Rental investment calculator
Buy-to-Let Calculator · Cyprus
Check whether a Cyprus rental property stands up as an investment: the full acquisition cost (VAT on new builds, or transfer fees with the 50% reduction on resales), the monthly cashflow after the mortgage payment, and the metrics investors and lenders use.
Inputs
The reduced 5% rate is not available here: it requires the property to be your main residence for 10 years, so a property bought to let cannot qualify.
Indicative assumption — adjust to your actual finance offer.
Indicative assumption — use the rate in your own offer.
Indicative assumption — the term depends on the bank's criteria.
8% ≈ one month vacant per year
Maintenance, insurance, tax provision
Indicative assumption, not a guarantee — may be negative.
Gross yield
5.34%
annual rent / acquisition cost
Net property yield
3.85%
before financing · net income / acquisition cost
Return on equity
-1.65%
net cashflow after loan / equity invested
Total return on equity
8.78%
cashflow + principal repaid + value change
Total acquisition cost
Monthly cashflow
Year 1 total return
Minimum rent for zero cash flow
€799
mortgage + communal + running costs, grossed up for vacancy
Rent cover ratio
0.88×
indicative bank benchmark ≥ 1.25×
Payback period
11.4 years
cash invested / year-1 total return
Rental income tax is not included — it varies by individual (income tax bracket + 2.65% GESY). The annual value change is an assumption, not a guarantee.
The calculations follow Cyprus market practice: tiered transfer fees (3% up to €85,000, 5% to €170,000, 8% above) and VAT at 19% or 5% for a primary residence under conditions. The financing assumptions — loan percentage, interest rate, term and rent-cover ratio — are indicative starting points rather than rules: adjust them to your actual finance offer. Every field is adjustable and results update instantly.