• 10 top suggestions for discovering a property to lease in Cyprus.

    The property buying procedure in Cyprus discussed

    Having decided to buy a property in Cyprus, you now require to take action on those dreams and get the ball rolling. However what’s your next action? Here we discuss the buying procedure and what to expect.

    Estate agents in Cyprus

    There are numerous estate agents across Cyprus, from Peyla and Paphos in the east to Larnaca and Limassol in the west, in addition to Ayia Napa and the capital Nicosia. Many will be geared towards British buyers and will speak English.

    All will have an overwhelming portfolio of properties to show you. Having said that, there must be place for spontaneity in your property viewing too.

    See Property For Sale in Cyprus Now

    With the pound-euro rate moving quickly, you need to protect your spending plan. Read the Property Buyer’s Guide to Currency.
    A good start will be to see iListers. With more than 11,000 properties on its books to match all budgets and tastes, it will offer you a clear idea of what is available here.

    Estate representative associations

    For peace of mind, check that your selected estate agent is certified and controlled. Are they members of the International Realty Federation FIABCI, or the Cyprus Realty Agents Association (CREAA)? They must be licensed as a Realty Firm and preferably registered in the Council of Cyprus Property Agents, which is governed under Cypriot Law.

    Check that your selected estate representative is certified and controlled.

    You can examine an estate agent’s registration just by requesting for their registration number and inspecting it on the site.

    You’ll discover that the majority of genuine and regulated representatives are members of the CREAA. This organisation is among the most pro-active on the island in keeping an eye on those that are running unlawfully as ‘experts’ or as ‘property finders’. As a member of the CREAA, estate agent members must have indemnity insurance.


    As soon as you have picked a location and estate representative, guarantee they show you as many different properties as possible to get an excellent feel for the location. Another

    Ask the estate representative for their ideas on the extra expense if you’re considering remodellings. They ought to be able to suggest credible local tradespeople.

    When viewing homes do not hesitate to ask as lots of concerns as you like. In Cyprus that might include: what are water scarcities like in the summer? Does the property have a routine supply of electrical energy? Does the property have any loans or debts on it? What are the limitations on leasing the property?

    Utilize a lawyer

    Finding an independent English-speaking lawyer who is a member of the Cyprus Bar Association need to be at the top of your order of business. In the long run, your lawyer could save you a lot of cash. They will guide you through the legal aspects of buying and offering property in Cyprus, and assist you do so safely. GOV.UK publishes a beneficial list of List of English-speaking lawyers in Cyprus.

    Open a totally free account with Smart

    Contact Smart Currency Exchange. As specialists, dedicated to the overseas property market, they can help you set your spending plan. If the pound-euro exchange rate moves versus you now, you may not have the ability to manage to finish, and might lose your deposit.

    The Buying Process


    Step One

    Once accepted, the representative will take the property off the market, usually for one month. You might be asked to sign a reservation arrangement, which reveals your dedication to buy the property, and put down a small deposit. It may be a few thousand euros, or a little portion of the property’s worth, but you will require to understand under what situations you will get it paid back if the deal falls through.

    Step 2

    Throughout this period your lawyer will checks the relevant documentation and carry out numerous searches. One of the most essential will be about ownership and title deeds, which has been been a vexed issue in Cyprus. You require to know that the supplier is the rightful owner of the property.

    They will aim to see if there are any debts/loans on the property, and any exemptions that may impede the property sale. This has actually also been a common issue over the last few years. Your lawyer will be examine the appropriate preparation consents have been gotten from the regional authorities if it is a brand-new property.

    Your lawyer needs to ensure the sale contract is deposited with the Lands Workplace. When it comes to a brand-new advancement where deeds won’t be released until the property is finished, the sale of agreement ought to show that the property is secured until a separate title deed is issued.

    Offered no problems emerge from the legal searches, your lawyer will prepare a property sales agreement.

    Step 3

    Supplied no issues develop from the legal searches, your lawyer will prepare a property sales agreement. Next, they will ensure it is approved by all parties in the deal. This will require to be marked and registered by the Lands Workplace.

    It prevents the seller from offering the property to anybody else. It avoids them from utilizing the property as security to get a home loan or loan.

    At the same time, you will require to move a proportion of the agreed property cost. You can likewise pay for the utilities to be linked at this phase if essential. During this time it is vital to safeguard your budget from currency movements. If you do not, you might discover that unfavorable exchange rate modifications leave the property costing you thousands more when you concern complete. Throughout the past two years, in nearly 60% of the time the pound lost its worth throughout the following month.

    Step Four

    Your legal representative will also issue a request to the Council of Ministers for Cyprus, for the entire property acquisition. This remains in relation to character references, to ensure you don’t you won’t have any legal problems and aren’t on Interpol’s wanted lists. They will also prepare an application for the minimized VAT rate of 5%. When this is authorized, you will move the last balance of the sales price. All this is typically completed within one month.

    Step Five

    The final stage includes acquiring the Title Deeds from the Regional Land Chamber in the presence of the seller and buyer. You must get an invoice showing the registration cost and registration of property tax have actually been paid.

    Throughout this last, the Title Deeds transfer fee will need to be paid. As soon as in invoice of them you are the owner of the property.

    You can now apply to the likes of the water and electricity authorities to move the energies into your name.


    Find a reputable building inspector when you begin this process, just as you would an estate representative, attorney or currency expert. It might conserve you a lot of cash going forward. A building survey isn’t a legal requirement here but nor is it in the UK, where you would not dream of not having one conducted.

    Your legal representative should have the ability to suggest a signed up property surveyor, who need to be a member of the Cyprus Scientific and Technical Chamber (ETEK), and a member of the Royal Institute of Chartered Surveyors.

    Buying costs

    In addition to the agreed list prices on the property, you require to factor these additional expenses into your budget. Ideally, you require to budget plan approximately 15% of the purchase price to make sure all fees and taxes are covered.

    Land Windows registry Costs: generally managed by your legal representative, these are tend to be minimal.

    Legal Costs: when utilizing a lawyer for the conveyancing of the property and documentation with local authorities, you require to set aside about 1% of the property price.

    Local Real Estate Tax: this is payable to neighborhoods and towns. The tax is calculated on the Land Register’s evaluation of the value of the property in 2013.

    Property Transfer Fees: no property fees are payable if VAT was paid on the purchase price of the property. If VAT was not paid, property transfer fees are halved to 50%. But if the Land Register workplace considers the rate on the agreement is undervalued and not in line with the marketplace worth of the property, the complete property transfer charge might be imposed.

    Mark Responsibility: this is calculated on the worth of the purchase agreement and presently set at the following rate: EUR0 to EUR5,000– no; EUR5,001 to EUR170,000– 0.15% greater than EUR170,000– 0.2%.

    Value Added Tax: BARREL, as of 2018, is charged at 19% on the first property purchase. A minimized rate of 5% is charged on the very first 200 sqm of the property to be used as the buyer’s main and long-term home for 10 years. VAT is charged at 19% for the remaining square meterage.

    Sales Agent’s fees: normally split uniformly in between the purchaser and seller. These can be anything from 2 to 5% of the sales price.

    Inheritance and Immovable Real Estate Tax: there is no inheritance tax on property in Cyprus and the Immovable Property Tax payable to the Tax Department was axed in 2017.

    Property Insurance coverage: If you desire credit from a Cypriot bank, you will require to acquire property insurance coverage. Nonetheless, it is one of the ‘surprise costs’ that is ignored by purchasers when they get the property in their name. You can shop around for property insurance as you would carry out in the UK.

    They will look to see if there are any debts/loans on the property, and any exemptions that may prevent the property sale. Your attorney will also provide a demand to the Council of Ministers for Cyprus, for the whole property acquisition. Property Transfer Costs: no property costs are payable if VAT was paid on the purchase rate of the property. If the Land Register office thinks about the price on the agreement is undervalued and not in line with the market value of the property, the complete property transfer charge might be imposed.

    Property Insurance coverage: If you want credit from a Cypriot bank, you will need to get property insurance coverage.

    Related Links:

    Useful Links:

    • Land and Property(link)
    • Housing Schemes(link)