Buying Property in Cyprus: Legal Checklist 

Buying property in Cyprus can be a rewarding investment—whether for personal use, retirement, or rental income. But it also comes with legal pitfalls that can be costly if overlooked. At ACP Legals, we guide clients through every step of the property purchase process to ensure your investment is protected.

Here’s a legal checklist every buyer—local or foreign—should follow.

1. Confirm the Seller’s Ownership

Before signing anything, verify that the seller has clear legal title to the property:

• Check the Title Deed (Certificate of Registration) at the Land Registry.

• Ensure there are no encumbrances (e.g. mortgages, memos, court judgments).

• If the Title Deed has not been issued yet (common for new builds), ensure the developer has proper planning and building permits.

2. Conduct Due Diligence Through a Lawyer

Always engage an independent lawyer to carry out:

• Land Registry searches

• Zoning and planning status checks

• Review of any co-ownership, easements, or developer obligations

This prevents legal surprises later—such as limited access, unapproved alterations, or unpaid developer debts.

3. Review and Negotiate the Sale Agreement

Your lawyer will draft or review the Contract of Sale to ensure:

• Accurate description of the property

• Clear payment terms and timelines

• Inclusion of key clauses on delays, defects, penalties, and dispute resolution

If you’re a foreign national, your lawyer will also apply for Council of Ministers approval (required for non-EU buyers).

4. Stamp Duty & Contract Registration

Within 30 days of signing the sale agreement:

• Stamp duty must be paid to the Tax Department.

• The contract must be registered at the District Land Office to secure your rights (especially if the title is not yet issued).

Failure to do so may weaken your legal protection.

5. Title Transfer at the Land Registry

Once the contract is fulfilled and all taxes are paid:

• The Title Deed is transferred into the buyer’s name at the Land Registry.

• Transfer fees apply (discounted for first-time buyers or under special schemes).

If the property lacks a title deed, your lawyer can advise whether to proceed under the Trapped Buyers Law or delay completion.

Additional Legal Tips

• Foreign Buyers: Post-Brexit, UK nationals are treated as third-country buyers. Non-EU buyers need Council of Ministers approval before title transfer.

• Rental Investment: Make sure the property is in a zone that allows short-term rentals (Airbnb rules vary by municipality).

• Inheritance Planning: Consider setting up a Cyprus will for your immovable property.

Our firm offers: 

• Full legal due diligence

• Bilingual support for foreign investors

• Transparent pricing with no hidden fees

• Assistance with bank loans, permits, and inheritance planning

Let’s Secure Your Property the Right Way

Whether you’re buying a holiday home, relocating, or investing in rental real estate, we’re here to help. Contact ACP Legals for a consultation before you sign.

Smart property deals start with smart legal advice.