Purchasing or constructing a residential property in Cyprus can entitle buyers to a reduced VAT rate of 5%, subject to strict eligibility criteria and procedural requirements. This article outlines the necessary steps for obtaining a Tax Identification Code (TIC) and subsequently submitting an application for the Reduced VAT Certificate.

1. Tax Identification Code (TIC) – Registration Process

Before applying for the reduced VAT rate, individuals must be registered with the Tax for All platform (TFA) and obtain a Tax Identification Code (TIC). This is a prerequisite for any VAT-related procedures.

Required Documents:

For non-residents of the Republic (EU or Third Country nationals), the following are generally required:

1. Identification Document (any one of the following):
   1. Valid Tax Registration Certificate
   1. Civil ID
   1. Social Security Number Certificate
2. Photograph, taken during the application process.
3. Registration Reason Letter, supported by documentary evidence:
   1. For property purchase, a stamped Sale and Purchase Agreement or Title Deed.
   1. For property leasing, a stamped rental agreement or Title Deed.
   1. For those registering as tax residents under the 60-day rule, documents must include, a title deed, or lease agreement, or stamped purchase document of the property in Cyprus.

Once the application is submitted, the Tax Department typically issues the TIC number within a few working days. The timeline may vary depending on workload and completeness of the submitted documents.

2. VAT Reduction Application – Eligibility & Procedure

Cyprus permits a reduced VAT rate of 5% (instead of 19%) on first-time acquisitions or construction of residential property, intended as a permanent residence.

Key Eligibility Requirements:

• The applicant must not have previously benefited from the reduced VAT rate for any other property. If the applicant is married, this restriction also applies to their spouse.
• The property must be used as the main and permanent place of residence in Cyprus.
• The application must be submitted before delivery of the property.
• The applicant cannot rent or sell the property for 10 years. Early disposal triggers repayment of the VAT difference.

Documents Required for the VAT Certificate:

1. Declarations from:
   1. The Architect
   1. The Contractor
2. Planning or Building Permit (or both) issued by the competent authority.
3. If part of a development:
   1. One Permit for the entire residential project.
4. Certificate of Buildable Area
5. Annual Contractor License
6. Proof of purchase/construction:
   1. Loan documents, advance payments, or invoices.

Additional Supporting Documents (may be requested):

• Declaration from co-applicant (if applicable)
• Marriage Certificate (in Greek or English)
• Stamped Purchase Agreement
• Block diagram of the apartment
• Connection and consumption data from the Electricity Authority of Cyprus (EAC)
• Certificate of funding (if Ministry of Finance subsidies are involved)

Important: Original documents may be requested for verification. Translations must be certified by registered sworn translators.

Please note that, additional documents may be requested by the Tax Department in all cases, depending on the individual circumstances of the applicant and the purpose of registration.

Once all documents are prepared, the application is submitted via the Tax For All (TFA) platform. After submission, a reference number is generated for tracking the status of the application.