, with peak demand from tech workers and business people, high liquidity and stable yields.

Growth and regeneration areas (west): Zakaki and Tsiflikoudia are Limassol's new growth engines. Proximity to the City of Dreams casino resort, the mall and the golf courses offers more accessible entry prices and strong appreciation potential.

Stable rental demand (city centre): Mesa Geitonia and Agia Zoni offer steady year round rental yields thanks to their proximity to business centres and international company headquarters.

Residential and family neighbourhoods (north): Agios Athanasios and Panthea offer panoramic sea views and proximity to international schools, and are highly sought after for family relocation and long term rental.

We would be glad to match you with the right area for your Limassol property investment, based precisely on your goal and budget.

Paphos is a versatile destination. Excellent for a holiday home thanks to its proximity to the sea and airport, and in recent years also a strong investment destination with stable yields from short and long term rental. The new luxury neighbourhoods and the planned marina in Kissonerga make Paphos real estate especially attractive to Israeli buyers, so you can enjoy both a family holiday home and income producing property with appreciation potential.

Buying real estate in Cyprus involves ancillary costs that vary by property type:

New property from a developer: VAT applies at the standard rate of 19%. Buyers of a single primary residence who meet the criteria may be eligible for a reduced VAT rate of 5%. Properties subject to VAT are exempt from transfer fees.
Resale property: exempt from VAT, but transfer fees apply on a scale of 3% to 8%. As a rule, a 50% discount is granted on these transfer fees.
Stamp Duty: a graduated state tax based on the contract value (between 0.15% and 0.2%).
Legal support: a local lawyer's fee (about 1% plus VAT) is an integral part of a safe purchase, for due diligence and drafting the contract.

To keep your investment planning precise, safe and free of surprises, our clients have access to a list of top tier professionals who accompany the entire purchase process from start to finish.

The Title Deed is the official document proving ownership of the property in the Cyprus Land Registry, similar to registration in Israel. In new projects it can take time until a separate deed is issued for each unit, so it is important to check the deed status for your specific property and make sure your rights are protected. We and the legal team we work with make a point of examining this thoroughly before any purchase.

Yes. Buyers who are not EU citizens are required to obtain approval from the Council of Ministers to purchase a property in Cyprus. In practice this is a largely formal procedure that is approved in most cases, and the purchase can be completed and the property used or rented while the process runs in parallel. We accompany you and connect you with local lawyers who handle the application on your behalf.

Capital gains tax in Cyprus is charged at 20% on the real gain from the sale of real estate. From January 2026 the lifetime exemptions were updated: a general exemption of 30,000 euro on the sale of a property, and an increased exemption of 150,000 euro on the sale of a primary residence (subject to conditions, including a five year occupation period). Since the calculation depends on the property details and your situation, it is always advisable to get tax advice before selling, and we will connect you with the right professional.

The reduced VAT rate of 5% (instead of 19%) applies to the purchase of a first and primary residence from a developer, subject to conditions:

Size and value: the benefit applies to the first 130 square metres, where the property value is up to 350,000 euro, the total transaction value is up to 475,000 euro, and the built area is up to 190 square metres.
Use: the property must serve as a primary and permanent residence, not a holiday home, investment or rental, and the buyer is a private individual.
Long term commitment: you are required to use the property as a primary residence for 10 years.

Since the conditions are precise and change over time, we will confirm together with you and the lawyer whether you qualify before the purchase.

We support you after the purchase too. Professional management companies in Limassol and Paphos handle ongoing maintenance, tenants and collection and report to you transparently, so you enjoy a hands off investment and income producing property that works for you from afar, with no hassle.

Larnaca mainly suits families seeking quiet and proximity to the airport. Paphos is a vibrant resort city with development momentum, a planned new marina and high appreciation potential. In investment terms, Paphos real estate currently offers higher yields and appreciation thanks to tourist demand, while Larnaca suits those seeking accessible entry prices and a long term horizon, and we are here to help you refine the choice.

As of today there is no double taxation treaty between Israel and Cyprus. This means every investor must plan their tax position precisely and in advance, since real estate income is subject to the tax laws of both countries:

Reporting and payment in Cyprus: rental income from a property in Cyprus must be reported to the local tax authorities by law and taxed according to the island's tax brackets.
Reporting in Israel: as Israeli residents, you are legally required to report to the Israel Tax Authority any income earned abroad, including rent and capital gains from selling a property in Cyprus.
Offset mechanisms and tax tracks: in the absence of a treaty, Israeli taxation of rental income is usually handled through dedicated tracks, such as the reduced 15 percent track, or the marginal track that allows deduction of expenses and a foreign tax credit, as detailed in Israeli law.

To make the most of the investment advantages and avoid exposure to double taxation or costly mistakes, we guide you with professional international tax advice before the purchase, together with professionals who know both sides of the equation well.

Opening a local bank account is not legally required for the purchase itself, and funds can be transferred directly from an international bank account to the lawyer's trust account or the developer's account.

That said, opening a bank account in Cyprus is recommended in the following cases:

Managing an income property: paying ongoing bills and collecting rent.
Applying for permanent residency: an official requirement of the immigration authorities.
Relocating to live there: managing your personal expenses on the island.

Today there are also advanced apps for online payment of all obligations and bills in Cyprus, such as the JCC app, offering full convenience for those who prefer not to open or deal with a local bank account.

Paphos offers a beautiful resort city with premium neighbourhoods, sea views and advanced services, highly accessible thanks to the nearby international airport. Its proximity to beaches, international schools and a diverse community makes it ideal for families seeking quality of life, security and a calm relocation to Cyprus.

The cost of living in Cyprus is considered relatively comfortable compared with Israel, especially for housing, education and leisure, though it varies between cities and lifestyle. Upscale Limassol is more expensive, while Larnaca and Paphos offer more accessible prices. A pleasant climate, the nearby sea and a large international community make daily life high in quality, and we are happy to give you a realistic picture of expenses by city and the lifestyle you are planning.

Cyprus has many international schools, mainly in Limassol, Paphos and Larnaca, teaching in English and often following British or international curricula (such as the IB). For Israeli families planning relocation, there is also growing interest in settings suited to Hebrew speaking children. We are happy to point you to the areas and properties close to the schools that suit you, as part of tailoring the move to your whole family's needs.

Cyprus operates a national health system called GESY, which provides healthcare to registered residents on a contribution basis, alongside a developed and modern private healthcare system. Investors and those relocating commonly also hold private health insurance, which is also a requirement in residency processes. We are happy to connect you with parties who can explain the options according to your status and plans on the island.

We are your professional bridge to the island: sourcing properties directly from the leading developers in Cyprus, due diligence, connection to local lawyers and reliable management companies, and together with our interior designer, design packages for buyers. All with personal guidance in Hebrew, remotely or on a tour in Cyprus, so your investment is safe, transparent and profitable.

Limassol is the business and financial centre of Cyprus, combining a vibrant cultural life, luxury towers and a large international community. High rental demand from tech workers and business people, alongside a developing education system and high level services, supports stable yields and appreciation and cements its status as a leading destination for real estate investment in Cyprus.