Buy real estate in Cyprus with crypto — legally & safely.

Yes. In the usual structure an authorised crypto-asset service provider converts your crypto to euro, the developer or seller is paid in euro, and the contract of sale is deposited with the Department of Lands and Surveys. Since 1 July 2026 the provider must hold a MiCA authorisation — from CySEC in Cyprus or from another EU regulator with a passport.

BTC, ETH and USDC. We do not work with USDT: it is not authorised in the EU under MiCA, so an authorised provider cannot settle a transaction in it. Holding USDT is lawful, but the deal itself needs one of the three assets above.

On a new build bought from a developer: VAT at 19%, or 5% on a main home for the first 130 m² and up to €350,000, if the home is no larger than 190 m² and costs no more than €475,000; you must live in it for 10 years. No transfer fees are due when VAT is paid. On a resale: no VAT, Land Registry transfer fees of 3% up to €85,000, 5% up to €170,000 and 8% above, reduced by half. Stamp duty was abolished from 1 January 2026.

For Cyprus tax residents, from 1 January 2026 gains on disposing of crypto-assets are taxed at a flat 8%, and losses offset only crypto gains of the same year. If you are tax-resident elsewhere, the rules of that country apply to the conversion. Ask a tax adviser before you convert.

Yes. A buyer from outside the EU applies for permission to acquire property under the Immovable Property (Acquisition by Aliens) Law. For one home this is a routine step that your lawyer files after the contract is signed.

No. Identity checks and documented source of funds are part of every regulated transaction. Your data is handled confidentially.

The price is agreed in euro. The conversion is executed at a defined moment with a transparent rate, so both sides know exactly what is being transferred.

A few weeks to a few months to sign and pay, depending on due diligence and the funding structure. On a new build the separate title deed is often issued later. Until then, the contract deposited with the Land Registry protects your right to the property. Your lawyer checks whether the deed already exists before you sign.