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Purchase process in Cyprus

Purchase process in Cyprus Now that you've chosen your ideal property in Cyprus, it's time to start the buying process!

Purchasing a property in another country can be complicated at first, but we've put together some information to help you through the process.

Buying a property in Cyprus

The property purchase process in Cyprus is based on English law, so there are definitely some similarities.

When you find the right property, you should put down a Reservation Fee of between €1,000 and €5,000 (depending on the value of the property). It is best to reserve it this way as many resale properties are offered by more than one agency.

Contracts are then drawn up, outlining the conditions of the sale.

Once you have signed the Contract of Sale, your lawyer will file it with land registry within 60 days to secure the property in your name(s). Buyers need to present bank and character references with the application.

The balance of the money is generally paid by the completion date agreed with both parties for resale properties and in stages agreed by the developer for new-builds.

Once you have bought your property, you should draft a will in Cyprus.

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Buying a new-build property 

If you are buying a new or recently built property, you will need to be sure that planning permission and building authority licenses have been complied with fully. If there are any problems with non-compliance this could prevent you from transferring the title into your name in the future.

One of the most important legal checks in Cyprus is over debts on the land. In the past, developers have taken out mortgages on the land and not paid them back, leaving the unfortunate house-purchaser not owning the land on which their home has been built. So your lawyer will look in to this to ensure that this is not the case for your new property.

With off-plan or incomplete properties, it is vital to ascertain the financial standing of the developer, to ensure that the company is secure and should not encounter any financial difficulties during the construction of the property. Your lawyer should check this at the Companies Registry before you sign a contract.

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Download our Cyprus Buying Guide to find out more about the purchase process, including title issues, here.

FAQs: Purchase process in Cyprus

Can foreigners buy property in Cyprus?

Yes. Foreigners, including UK citizens post-Brexit, can legally buy property in Cyprus. Non-EU buyers are generally restricted to purchasing one property, though this can include a house, villa, or apartment. EU citizens face no such restrictions.

What is the process of buying property in Cyprus?

The process usually involves: making a reservation deposit, signing a sales contract, registering it with the Land Registry, obtaining Council of Ministers’ approval (for non-EU buyers), and completing the transfer of title deeds once payments and taxes are settled.

Do I need legal representation when buying in Cyprus?

Yes. It is highly recommended to hire an independent lawyer. They will check ownership, ensure no debts are attached to the property, confirm planning permissions, and handle the registration of your sales contract.

How long does it take to buy a property in Cyprus?

On average, the process takes 2-3 months. Delays can occur if there are complications with title deeds or if approvals take longer for non-EU buyers.

What are the costs of buying property in Cyprus?

Buyers should budget an additional 10% on top of the purchase price of a resale property. Costs include transfer fees, stamp duty, VAT on new builds (5%-19% depending on use), legal fees, and sometimes local authority charges.

Do I need a visa to buy a home in Cyprus?

No. You do not need a visa to purchase property. However, owning property does not automatically grant residency. Non-EU citizens wishing to stay long-term must apply for residency. Cyprus also offers a Permanent Residency Programme (like a golden visa) for new-build property purchases over €300,000.

Are mortgages available for foreigners in Cyprus?

Yes, but not widespread and conditions are stricter for non-residents. Banks may require a larger deposit (often 30%-40%) and proof of income. Many overseas buyers choose to purchase with cash.

Is buying property in Cyprus a good investment?

Yes. Cyprus combines affordable property prices with a strong expat community, good rental demand, and attractive residency options. Coastal areas such as Limassol, Paphos, Protaras and Larnaca are especially popular with international buyers.

Purchase process in Cyprus Download our guide