Cyprus Property Capital Gains Tax Calculator 2026
Enter the sale price, purchase cost and years held. Indexation is estimated from the average annual inflation you enter, the exact computation uses consumer price indices.
Written and maintained by Antonis Katsonis · Rules for tax year 2026 · Last verified: 19 September 2026
Result
The allowances are lifetime and cumulative: whatever you used in an earlier sale is deducted from the limit.
Selling at €350,000 you pay €12,840 in capital gains tax and keep €325,160 after tax and costs.
- Indexed cost
- €243,798.88
- Indexation allowance
- €43,798.88
- Gain before allowance
- €94,201.12
- Allowance applied
- €30,000.00
- Taxable gain
- €64,201.12
- Net sale proceeds after tax
- €325,159.78
Indexation is an estimate. The Tax Department uses the monthly consumer price indices of purchase and sale.
The result is an estimate for information only and is not tax, legal or financial advice.
How it is calculated
Gain = sale price − (purchase and improvement cost adjusted for inflation) − selling costs (transfer fees, lawyer, agent). Tax is 20% of the gain after the allowance.
Lifetime allowances for disposals from 1 January 2026: €30,000 general, €50,000 for farmland sold by a farmer, €150,000 for a main residence occupied at least 5 years (plot up to 1.5 decares, i.e. 1,500 m²). Allowances are cumulative: whatever was used in earlier sales is deducted, in any category. They do not stack: the overall lifetime maximum across all three together is 150,000 euro.
Indexation is the part most people overlook, and it usually reduces the tax more than anything else. It raises your purchase cost in line with inflation so you are taxed on the real gain, not on the part that is only price rises. The Tax Department takes the consumer price index for the month of sale, divides it by the index for the month of purchase, and multiplies your purchase cost and improvements by that factor. The older the purchase, the larger the adjustment: a property bought in 1995 can have an indexed cost several times what was actually paid.
A main residence carries the largest allowance, €150,000, but with conditions: you must have lived in it for at least 5 years and the plot must not exceed 1.5 decares (1,500 m²). If the gain after indexation and selling costs is below what remains of your allowance, no tax is due at all. Because the allowance is lifetime and cumulative, whatever you used on an earlier sale is deducted from the limit.
The figure here is an estimate. Indexation is worked out from the average annual inflation you enter, while the Tax Department uses the Statistical Service's monthly consumer price indices for your specific months of purchase and sale. For the return itself, ask for the official index figures for both months. For deciding whether a sale makes sense, the estimate here is close enough.
Worked example
| Sale price | €350,000 |
| Purchase cost | €200,000 |
| Years held | 10 |
| Deductible expenses (agent, lawyer, transfer fees and other purchase costs with receipts) | €12,000 |
| Allowance | General (€30,000) |
| Capital gains tax (20%) | €12,840.22 |
| Indexed cost | €243,798.88 |
| Indexation allowance | €43,798.88 |
| Gain before allowance | €94,201.12 |
| Allowance applied | €30,000.00 |
| Taxable gain | €64,201.12 |
| Net sale proceeds after tax | €325,159.78 |
Frequently asked questions
What is indexation and how is it calculated?
Indexation raises your purchase cost in line with inflation, so you are taxed on the real gain rather than on the part that is only price rises. The Tax Department takes the consumer price index for the month of sale, divides it by the index for the month of purchase, and multiplies your purchase cost and improvements by that factor. The older the purchase, the larger the adjustment.
Is there an official indexation table?
Yes. The monthly consumer price indices are published by the Statistical Service, and the Tax Department uses those when it assesses the tax. The calculator here gives an estimate from the average annual inflation you enter, because matching the assessment exactly needs the specific month of purchase and month of sale. For your return, ask for the official index figures for both months.
Do I pay tax on selling the home I live in?
There is a €150,000 lifetime allowance for a main residence you occupied for at least 5 years, on a plot of up to 1.5 decares (1,500 m²). If the gain after indexation and selling costs is less than what remains of your allowance, no tax is due. The allowance is cumulative: whatever you used on an earlier sale is deducted from the limit.
Property bought before 1980?
The cost is the 1 January 1980 value as assessed by the Land Registry. Enter that value as the purchase cost and 1980 as the year.
Do I pay CGT on shares of a property company?
Yes, if the company is unlisted and owns immovable property in Cyprus, the tax applies proportionally.
I live abroad (e.g. the UK). Do I also pay tax there?
Cyprus capital gains tax is due first, because the property is in Cyprus. Most countries with a double tax treaty (the UK, Greece, Germany and others) give credit for the Cyprus tax paid; the UK, for example, taxes the gain at its own rates and deducts what you paid here. Ask an adviser in your country of residence.
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Sources and rule validity
Rules for tax year 2026 · Last verified: 19 September 2026
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