What owning a property in Cyprus costs each year

You'll still find articles quoting rates and bands for the immovable property tax. They describe a tax that ended with the 2016 tax year. Unpaid tax from 2016 or earlier can still be collected, though.

What you do pay each year are local charges: a property fee to your municipality or community, a sewerage fee, and a fee for rubbish collection. They're smaller, but they're real, and since 2024 the sewerage fee comes from a new body. (What you pay when you buy is a different list: see what buying in Cyprus costs.)

Every municipality has to charge it, and the council decides the rate each year, up to that ceiling. So the rate differs from town to town, and it can change from one year to the next.

On a property valued at €200,000, that's about €53 a year in Limassol and €70 in Nicosia.

Who pays: the owner. The law counts as the owner anyone entitled to be registered as owner, whether they're registered yet or not.

When: each council sets its own deadline. In 2026, Nicosia's ran to the end of June after an extension, and Limassol's and Paphos's to the end of September. Pay late and a surcharge is added: 10% in Limassol and Nicosia.

Since 1 July 2024, it's billed by your district's local government organisation (the ΕΟΑ), which took over from the old sewerage boards.

2026 home rates, per €1,000

You pay even if you're not connected yet. The law charges every property the system serves or can serve. Some districts also charge for the water you use: €0.55 per cubic metre in Nicosia and €0.50 in Larnaca.

Pay late and 10% is added, by law.

Your municipality sets it, and it can bill either the owner or the occupier. So if you let the property, the bill may come to you or to your tenant.

From the municipalities' own notices: Nicosia charges homes €160–€215 a year, and central Paphos €180 (both 2025). Paphos offers reductions, for example for large families or low-income pensioners.

Increases are capped too: at most 14% a year, unless something about the property or the service changes. Late payment usually adds 10%.

They pay for the building's shared costs, and the building's management sets them. In a building registered as jointly owned, unpaid contributions can be claimed both from whoever owned the flat when they were decided and from whoever owns it when the claim is brought. So arrears don't simply disappear when a flat changes hands.

Buildings insurance for an apartment usually costs about €150–€350 a year, toward the lower end for basic buildings-only cover. For a larger house it costs more, in line with what it would cost to rebuild.

It's a value the Land Registry sets only for taxes and fees, and it may not match market value. Older guides still talk about 1980 values. The 2025 and 2026 municipal and sewerage notices that give a valuation date all give 2021.

Find yours on the Land Registry's DLS portal: open the Map Navigation service, search for your property by its registration details, then choose i-identify and click on the property. You can also call 17100 within Cyprus, or +357 22804900 from abroad.

If it's wrong, say a building is missing or its details are wrong, you can ask for a correction, free of charge. The general window to object to the 2021 values closed on 31 December 2022.

A new valuation is on the way. The Land Registry started a general valuation at 1 January 2026 prices on 3 April 2026. Its results aren't published yet. When they are, a new six-month window to object opens. When bills will switch to the new values hasn't been announced.