Frequently Asked Questions

Frequently Asked Questions – Buying, Selling & Living in Paphos

Below you’ll find answers to some of the most common questions about buying, selling, and living in Paphos, Cyprus.
If you have a question not listed here, please contact us — we’re always happy to help.

Living in Cyprus

Utilities in Cyprus

Electricity:
Electricity is supplied by the Electricity Authority of Cyprus (EAC). Bills are issued every two months and include your usage, a fixed fee, and taxes. You can pay your bill:

• Online via www.jccsmart.com
• At your bank or ATM
• In person at EAC offices

To transfer the account into your name, visit your local EAC office with:

• Passport
• Title deeds or rental contract
• Deposit payment

Water:
Water is managed by the Cyprus Water Development Department with branches across the island. Bills are issued quarterly.
To transfer the account to your name, visit your local water board office with identification and a small deposit.
Payments can also be made via JCC Smart, at banks, or in person.

Communal Expenses:
Each October, you’ll receive a bill from your local municipality for rubbish collection and cleaning.
The cost depends on your property size.

Healthcare in Cyprus

Cyprus has a public healthcare system (GHS) managed by the Ministry of Health and funded through taxes and social insurance.

• Residents living in Cyprus for three months or more can register with the GHS and choose a Cypriot doctor.
• Healthcare is not free — patients make small co-payments.
• Employed residents must register with the Social Insurance Services and make contributions.

For UK Nationals:
Those receiving a UK State Pension or qualifying benefit may be eligible for an S1 form, allowing registration for public healthcare in Cyprus with reduced or no co-payments.

Pharmacies:
Pharmacists in Cyprus are well-qualified, English-speaking, and can offer advice or treatment for minor ailments.

Schooling in Cyprus

When relocating with children, you can choose between:

• Public (Greek-speaking) schools – Free, but may require extra tutoring.
• Private International Schools – English-speaking, fee-paying institutions following international curricula (IGCSEs, A-Levels, etc.).

Parents should visit potential schools to find the best fit for their child.

International Schools in Paphos:

• International School of Paphos
  Aristoteli Savva 100, Paphos 8060
  Tel: +357 26 821700 | Fax: +357 26 942541
  Email: info@isop-ed.org
• The Learning Centre (TLC) of Peyia
  St. George’s Road, Peyia 8560
  Tel: +357 26 910226
  Email: info@tlcpeyia.com
• ASPIRE Private British School
  Tomb of the Kings Avenue, Paphos 8046
  Tel: +357 26 623606
  Email: info@aspirecoe.com

Transportation in Cyprus

Cyprus offers affordable and reliable public transportation.

Bus Service:
Frequent routes operate between main towns and tourist areas.
For schedules and routes, visit www.pafosbuses.com or call 8000 5588.

Taxis:
Two main types of taxis operate in Cyprus:

• Service (shared) taxis: Fixed-rate intercity service. Book via 26923800 or 77777474.
• Private taxis: Operate island-wide, available by pre-booking or from taxi ranks.

Recommended Taxi Companies in Paphos:

• Stevies Taxi: 99675191
• Mayfair Taxi (Kato Paphos): 26954200
• C & A Taxi (wheelchair accessible): 99485976

Volunteering in Paphos

Paphos has many organizations and charities in need of volunteers:

• Friends Hospice of Paphos
• Cyprus Samaritans
• Paphiakos & CCP Animal Welfare
• Cyprus Refugee Council

Transporting Pets to Cyprus

From Non-EU Countries (including the UK):

• Microchip (ISO 11784/11785 compliant)
• Valid rabies vaccination & titer test (if from high-risk country)
• Tapeworm treatment (dogs only)
• EU Health Certificate endorsed by a government vet within 10 days of travel

From EU Countries:

• Microchip
• Valid rabies vaccination
• EU Pet Passport

Local Vet Recommendation:
Paphos Veterinary Centre – Dr. Yiannis
31A Christou Kkeli, Kissonerga
Tel: 7000 7555

Renting Property in Cyprus

Rental Licensing for Non-Residents

Non-residents renting property in Cyprus must declare all rental income to the Cyprus Tax Department.
We recommend consulting a local tax expert or lawyer to assist with licensing, filing, and exploring available exemptions.

Buying Property in Cyprus

The Buying Process

1. Buyer reserves property with a small deposit (typically 5%).
2. Lawyer conducts Title Deed search at the Land Registry.
3. Contract is signed and lodged at the Land Registry.
4. Seller provides Tax Clearances (IPT, municipal, sewage, etc.).
5. Buyer pays the balance and transfers utilities into their name.

Title Deeds & AX Numbers

An AX Number is issued by the Land Registry once a developer applies for individual Title Deeds.
If a property has an AX number and a certificate of final approval, it’s generally safe to buy.

Property Transfer Fees

Legal & Other Fees

Deposits & Payments

• Reservation deposit: ~5%
• On signing contracts: 10–30%
• Balance: On completion

The reservation fee (usually €5,000) is paid to the buyer’s lawyer, held in trust until legal checks are complete.

Mortgages & Non-Resident Buyers

As of 2025:

• Bank of Cyprus: Must live in Cyprus, hold residency, and show income in a Cypriot bank account for at least 1 year.
• Hellenic Bank: Requires tax residency, a Cypriot bank account, and income deposits for 6+ months.

Post-Brexit Buyers:
UK nationals can still buy property in Cyprus, but must apply for a Council of Ministers Permit and are limited to purchasing two properties per family.

Selling Property in Cyprus

Capital Gains Tax

The Capital Gains Tax rate is 20% on profit from the sale, with a €17,086 lifetime exemption per individual seller.

Deductible costs include:

• Transfer fees
• Structural improvements
• Licensed agent commission

Choosing the Right Estate Agent

Always use a licensed estate agent — it’s required by law.

Licensed Agents (like Cyprus101):

• Members of the Cyprus Real Estate Agents Association (CREAA)
• Carry professional indemnity insurance
• Issue receipts deductible from Capital Gains Tax

Unlicensed Agents:
Operate illegally, cannot handle client money, and offer no legal protection to buyers or sellers.

Questions to Ask a Licensed Agent When Selling Your Property

Selling your home is a major decision, and choosing the right agent can make all the difference. Here are some key questions to ask before committing to a real estate professional.

1. How many and what type of homes have you sold in my area?

This helps you gauge the agent’s experience and local knowledge. It also gives insight into the fair market value of your property and how your agent’s performance compares with others you may interview.

2. How close is the selling price to the listed price of homes you’ve sold?

This is a useful indicator of an agent’s pricing strategy and negotiation skills. It also helps you understand whether the suggested valuation of your home will meet your financial expectations after commissions and fees are paid.

3. On average, how long does it take you to sell a property?

If your property is correctly priced and has title deeds, your agent should be able to provide accurate comparisons and a realistic timeframe. A good agent will also offer advice on home staging, minor improvements, and curb appeal enhancements to help your property attract more buyers. Many homes are sold before they even go on the market; this happens when your agent has a database of clients that they can alert when there is an upcoming sale.

4. Do you have a reference list of past clients I can contact?

Most reputable agencies have a Testimonials page on their website or clients review them directly on Google or Facebook. However, you can also ask for contact details of previous clients if you’d like to verify their experience. Paphos and Cyprus are relatively small communities — word of mouth travels quickly, so you’ll often hear valuable feedback locally.

5. How many buyers are you currently working with?

Established agents usually collaborate with other companies, both locally and abroad. This network allows them to share listings and reach a broader pool of qualified buyers. Professional, licensed agents typically maintain strong working relationships that increase your property’s visibility and chances of selling.

6. What if I’m not happy with how you’re marketing my property?

If you haven’t signed a sole agency agreement, you are free to list your home with multiple agents. Some sellers prefer to work exclusively with one trusted professional, while others prefer wider exposure.

The benefit of a sole agent is simplicity — one set of keys, one point of contact, and one contract. With Cyprus101, your property is marketed not only through our own channels but also via our network of partner agents and associates, ensuring maximum visibility. All viewings by partner agents are always accompanied by a member of our team for added security and professionalism.

7. How will you market my property?

A good marketing strategy should combine international reach with local expertise. Ask how your agent promotes properties to overseas clients — through online listings, digital marketing, and partnerships — as well as how they attract local buyers through word-of-mouth and community connections.

The best agents know how to tailor marketing to your property’s strengths and find serious, qualified buyers.

Why Use a Licensed Estate Agent in Paphos

Buying or selling a home is one of the biggest financial decisions you’ll make — whether it’s a holiday home, a retirement property, or your forever home. Working with a licensed estate agent ensures your transaction is protected, legal, and handled professionally.

What Is the Difference Between a Licensed and an Unlicensed Agent?

Licensed Agents:

• Are registered with the Cyprus Real Estate Agents Association (CREAA).
• Have contracts that are legally enforceable, protecting both the vendor and the agent.
• Must carry professional indemnity insurance to safeguard buyers and sellers if a developer or agent becomes bankrupt.
• Issue official receipts that are deductible from Capital Gains Tax, potentially saving sellers thousands of euros.

Unlicensed Agents:

• Operate illegally under Cypriot law.
• Cannot legally handle client money or sign enforceable contracts.
• May appear professional online but offer no legal protection if something goes wrong.
• Some may work ethically, but without a license, they are not recognized by Cypriot authorities.

Agent Fees and Contracts

In Cyprus, the seller pays the estate agent’s commission — buyers should never pay a commission or “finder’s fee.”

Commission rates vary depending on exclusivity and cooperation with other agents. These terms should always be clearly stated in a signed agreement before marketing begins.

Many reputable agents, including Cyprus101, allow your lawyer to handle all financial transactions, ensuring full transparency and simplicity.

Final Thoughts

Choosing the right estate agent is about more than just commission rates. It’s about trust, communication, and professionalism. Buying or selling a home should be a positive, stress-free experience — not one filled with uncertainty. A good agent listens, advises, and acts in your best interest from start to finish.

We welcome your feedback and experiences with us or other agents — and we’re always happy to offer advice if you’re considering selling your home.