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The property buying process in Cyprus

Buying a property in Cyprus can be complicated, so it’s advisable to seek the advice of an independent lawyer early in the buying process to guide you through the property buying system in Cyprus.


There are four key steps to buying a property in Cyprus:

1. Preliminary Contract in Cyprus

When buying a property in Cyprus initially you will be required to sign a Preliminary Contract (also often referred to as a Reservation), which is a record of the formal offer by the buyer. At this stage you’ll usually be required to pay a deposit of approximately one per cent of the property purchase price, which ordinarily ensures that the property will be taken off the open market. Removing the property from the market allows you the opportunity to instruct your lawyer to in Cyprus to carry out all the relevant checks on the property.

Instructing a reliable Cypriot lawyer who is not linked in any way to the seller (i.e. estate agent, developer etc) is essential before signing any contract or paying any deposit, to ensure that necessary searches are carried out and that the contract is drafted properly and will enable you to pull out and get your money back if it turns out that there is a problem with the property. If there are any issues relating to the property your lawyer can offer advice accordingly to protect your interests.

Your Cypriot lawyer should be a specialist in property law in Cyprus. They will also advise you of the full costs associated with buying a property in Cyprus at this stage.

2. Sale Contract in Cyprus 

When these preliminary checks have been carried out, any potential issues have been ironed out and the buyer’s offer has been accepted, your lawyer will draw up the Sale Contract. This contract details the conditions of the property sale and a deposit of around 10 per cent is payable at this stage. If the property is a new build a deposit of or 20-30 per cent is required, when signing this binding contract. Your lawyer should explain the obligations of each party as a result of entering into this contract before it is signed. 

Once the Sale Contract has been signed by both parties your lawyer in Cyprus will register this with the District Land Registry Office within the timeframe outlined by the law, which means both parties are formally committed to the transaction.

The act of lodging of the Sale Contract at the Land Registry Office protects the buyer’s rights until completion and ensures that the seller is not able dispose of the property prior to the new owner receiving the title deeds.

At this stage the buyer will also need to pay the stamp duty and usually the balance of the purchase price is paid to the seller as well.

3. Application to the Council of Ministers

A non-Cypriot requires permission from the Council of Ministers to complete the transfer of property into their name, with the exception of EU-citizens who live in Cyprus on a permanent basis. The application is a mere formality and legitimate applications are usually approved promptly without any issues.

To make an application to the Council of Ministers the relevant paperwork must be taken to your nearest District Administration Office, which are located in Famagusta, Nicosia, Larnaca, Paphos and Limassol. Your lawyer can make this application on your behalf and they often include this service in the standard charge for legal fees.

4. Receiving title deeds for the property in Cyprus

Finally, receiving the title deeds (known as Certificates of Registration of Immovable Property in Cyprus) formally marks the transfer of ownership of the property in Cyprus.

It is not uncommon for the transfer of title deeds in Cyprus to be a prolonged and complicated procedure, taking several months, or even years in some cases! The reason for this is that the Cypriot legal system requires that every sale of property must go through the tax system, which can be a lengthy process. On the positive side, because of this system the Cypriot government has put safeguards in place to protect buyers, which ensure that the seller is unable to remortgage, charge or resell the property or interfere otherwise with the buyer’s rights to the property, until the new title deed is ready.

Once the title deeds have been drawn up, the final stage involves all parties (or their lawyers) meeting at the District Land Registry Office. Here the buyer must pay the land registration transfer fees which finalises the transfer of the property from the vendor to the buyer.

After that, it’s a case of sitting back and enjoying your property in Cyprus with a meze platter and glass of Cypriot Zivania perhaps?!


For more information about buying property in Cyprus check out our guide to Buying Property in Cyprus. You can also call us on 01244 470339 and email us on info@worldwidelawyers.co.uk – our friendly team will be happy to offer FREE initial advice about buying property in Cyprus!


We can also put you in touch with a recommended independent English-speaking lawyers in Cyprus, as well as currency exchange specialists (find out how they can save you thousands!) and international mortgage specialists to help your property purchase in Cyprus be as smooth and hassle free as possible.  


Cyprus Village Medieval World Heritage Fikardou

Why do I need a lawyer when buying property in Cyprus?

There are many advantages to buying a property in Cyprus, whether it’s a permanent move or an investment in a holiday home. The year-round sunshine, relaxed culture breath-taking scenery, picturesque villages, bustling cities to name just a few.

However, there are a number of pitfalls that foreign buyers may encounter when purchasing a property in Cyprus, so potential buyers should exercise caution when buying a property in Cyprus and always seek the advice of an independent lawyer in Cyprus.

What are the pitfalls of buying a property in Cyprus? 

As with a property purchase anywhere in the world, there are some pitfalls to be aware of when buying a property in Cyprus. Some of the common issues buyers face when purchasing property in Cyprus are as follows:

  • Difficulty in obtaining title deeds
  • Land/property mortgaged by developers
  • Lawyers linked to vendors, estate agents and/or developers/builders
  • Fluctuations in currency exchange rates
  • Issues relating to planning permission

How can I protect my assets when buying a property in Cyprus?

The good news is, all of these issues are easily resolved! Here are our top tips to ensure that your property purchase in Cyprus is as safe and stress-free as possible.

1. Seek independent legal advice

By ‘independent’ we mean that your lawyer should not be linked in any way to the vendor, estate agent and/or developer or builder. The reason for this is to avoid any conflict of interest. While it may be tempting to save costs on legal fees by using an agent or developers “free” or “recommended” legal services, ultimately not using your own independent lawyer could cost you much more long-term. It’s crucial that you instruct a lawyer that will sufficiently protect your interests from the very beginning.

It’s essential when signing a reservation agreement for a property purchase in Cyprus that it outlines the agreed deposit for the property and the circumstances in which a refund will be paid. This offers protection and means that if your Cypriot lawyer finds that there are legal issues, such as difficulties obtaining ‘clear title deeds’, then your deposit can be refunded.

Instructing an independent lawyer is particularly important in Cyprus as it is common practice for developers to take out mortgages on land or property. This debt can be passed on to the buyer if you sign a contract and the builder/developer/landowner goes bankrupt, for instance. A reputable lawyer acting on your behalf should check whether there are any mortgages on the land or property and advise accordingly. Unfortunately, a lawyer associated with the developer may not be upfront about such details.

They will also ensure that the property in Cyprus matches the description on the title deeds and check that no alterations (such as additional buildings/structures, swimming pool etc.) have been made to the property without the required planning permission. If such alterations are not included on the title deeds, an application must be made to authorise these amendments to the property before completing the property purchase in Cyprus.

In addition, your Cypriot lawyer will make sure that all terms negotiated between the vendor and buyer are outlined in the contract of sale.

Your lawyer should be registered with the Cyprus Bar Association and specialise in guidance on immovable property law in Cyprus.

If you’d like a recommendation for an independent English-speaking lawyer in Cyprus call us on 01244 470339 or email info@worldwidelawyers.co.uk

2. Be clear about the costs of buying property in Cyprus before signing a contract

Before making a decision about buying a property in Cyprus you need to be aware of the full costs involved with the property purchase in Cyprus. Request a breakdown of the costs – legal fees, surveyor’s fees, property taxes etc. – at your first meeting with you lawyer in Cyprus, so that you can budget and won’t find your final bill a nasty surprise! Find out more information about the costs of buying a property in Cyprus.

You should also be aware of the ongoing costs involved with the running of the property in Cyprus. What local taxes are payable? What will your utility bills cost? Ask for copies of recent bills from the current owners so you can get a clear idea of what your monthly outgoings will be. If the property is part of a communal building you will also need to check what the annual service charge is.

3. Enlist the help of a currency exchange specialist

When buying a property in Cyprus you will usually need to pay the purchase price in Euros. If your money is held in a UK bank account, this means that you’ll need to exchange the funds from Pounds Sterling into Euros, and the high street banks often charge a hefty commission and do not provide a very good exchange rate. A currency specialist can typically save you between three to five per cent of the property purchase amount compared to the banks – potentially saving you thousands of pounds.

In addition, currency exchange specialists can help you ‘fix’ a favourable exchange rate for up to two years, which means that you won’t be negatively affected by exchange rate fluctuations. This can be particularly useful to manage mortgage payments in Cyprus and can be used to fix the euro purchase price amount in pounds sterling, so that currency fluctuations do not result in an increase of the property price between making your offer and paying the purchase price due.

Find out more about how a currency exchange specialist can help you save money!

If you’d like a recommendation for a currency exchange specialist call us on 01244 470339 or email info@worldwidelawyers.co.uk

4. Draft a Will

Once your property purchase in Cyprus is complete it’s advisable to draft a will in Cyprus. In Cyprus, there is forced heirship legislation which, depending on your circumstances, may apply to your estate in Cyprus. Getting proper legal advice in relation to a Cypriot will ensures that your property in Cyprus will be disposed of according to your explicit wishes. Having a separate will in Cyprus, which covers your property and other estate in Cyprus, also means that probate in Cyprus can be less complicated and time consuming.

For more information about buying property in Cyprus check out our guide to Buying Property in Cyprus. You can also call us on 01244 470339 and email us on info@worldwidelawyers.co.uk – our friendly team will be happy to offer FREE initial advice!

We can also put you in touch with independent English-speaking lawyers in Cyprus, currency exchange specialists and mortgage specialists.  

You might also be interested in…

What is the cost of buying a property in Cyprus?

The property buying process in Cyprus



What is the cost of buying a property in Cyprus?

There are huge financial benefits to buying a property in Cyprus. Property prices in Cyprus are incredibly low – you can bag yourself a studio apartment in Paphos for as little as €30,000! There are also fantastic tax benefits available for property owners with no inheritance tax in Cyprus and for those who are retired, you can expect to pay just five per cent tax on a foreign pension in Cyprus.

Plus, there’s the Republic of Cyprus’ “golden visa” scheme which grants Non-European citizens an EU passport or Permanent Residency Permits when investing in a property in Cyprus* – which may appeal to anti-Brexiteers!

With the cost of living being nearly 19 per cent cheaper in comparison to the UK, according to global consumer comparison price website Numbeo it’s no wonder that Cyprus is a popular choice for savvy buyer’s when it comes to investing in property overseas. But, what are the costs involved with buying a property in Cyprus? 

Legal fees in Cyprus

It is highly advisable that you use an independent lawyer in Cyprus when buying a property in Cyprus. Your lawyer in Cyprus should progress the property purchase whilst ensuring that your best interests are looked after and your assets are protected. It is not uncommon for there to be issues with title deeds in Cyprus and your lawyer will need to ensure that any potential problems are dealt with properly and that your property purchase in Cyprus is safe and legitimate.

Legal fees in Cyprus are usually charged as a percentage of the property purchase price – typically 1-2 per cent plus IVA (VAT). Their services should cover the search with the Lands Office, checking of planning and building permits, checks that the land is suitable for building (if relevant), drawing up of contracts, stamping and registering the contracts, and applying for permission to purchase from the Council of Ministers.

If you require your lawyer to act as Power of Attorney there will also be a small additional fee for drafting the Power of Attorney, arranging to have it certified, getting it stamped in the tax office and then visiting the land registry to lodge it.

Surveyor’s fees in Cyprus

Your chosen surveyor should be registered with The Cyprus Scientific and Technical Chamber (ETEK), which can provide a guide to charges as well as a list of surveyors registered with them. On average charges are approximately €500, but this varies depending on the value of the property and the complexity of the report required.

Stamp duty in Cyprus

In Cyprus the purchaser must pay stamp duty within 30 days of signing a contract. The rate of stamp duty payable is 0.15 per cent of the property price purchase for properties up to the value of €170,000 and 0.2 per cent for properties over €170,000. The first €5,000 is exempt from stamp duty.

IVA (VAT) payable on property in Cyprus 

All new properties are subject to IVA (or value added tax, VAT) at 19 per cent. The only exception to this is those where the application for planning permission was submitted to the planning department before 1st May 2004. Sometimes this can be included in the asking price, so check with the developer before making an offer. On the plus side, first-time buyers pay IVA at only 5 per cent. For “second hand” properties you do not need to pay IVA.

Property Transfer fees in Cyprus 

A property transfer fee in Cyprus is payable when the transfer of the title deeds to a property in Cyprus takes place by your lawyer transferring and registering the property in your name at the Lands Office in Cyprus. The fee is based on a sliding scale from 3 to 8 percent depending on the value of the property. For instance, for the first €85,000 of a property’s value, you pay 3 per cent of the purchase price; between €85,001 and €170,000, the rate is 5 per cent; and over €170,000 the rate is 8 per cent.

The cost of transfer fees in Cyprus can also vary depending on whether a property is purchased in one name or joint names.

For properties purchased in a single name, the purchaser pays the whole fee. However, if a property is purchased in joint names (i.e. husband and wife), the purchase value is divided between the two and each is assessed separately. So, for a property valued at €170,000 a sole owner would pay €6,800 in transfer fees but joint owners would pay €2,550 each, €5,100 in total – a saving of €1,700!

Transfer fees payable to the government is based on the value of the property as estimated by the land registry on the day of the transfer. The sales price will be an indicator but the actual value will be based on comparative sales. So, it is possible that the land registry may value the property you are buying  a little higher than the actual purchase price.

Properties subject to IVA (VAT) are exempt from the transfer fees.


For more information about buying property in Cyprus check out our guide to Buying Property in Cyprus. You can also call us on 01244 470339 and email us on info@worldwidelawyers.co.uk – our friendly team will be happy to offer FREE initial advice about buying property in Cyprus!

We can also put you in touch with a recommended independent English-speaking lawyers in Cyprusas well as currency exchange specialists (find out how they can save you thousands!) and international mortgage specialists.  


* This programme requires a person to invest €2million in property in Cyprus for three years. The citizenship is granted within 6 months.

You might also be interested in…

Why do I need a lawyer when buying property in Cyprus?

The property buying process in Cyprus