Buying property in Cyprus as a Greek citizen

We are the developer selling the two remaining residences named on this page. What follows states plainly what appears to make buying easier for a Greek citizen, sources it, and shows exactly where our reading of the law stops and an official government text would be needed to confirm it.

Can a Greek citizen buy property in Cyprus?

Yes, in the same way any EU citizen can. The law governing this is the Immovable Property (Acquisition by Aliens) Law, Cap. 109, and it has been amended more than once since Cyprus joined the EU in 2004. The next section sets out what the most recent amendment we could find, from 2011, appears to change.

This page covers only what is specific to a buyer coming from Greece: the permission-to-acquire question, currency, language, the tax treaty and travel. The purchase process itself, the contract deposit deadline, and the costs on top of the price are the same for any EU buyer and are covered on our other guides, linked throughout and again at the end.

Do I need permission to acquire as an EU citizen?

Cyprus restricts the acquisition of immovable property by "aliens" under Cap. 109. An official English consolidation published by the Office of the Law Commissioner in October 2007, incorporating amendments through Law 54(I)/2003, exempted EU citizens permanently resident in Cyprus from that restriction, and exempted EU citizens who were not permanently resident only when the property was not a "secondary residence". Read the 2007 consolidation.

A later amendment appears to have changed that. Law 161(I)/2011, published in Official Gazette Supplement I(I) No. 4311 on 16 December 2011, replaced those paragraphs with a single exemption covering any citizen of an EU member state or an EEA contracting state. On our reading, that exemption carries no permanent-residence condition and no secondary-residence condition, and the term "secondary residence" and its definition were deleted from the law entirely. The amendment's own preamble states its purpose as compatibility with Articles 45, 49, 56 and 63 of the Treaty on the Functioning of the European Union, which cover free movement of workers, freedom of establishment, freedom to provide services and free movement of capital. Read Law 161(I)/2011. CyLaw's index of amendments to Cap. 109 lists 161(I)/2011 as the most recent on file.

Three things to weigh here. The 2011 Gazette text is in Greek, and the reading above is our own rather than an official English translation, because none could be located. CyLaw is a respected legal database, but it is not a government domain. And no current, post-2011 consolidated English text of Cap. 109 could be reached: the government's own property page returned an error on every attempt made on 13 August 2026.

So the honest position is this. On the text we could read, a Greek citizen buying an apartment in Cyprus appears to need no permission to acquire at all. That reading has not been confirmed against an official English consolidation, so have a Cyprus lawyer check the current wording of Cap. 109 before you rely on it. Our buying process guide covers the rest of the purchase in full, and its own note already flags that its source material predates a 2011 amendment. That is the gap this page is filling in, not a contradiction of what it says.

Is there a currency risk?

No. Cyprus adopted the euro on 1 January 2008, joining the currency Greece already used (European Central Bank). Money moving between a Greek bank account and a Cyprus purchase does not need to be converted, and the price on a Cyprus contract is directly comparable to funds you hold in euros at home.

We have not been able to confirm current SEPA membership for either country against a page that actually loaded on the day we checked, so we are not stating it here as fact. What is verified is that both countries are in the eurozone and use the same currency, which is the main practical point for anyone moving money for a purchase.

Will I be dealing in Greek or English?

Mostly Greek, with English also used in practice. Greek is a constitutional official language of the Republic of Cyprus: Article 3 states "The official languages of the Republic are Greek and Turkish". Constitute Project's text of the Cyprus Constitution; we are citing a constitutional-text database here rather than a government page, because the government site did not load on the day we checked.

In practice that means the Greek-language original of a sale contract, a title deed, or a Land Registry document is the authoritative version, and a Greek-speaking buyer can read it directly rather than relying on a translation. Many developers, lawyers and estate agents in Limassol also work in English.

Will I be taxed in both countries?

A double tax treaty between Cyprus and Greece exists, dated 30 March 1968, with effect for income derived on or after 1 January 1967. We are not linking a copy of it here, because the version we found was an unofficial translation hosted by a private firm rather than an official text, and we could not reach the Cyprus Tax Department's own treaty list to confirm its current consolidated status. Ask your accountant, in Greece or Cyprus, for the treaty's current wording and how it applies to your situation before you rely on it for anything beyond knowing that it exists.

Whether you become Cyprus tax resident is a separate question from what the treaty covers, and it depends on how many days you spend in Cyprus. Professional sources consistently report a 183 day rule, and a 60 day rule that applies if you spend at least 60 days in Cyprus, are not tax resident in any other single state for more than 183 days, keep a permanent home in Cyprus that you own or rent, and have a Cyprus business, employment or directorship. A fifth condition is reported as removed for tax years from 1 January 2026. We could not confirm any of this against a Cyprus Tax Department page, since gov.cy returned an error and mof.gov.cy now redirects to it, so treat this as what professional advisers report rather than confirmed law, and have it checked by an accountant.

How do I get there?

There are direct scheduled flights between Greece and Cyprus. We are not naming carriers or giving flight times, because the only timetable we could reach was published as a spreadsheet we could not read, and every other route or timing detail we found came from aggregator sites rather than the airport or an airline directly.

A seasonal passenger ferry between Limassol and Piraeus has operated in recent years. We could not confirm its current status from the Shipping Deputy Ministry's own pages, which returned an error on every attempt, so check with the Ministry directly before relying on it for travel plans.

What is different about buying in Cyprus compared with Greece?

Nothing we could find. No paperwork, permission or process specific to Greek nationals turned up anywhere in the sources checked for this page, beyond the general EU position covered above. That is a genuinely useful thing to know before you start, rather than a gap in our research.

The purchase process itself, the contract deposit deadline, and Cyprus buyer costs are the same regardless of which EU country you come from. Read buying property in Cyprus as a foreign buyer for the step by step process, including the six month deadline to deposit your contract at the Department of Lands and Surveys, and the cost of buying property in Cyprus for VAT, transfer fees and what you pay on top of the price. If you are looking at a development still under construction, our guide to buying off-plan covers what the contract needs to specify.

What is available at A. DomeNik Residence?

Six residences on Patmou Street in Zakaki, Limassol, under construction with handover due in July 2027. Four of the six are sold. Two remain, both on the third and top floor with a private roof garden fitted with a WC, a bathroom, a BBQ area and jacuzzi provision, and the building holds an A+ energy performance certificate. It is sold directly by the owner, with no estate agent commission.

Total area comprises covered interior, covered veranda and private roof garden.