Cyprus Rental Yield Calculator (Buy-to-Let)
Enter the purchase price and expected rent to see what a Cyprus rental property really returns. The headline (gross) yield agents quote is simply a year's rent divided by the price — this calculator also works out your net yield after empty weeks between tenants, letting-agent fees, insurance, communal charges and maintenance, measured against everything you invested including buying costs. Landlord returns improved in 2026: the Special Defence Contribution on rents (effectively 2.25%) was abolished from 1 January 2026, leaving income tax — after a 20% statutory allowance — and the 2.65% GESY contribution.
What you're paying for the property itself.
Legal fees, transfer fees or VAT, agent fees — our transfer fee calculator can estimate the Land Registry part.
A realistic asking rent for the area, not the most optimistic listing.
Voids between tenancies. 2–4 weeks is a common allowance for long-term lets.
As a % of collected rent. Long-term management is often 5–10%; short-term far more. Use 0 if self-managing.
Insurance, communal fees, maintenance and repairs across the year.
Before income tax and GESY — see the FAQ for how rents are taxed in 2026 (SDC on rents is abolished).
The rates this tool uses
- Gross yield = annual rent ÷ purchase price · Net yield = net income ÷ total invested (price + buying costs)
- SDC on rental income abolished from 1 Jan 2026 (was 3% on 75% of gross rent, effectively 2.25%)
- Rents join your other income for income tax after a 20% statutory allowance (or actual documented expenses)
- GESY (GHS) 2.65% still applies to rental income, up to €180,000 of total income per year
This tool gives an estimate based on published 2026 Cyprus rates and is for general information only — not legal or tax advice. Rules have exceptions and your circumstances may differ. Confirm your position with a qualified Cyprus lawyer or tax adviser before acting.
Frequently asked questions
What is a good rental yield in Cyprus?
Long-term residential lets in Cyprus typically achieve gross yields of roughly 4–6% depending on the city, area and property type, with apartments usually out-yielding villas. Short-term holiday lets can gross more but carry higher voids, management costs and regulatory requirements. Treat any advertised yield well above that range with scepticism and verify the assumptions behind it.
What is the difference between gross and net rental yield?
Gross yield is a year's rent divided by the purchase price — quick to compare but ignores costs. Net yield deducts realistic voids, letting-agent fees, insurance, communal charges and maintenance, and divides by your total investment including buying costs. Net yield is usually 1–2 percentage points below gross and is the better measure of what you will actually earn.
How is rental income taxed in Cyprus in 2026?
For individuals, rental income joins your other income and is taxed under the 2026 income tax bands (0% up to €22,000, then 20–35%) after a statutory 20% deduction on gross rents — or your actual documented expenses if higher. You also pay the 2.65% GESY contribution. The Special Defence Contribution on rents was abolished from 1 January 2026.
Was the Special Defence Contribution (SDC) on rent really abolished?
Yes. As part of the Cyprus tax reform in force from 1 January 2026, SDC on rental income — previously 3% on 75% of gross rent, an effective 2.25% — was abolished. This directly improves net returns for landlords, particularly Cyprus-domiciled owners who could not claim the non-dom exemption.
Do non-residents pay tax on rental income from a Cyprus property?
Yes. Rent from property situated in Cyprus is taxable in Cyprus regardless of where the owner lives, with the same 20% statutory allowance. Your home country may also tax the same income, usually giving credit for Cyprus tax under a double-tax treaty — worth confirming with an adviser before you buy.
Can I let my Cyprus property on Airbnb or as a holiday let?
Only if it is registered. Self-catering holiday accommodation must be registered with the Deputy Ministry of Tourism and display its registration number on listings. Short-term letting can gross more than a long-term tenancy, but budget for higher voids, cleaning and management — and check any communal building rules first.