Insights

The journal

What we learn from the transactions, the title deeds and the planning offices — written plainly, for people making real decisions.

Buying Guide

23 August 2026

Understanding ROI: How to Measure a Property Investment

A simple framework for comparing one property against another: what to count, what to leave out, and why the best deal is not always the cheapest.

Return on investment is not a mystery; it is a ratio. At its simplest, ROI is the annual income a property produces minus its running costs, divided by the total capital you have placed in it — including purchase price, taxes, legal fees and any refurbishment. For a luxury home in Cyprus, the “return” may be partly financial and partly personal. If you intend to live in the property for part of the year, separate the two: ask what the home would earn if rented, then compare that to your actual costs. Key costs to include: property transfer fees, common expenses, maintenance, pool and garden care, property management and vacancy periods. Do not ignore currency exchange if your income is in another currency. The best investments are usually the ones with the lowest friction: strong location, good build quality, reasonable running costs and clear title. A lower headline price with heavy maintenance often underperforms a well-priced home in a disciplined development.

Buying Guide

20 August 2026

Why Cyprus? 5 Reasons to Consider Living or Investing Here

Sunlight, stability and a legal system you can read in English. Why Cyprus continues to attract families, retirees and investors from across Europe and beyond.

1. A familiar legal framework. Cyprus inherited English common law, so contracts, title deeds and court procedures feel recognisable to British and Commonwealth buyers. 2. Permanent residency. A property purchase of €300,000 or more can open the door to a fast-track permanent residency permit for non-EU buyers and their dependents. 3. Lifestyle. Over 300 days of sunshine, clean beaches, excellent private healthcare and English-speaking professionals make daily life easy. 4. Tax efficiency. Cyprus offers one of Europe’s lowest corporate tax rates, no inheritance tax, and a non-dom regime that can be attractive to retirees and entrepreneurs. 5. Strategic location. Three hours from Dubai, four from London, two from Athens — Cyprus sits at the meeting point of Europe, Asia and Africa.

Buying Guide

17 August 2026

Short-Term vs Long-Term Rental: Which Strategy Is Right for You?

Short-term lets can generate higher nightly rates, but long-term tenancies bring stability. The right choice depends on your time, your location and your appetite for management.

Short-term rentals suit owners who want flexibility — to use the property themselves for part of the year and rent it when away. They work best in tourist-driven areas and require active marketing, cleaning, guest communication and seasonal pricing. Long-term rentals suit owners who prefer predictable income. A good tenant on a one-year lease reduces turnover, wear and tear and the admin of constant check-ins. Yields tend to be steadier, though the headline rate per night is lower. In Cyprus, local regulations, licensing and building management rules vary by municipality and by complex. Before choosing a strategy, check what your development permits and whether the location has year-round demand or only summer demand. Ask honestly: do you want a second home that occasionally pays for itself, or a pure investment? The answer usually points to one strategy over the other.

Buying Guide

14 August 2026

5% or 19% VAT? What Property Buyers in Cyprus Need to Know

The reduced VAT rate is real, but it is not automatic. Here is when 5% applies, when 19% applies, and why the difference matters to your budget.

Cyprus applies a standard VAT rate of 19% on most property purchases. A reduced rate of 5% is available for a primary residence, subject to conditions. The property must be intended as the buyer’s main and permanent home for at least ten years, and the area cap is generally 200 square metres. If you are buying for investment, as a holiday home or through a company, the 5% rate usually does not apply. The standard 19% rate will be charged. Some resale properties are VAT-exempt if the seller is not a VAT-registered developer. Always confirm the VAT treatment in writing before signing a reservation agreement. The difference between 5% and 19% can reshape your deposit, loan and stamp-duty calculations.

Buying Guide

11 August 2026

Buying Property in Cyprus: A Step-by-Step Guide

From first viewing to title deed, the path to owning a home in Cyprus follows a clear sequence. Here is what to expect at each stage.

Step 1 — Choose your location and budget. Decide whether you want Paphos, Limassol, Larnaca, Nicosia or a coastal village. Factor in purchase price, taxes, legal fees and future running costs. Step 2 — Reserve the property. A reservation deposit, typically €1,000 to €5,000, removes the property from the market while your lawyer conducts due diligence. Step 3 — Appoint an independent lawyer. They will check the title deed, planning permissions, debts, encumbrances and whether the seller is the legal owner. Step 4 — Sign the Contract of Sale. Once terms are agreed, the contract is signed, stamped and deposited at the District Land Registry within 60 days. Step 5 — Make staged payments. For new builds, payments follow the construction milestones. For resale, the balance is paid on transfer. Step 6 — Transfer the title. When all conditions are met, the title deed is transferred into your name and the final balance is paid.

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