What You Need to Know Before Buying Property in Cyprus: A Complete Guide

Thinking of buying property in Cyprus? Whether you’re planning to move, invest, or secure a holiday home, purchasing real estate here is an exciting opportunity — but it comes with crucial steps you can’t afford to skip.

This guide breaks down the key things you need to know before buying immovable property in Cyprus, so you can make a confident, informed decision.

1. Three Ways You Can Buy Property in Cyprus

There are three main ways to legally purchase immovable property (land, house, or apartment) in Cyprus:

• Purchase with immediate transfer of the title deed: You pay, and the property is instantly registered in your name at the Department of Lands and Surveys (DLS).
• Purchase through a Sale Contract (SLC): You sign a Sale Contract with the seller and register it at the Land Registry. The title deed is transferred later once conditions are met.
• Purchase via assignment of a Sale Contract: You buy from someone who already signed a Sale Contract but hasn’t yet received the title deed. The contract rights are assigned to you.

Each method has different risks and timelines, so make sure you get professional advice on which is best for you.

2. Choosing the Right Property: Do Your Homework

Buying a property isn’t just about liking the view or the location. It’s essential to:

• Research all rights and restrictions attached to the property.
• Understand the local planning and zoning regulations.
• Check future development plans in the area.

The more you know upfront, the fewer surprises (and expenses) you’ll face later.

3. Always Check the Title Deed (Certificate of Registration)

A title deed, officially called the certificate of registration, is proof that the property is registered under the current owner’s name at the Cyprus Land Registry.

Ask the seller for a recent certificate of registration. It should include:

• The type and exact area of the property.
• The owner’s name.
• Any notes, such as encumbrances or court orders.

Tip: If there’s no title deed, proceed with caution. Get expert legal help to investigate ownership and potential risks.

4. Do a Legal Inspection: Check for Encumbrances & Prohibitions

This step protects you from buying a property tied up in debts or disputes.

• Request a Search Certificate from the seller.
• Visit the DLS Portal to search property details yourself. It’s free and has video tutorials.

Make sure you know:

• If the property is really registered to the seller.
• The exact area on record.
• If there are any mortgages, memos, court decisions, or other Sale Contracts recorded against it.
• If the seller is under bankruptcy or any court order that prevents them from selling.

Also confirm:

• If the property is enclaved (without legal access).
• If a public road, river, or pathway crosses the land.
• Whether it’s under compulsory acquisition (for example, for a future highway).
• If any new zoning or development plans could affect it.

5. Is the Sale Subject to VAT?

In Cyprus, some property sales are subject to VAT, typically at 19%, with possible reductions (5% for first homes under certain conditions).

Ask the seller directly if VAT applies and at what rate. The seller should have already clarified this with the Tax Department.

6. Understand the Transfer Fees You’ll Pay

When the property is finally transferred into your name, you as the buyer will pay transfer fees to the DLS. These fees depend on the property’s value.

Make sure you know this cost upfront to avoid surprises at the end.

7. Extra Checks If You’re Buying Land

If you’re purchasing a plot of land, also:

• Inspect it yourself for any physical encroachments or third-party use.
• Verify the actual area matches the registered size.
• Check with the local Planning Authority to see what you’re allowed to build there.

8. Important Checks If There’s a Building on the Property

When buying a property that already has a building (house or apartment):

• Check for a Certificate of Approval (proof the building was inspected and approved).
• See if there are any planning notes, restrictions, or outstanding obligations that could delay future permits.
• Confirm the planning zone it’s in and the detailed building rules.
• Ensure the property complies with town planning conditions to avoid violations that could lead to penalties or long delays.

9. Special Considerations for Apartments or Units

If you’re buying a flat or unit that came from dividing a larger property:

• Ensure it has valid planning and building permits (especially if still under construction).
• Check how many owners there are and whether there’s a Distribution Agreement on file with the DLS.
• Understand your rights to common areas (like parking spaces, gardens, corridors).
• Ask if there’s unused building density and on whose name it might be registered.
• Get a clear timeline for completion, final approvals, and issuing of the title deed — plus the consequences if the seller misses these deadlines.

Final Tips: Secure Your Investment

When buying property in Cyprus:

• Do your due diligence on ownership, encumbrances, VAT, and planning rules.
• Work with experienced real estate agents, property lawyers, and surveyors.
• Once you’ve completed checks and resolved financial issues, transfer the title deed into your name as soon as possible.

If there are still conditions to fulfill (like pending payments or construction completion), sign a Sale Contract (SLC) and deposit it at the Land Registry to secure your rights.

Need Help Buying Property in Cyprus?

Our team can guide you through the entire process — from legal checks to final transfer — so you can invest with confidence.

Contact us today for a free consultation on buying property in Cyprus.