Cyprus Buy-to-Let Calculator
Check whether a Cyprus rental property actually stacks up: the full acquisition cost (VAT on new builds, or transfer fees with the 50% exemption on resales), the monthly cashflow after the mortgage payment, and the metrics investors and banks actually use.
Inputs
Typically max 70–80% for BTL in Cyprus
Current BTL rates approx. 5–6%
Bank age limit typically 65
8% ≈ one month vacant per year
Maintenance, insurance, tax provision
Conservative long-run estimate — not guaranteed
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 required rent
€735
mortgage + communal + running costs
Rent cover ratio
0.88×
banks typically require ≥ 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). Appreciation 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), VAT at 19% or 5% for a primary residence under conditions, typical 70–80% financing, and the ≥1.25× rent-cover ratio banks require. Every field is adjustable — results update instantly.