Buying property in Cyprus as an Israeli buyer

We are the developer selling the two remaining residences named on this page. Two practical things are worth saying before anything else. Nearly every Cyprus government page we tried returned an error to us on 13 August 2026, which is why several statements below are attributed to other sources rather than stated flatly. And Israeli tax is not something we will comment on at all, for reasons set out further down.

Can an Israeli citizen buy property in Cyprus?

Yes. Israel is not an EU member state, so an Israeli buyer purchases as a non-EU buyer and the permission to acquire requirement under the Immovable Property (Acquisition by Aliens) Law, Cap. 109, applies. In practice this is a step in the process rather than an obstacle, and your lawyer handles it.

The process itself, including how permission to acquire works and the six month deadline to deposit your contract at the Department of Lands and Surveys, is the same for every non-EU buyer. It is covered in full on our buying process guide, and we are not going to restate it here. This page covers only what is genuinely specific to a buyer coming from Israel, which is a shorter list than most sites suggest.

One point on timing. Law firms quote widely different processing times for permission to acquire, ranging from a few weeks to several months depending on the district. None of those figures is published by a government source, so we are not repeating any of them. Ask your lawyer what they are currently seeing in Limassol.

Is there a Cyprus and Israel double tax treaty?

Probably not, and this is the single thing on this page most likely to be misreported elsewhere. Globes, the Israeli business newspaper, reported on 18 March 2024 that Israel does not have a tax treaty with Cyprus, and that as a result the Israel Tax Authority has no information on assets and income of Israelis there. The same report described talks as ongoing but unfinished. Read the Globes report.

You may come across sites asserting a Cyprus and Israel treaty signed in 1966. We checked that claim and could not substantiate it. None of the sites making it produced an article number, a gazette reference or an entry-into-force date, which is what you would expect a real treaty citation to carry. We are not publishing a treaty date of any kind on this page, in either direction.

What we could not do is confirm the position against the Cyprus Tax Department's own treaty list, because every attempt to reach it returned an error. So the honest statement is that the better supported position, from dated and named Israeli business reporting, is that no treaty exists, and that this has not been checked against the official list. Have your accountant confirm it before you rely on it either way. The absence of a treaty is not a reason not to buy, but it is something you would want to know about in advance rather than afterwards.

Do I need a visa to visit Cyprus?

Israeli passport holders are consistently reported to enter the Republic of Cyprus without a visa, for stays of up to 90 days in any 180 day period. That is reported by many sources and we found nothing contradicting it.

We could not read the Cyprus Ministry of Foreign Affairs page that would confirm it, because it returned an error on every attempt. Entry rules are the sort of thing that changes without much notice, and getting it wrong means a wasted trip, so check the current position with the Ministry of Foreign Affairs or a Cyprus consulate before you travel to view a property.

Visiting is a separate question from living here. If your interest is in a residence permit rather than a viewing trip, the section on residency below is the relevant one.

How do I pay for it?

Expect to be asked to evidence where the money came from, in some detail, and expect that to be a normal part of the transaction rather than a sign anyone doubts you. Cyprus lawyers, banks and real estate businesses are obliged entities under the Prevention and Suppression of Money Laundering and Terrorist Financing Law 188(I)/2007, and must carry out customer due diligence including source of funds and source of wealth checks.

We are deliberately not giving you a document checklist. The specific requirements come from directives issued by MOKAS, the Central Bank of Cyprus and the Cyprus Bar Association, and we could not read any of those documents directly, so anything we listed would be guesswork dressed up as guidance. Your lawyer will tell you exactly what is needed for your circumstances, and it is worth asking them at the outset rather than at the point of signing.

Some property sites state that the Central Bank of Cyprus requires a purchase to be funded from outside Cyprus. We could not confirm that on the Central Bank's own pages or on any Lands and Surveys page, so we are not presenting it as a requirement. Treat it as a question for your lawyer rather than a settled rule.

Does buying property give me residency?

There is a permanent residency route for non-EU buyers based on a property investment of at least €300,000, and both remaining residences here are above that threshold at €370,000 and €380,000. Meeting the price threshold is only one of several criteria, and the others cover income, dependants and the source of the funds.

Our permanent residency guide sets out the criteria with their sources, so we will not duplicate them here. What matters for this page is simply that the two available residences clear the investment threshold, and that residency is a separate application with its own requirements rather than something that follows automatically from a purchase.

What about tax in Israel?

We will not advise on it, and you should be wary of any Cyprus property seller who does. Israeli purchase tax, Israeli reporting obligations on foreign assets and Israeli capital gains treatment are matters of Israeli law, and an Israeli tax adviser is the right person to ask.

That is not a way of avoiding the question. It is that a wrong number on a page like this one could cost a buyer far more than the page is worth, and the honest scope of a Cyprus developer's website stops at the Cyprus border. Read the section on the double tax treaty above before that conversation, because the treaty position is likely to be the first thing your adviser asks about.

How do I get there?

Hermes Airports, which operates Larnaca and Paphos airports, lists Arkia, El Al and Israir among the airlines with ground handling arrangements in Cyprus, and also lists Air Haifa. See the Hermes Airports airline directory.

That directory does not say which routes each airline actually flies, so we are not going to claim it confirms a Tel Aviv service to either airport. We are also not publishing a flight time. The aggregator sites we checked gave figures ranging from under forty minutes to over an hour for what should be the same flight, which tells you those numbers are estimates rather than timetable data. Check a live booking for the route and date you want.

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 and two remain. Both are on the third and top floor with a private roof garden fitted with a WC, a bathroom, a BBQ area and jacuzzi provision. The building holds an A+ energy performance certificate and has elevator access. It is sold directly by the owner, with no estate agent commission.

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

Jacuzzi provision means the plumbing and electrical provision is installed on the roof garden. The jacuzzi unit itself is supplied by the buyer. We state that plainly everywhere on this site, because a buyer who arrives at handover expecting a fitted unit has been misled.