CYPRUS · RENTAL PROPERTY COMPLIANCE

Your Cyprus rental, legal and accounted for.

Two rules changed in 2026. Short-term rentals now require a licence, and no rental income — short or long term — can be settled in cash. Haven Comply handles the licence, the bills, the reporting and the tax filing — for owners who do not live in Cyprus.

Get a free compliance audit See how it works
48h
Turnaround on the
free compliance audit
€15,600
Annual income above which
VAT registration is mandatory
EN · ΕΛ
Service delivered in
English and Greek
Haven Comply, by Haven Ops
WHAT CHANGED

Two deadlines, both already in force

Neither is coming. Both arrived in 2026. The first applies to short-term rentals; the second applies to every rental in Cyprus, however long the tenancy.

IN FORCE SINCE MAY 2026

The STR licence became mandatory

EU Directive 2024/1028 requires every short-term rental in Cyprus to hold a valid licence. Airbnb and Booking.com are obliged to delist properties without one. Delisting is not a fine — it is the end of the rental income until the licence is issued, and issuance takes about thirty days.

IN FORCE SINCE JULY 2026

Cash settlement was banned

Article 48A of the Cyprus Tax Law prohibits settling rental income in cash — short-term lettings and long-term tenancies alike. Everything must move through traceable channels. For an owner with no Cypriot bank account, that is not a paperwork problem, it is a structural one.

WHY NOBODY ELSE COVERS THIS

Three providers, three gaps

Property managers handle guests, keys and cleaning — and their contracts explicitly exclude legal and tax liability. Lawyers file the licence once and the relationship ends there; nobody watches the renewal date. Accountants file the annual return and expect you to supply reconciled figures, once a year. The months in between belong to nobody. That is the gap Haven Comply exists to close.

HOW IT WORKS

Four steps, then it runs

The audit is free and carries no commitment. If your property is already in order, we tell you that and the conversation ends there.

1

Free audit

We check your licence status, your position against the VAT threshold and any outstanding local liabilities. Written report within 48 hours.

2

You decide

If there is nothing to fix, we say so. If there is, you receive a written quote — setup fee, the €222 government licence fee and monthly subscription — and you choose a tier.

3

We file

We assemble the STR dossier and submit it to the Deputy Ministry of Tourism. The licence number reaches your listings in about thirty days.

4

It runs

Bills settled, monthly report delivered, deadlines flagged before they arrive, annual return filed. You approve; we do the rest.

WHAT YOU GET

Licence, payments, reporting, tax

One subscription across the four things that currently sit with three different providers — or with nobody.

LICENCE

Filed and watched

  • STR dossier prepared and submitted
  • Licence number published to your listings
  • Renewal alerts at 90, 30 and 7 days
  • Regulatory changes flagged as they happen
PAYMENTS

Bills settled on time

  • Electricity, water, municipality, communal charges
  • Executed through JCCSmart, a licensed Cypriot operator
  • Every receipt archived and time-stamped
  • Register admissible in the event of an audit
REPORTING

The real net figure

  • Monthly report: gross in, every cost out, net to you
  • Net yield tracker updated each month
  • VAT threshold monitored continuously
  • Each item that pulls the net down comes with an action
TAX

Filed by an accountant

  • Annual return prepared from your monthly reports
  • Signed and submitted by an ICPAC-certified accountant
  • VAT registration handled at the threshold
  • Quarterly VAT returns prepared and filed
VISIBILITY

In your language

  • Owner dashboard in English and Greek
  • Year-end statement formatted for your home country
  • PDF and CSV export at any time
  • Support within 24 hours
STRUCTURE

Your money stays yours

  • Haven never receives, holds or transfers your funds
  • You approve; JCCSmart executes
  • Confirmed by written legal opinion
  • An architectural choice, not a policy
PRICING

Two tiers, one setup fee

Per property, per month. Cancel at any time. The audit that comes before it is free — pricing is confirmed once we have seen your property and how many you hold.

Compliance+

Licence & payments
Monthly subscription, per property
  • STR licence filed, renewed and watched
  • Bills settled via JCCSmart
  • Monthly report and net yield tracker
  • VAT threshold monitoring and alerts
  • Owner dashboard in English and Greek
  • Annual return filed for you
  • VAT registration and quarterly returns
MOST OWNERS CHOOSE THIS

Full Control

Everything, incl. tax
Monthly subscription, per property
  • Everything in Compliance+
  • Annual return filed by an ICPAC accountant
  • VAT registration handled at the threshold
  • Quarterly VAT returns prepared and filed
  • Annual property P&L, PDF and CSV
  • Home-country year-end statement
  • Dedicated account manager

What the setup fee covers — and what it does not

A one-time setup fee applies to both tiers, charged at activation. It covers our work: collecting and verifying your documents, assembling the STR dossier and submitting it to the Deputy Ministry of Tourism.

The government licence fee is separate and payable by you. It is set by the authorities, not by us, and we never mark it up. The payment goes directly to the authority through JCCSmart — it does not pass through Haven Comply.

GOVERNMENT STR LICENCE FEE
Initial licence€222Valid 3 years
Each renewal thereafter€222Valid 5 years

Payable to the Deputy Ministry of Tourism, not to Haven Comply. Amount shown is the fee in force at the time of writing; we confirm the exact figure in your written quote before anything is filed.

Spread across a cycle that is around €6 a month over the first three years and €4 a month thereafter — but it falls as a single payment in the year it is due, which is exactly the kind of date owners abroad forget. We track it and tell you before it lands.

Your free audit includes a written quote covering all three: the setup fee, the licence fee applicable to your property, and the monthly subscription.

HOW WE ARE BUILT

The questions a careful owner asks first

You are being asked to let a company you have not met handle your licence and your bills. These are the answers before you ask.

Your money never passes through us

Haven Comply never receives, holds or transfers client funds. Payments move from your account to the biller through JCCSmart, the licensed Cypriot payment portal. We prepare the instruction; the regulated operator executes it. This is confirmed by written legal opinion and is structural — not a policy we could change later.

The tax filing is signed by a regulated professional

We prepare and reconcile the figures. An ICPAC-certified accountant reviews, signs and submits the return on Taxisnet. ICPAC is the Institute of Certified Public Accountants of Cyprus — its members are regulated and personally liable for what they file.

We are a Cyprus company, not an offshore intermediary

Haven Comply is operated by Haven Ops Ltd, incorporated in Larnaca, Cyprus. We are subject to Cypriot law and to the same authorities as the filings we handle.

We do not manage your property

We do not handle guests, keys, cleaning or pricing, and we never will. If you work with a property manager, we work alongside them. Compliance is the whole business — there is no adjacent service we are trying to sell you into.

WHERE WE ARE TODAY

Straight about the stage we are at

Service live now · owner platform launching Q4 2026

Haven Comply is early. The compliance service is operating today — we file licences, settle bills through JCCSmart and produce monthly reports for the owners we work with. That work is done by people, and it is done now.

The self-service owner dashboard is in development and launches in Q4 2026. Until then, your monthly report arrives by email as a PDF and your account manager is a person you can call. Nothing in the service depends on the platform being finished.

We would rather tell you this than have you discover it in March. If you would prefer to wait until the dashboard is live, say so and we will contact you when it ships.

THE COMPANY

Haven Ops Ltd

Haven Comply is the first service operated by Haven Ops Ltd, a Cypriot company built to handle the administrative layer of property ownership for people who do not live in the country — whether the property is let by the night or by the year.

LEGAL ENTITY
Haven Ops LtdPrivate limited company
REGISTERED OFFICE
Larnaca, CyprusRepublic of Cyprus
PAYMENT ROUTE
JCCSmartLicensed Cypriot operator
TAX FILINGS
ICPAC-certified partnerRegulated accountant
LANGUAGES
English · ΕλληνικάService and dashboard
CONTACT
info@havenops.coReply within 48 hours
QUESTIONS

Before you get in touch

What does the free audit actually involve?
We ask you four questions about the property — licence status, whether you hold a Cypriot bank account, roughly what it earns, and whether a Cypriot tax return has been filed. We then send you a written report setting out where you stand, what is exposed and what it would cost to fix. There is no charge and no commitment. If nothing is wrong, the report says so.
Do I have to send you money to pay my bills?
No, and you never will. Haven Comply is deliberately built so that it never receives, holds or transfers client funds. We prepare each payment instruction and you approve it; JCCSmart, a licensed Cypriot payment operator, executes it from your account directly to the biller. This is confirmed by written legal opinion.
I already have a property manager. Do I need this too?
Most likely yes, and the two do not overlap. Property managers handle guests, keys and cleaning. Ask to see the clause in your management contract that assigns them liability for licensing and tax compliance — in every contract we have seen, that liability is explicitly excluded. Haven Comply covers what they contractually do not.
Can I not just file the licence myself?
You can — the forms are public. What makes it difficult from abroad is that the dossier is in Greek, it requires a locally appointed agent, the renewal generates no reminder from the Ministry, and the bills require a Cypriot bank account. Most owners who file on their own get through the first submission and miss the renewal eighteen months later.
How much is the government licence fee, and how often is it due?
The fee is €222. The initial licence runs for three years; each renewal after that runs for five, and costs €222 again. It is payable to the Deputy Ministry of Tourism, not to Haven Comply — we never mark it up and it never passes through our accounts. We track the renewal date and tell you before the payment falls due, which is the part owners abroad usually miss.
What happens if I cancel?
The subscription is monthly and you can stop at any time. Your licence stays yours — it is issued in your name, not ours. We hand over your document archive and the payment register on request. The setup fee is not refundable once the dossier has been filed, and the €222 government licence fee, once paid to the authorities, is not recoverable through us.
Is the platform actually built?
Not yet, and we would rather say so. The compliance service runs today, operated by people: licences filed, bills settled through JCCSmart, monthly reports produced and sent as PDFs. The self-service dashboard launches in Q4 2026. Nothing in the service itself depends on it.
GET STARTED

Request your free compliance audit

A few questions, a written report within 48 hours, no charge and no commitment.

We use your details only to prepare and send the audit. No marketing lists, no sharing with third parties.

Prefer to email us directly?

Emailinfo@havenops.co
CompanyHaven Ops Ltd
Larnaca, Cyprus
LanguagesEnglish · Ελληνικά

The written audit comes back within 48 hours either way. Add a phone number only if you would rather we called than wrote. If Haven Comply is not right for your situation, we will tell you.