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Buy vs Rent Analysis

Cyprus Buy vs Rent Calculator

Facing the classic expat dilemma in Cyprus? This financial modeling tool helps you compare the long-term costs of each option based on your numbers.

How It Works

This calculator is a financial modeling tool designed to help expats in Cyprus make a more informed decision. It compares the net financial position of buying versus renting over a period you specify.

  1. Enter your available capital and how many years you plan to stay.
  2. Fill in the "Buy Scenario" with property details and estimated costs.
  3. Fill in the "Rent Scenario" with rental costs and your investment return rate.
  4. Click "Compare" to see a detailed financial breakdown and recommendation.

General Inputs

The amount you would use for a property down payment and fees, or to invest if renting.

The number of years you plan to live in the property.

Buy Scenario

New builds are subject to 5% VAT. Resale properties are subject to transfer fees.

The affordable property price based on your capital and initial costs. See breakdown below.

ComponentAmount (€)
Property PriceN/A
VAT (New Build) / Transfer Fees (Resale)N/A
Stamp DutyN/A
Legal FeesN/A
Total Upfront CostN/A

Estimated annual increase in property value. Check local market trends.

Includes communal fees, property taxes, insurance, and maintenance.

Estimated annual inflation for ownership costs.

1%

Typical legal fees are 0.5% to 1.5% of the purchase price.

Agent commission is typically 3% to 5% (+ VAT) of the sale price.

Set automatically based on stay duration (€85,430 for 5+ years, €17,086 otherwise).

Rent Scenario

Estimated monthly rent for a comparable property.

Typically 1–2 months' rent, assumed to be refunded at lease end.

Estimated annual increase in rental prices.

Estimated annual return if your capital were invested (e.g., in stocks or bonds).

Disclaimer & Tax Information

Important Considerations & Disclaimer

  • VAT (New Builds): A reduced VAT rate of 5% applies to the first 130sqm of new properties used as a primary residence (up to 200sqm total). This calculator applies a flat 5% for simplicity.
  • Property Transfer Fees (Resale): Fees are progressive (3% on the first €85,000, 5% on the next €85,000, and 8% on the excess) and calculated per buyer. A 50% discount is applied, which is included in this calculation.
  • Stamp Duty: A one-off tax on the purchase contract. 0.15% on values up to €170,860, and 0.2% on the excess, capped at €20,000.
  • Capital Gains Tax: Taxed at 20% on the gain from selling property. This calculator applies the standard lifetime exemption for individuals, which is €85,430 if it has been the primary residence for at least 5 years, or €17,086 otherwise.

Disclaimer: This tool is for informational and modeling purposes only and does not constitute financial, legal, or tax advice. Market conditions, tax laws, and fees are subject to change. All figures are estimates. For a decision tailored to your personal situation, you must consult with qualified local professionals, including a real estate agent, a lawyer, and a tax advisor in Cyprus.