• Essential guide to purchase Cyprus.

    The property buying process in Cyprus explained

    Having chosen to buy a property in Cyprus, you now need to do something about it on those dreams and get the ball rolling. What’s your next step? Here we discuss the buying process 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, as well as Ayia Napa and the capital Nicosia. Many will be tailored towards British purchasers and will speak English.

    All will have a mind-boggling portfolio of properties to reveal you. With that in mind, it is very important to focus on what you really want. That includes adhering to your budget plan and your selected place. Having said that, there should be place for spontaneity in your property viewing too.

    See Property For Sale in Cyprus Now

    With the pound-euro rate moving rapidly, you require to protect your budget plan. Check Out the Property Purchaser’s Guide to Currency.
    A good start will be to view iListers. With more than 11,000 residential or commercial properties on its books to suit all tastes and budget plans, it will give you a clear concept of what is available here.

    Estate representative associations

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

    Check that your selected estate agent is licensed and controlled.

    You can look at an estate agent’s registration simply by asking for their registration number and inspecting it on the website.

    You’ll discover that many real and regulated agents are members of the CREAA. This organisation is among the most pro-active on the island in keeping an eye on those that are operating illegally as ‘experts’ or as ‘property finders’. As a member of the CREAA, estate agent members should have indemnity insurance coverage.


    Guarantee they reveal you as numerous various homes as possible to get an excellent feel for the area as soon as you have chosen on a location and estate agent. Another

    If you’re considering restorations, ask the estate agent for their ideas on the additional cost. They ought to be able to suggest reliable regional tradespeople.

    When viewing residential or commercial properties do not hesitate to ask as lots of questions as you like. In Cyprus that might consist of: what are water scarcities like in the summer season? Does the property have a regular supply of electricity? Does the property have any loans or debts on it? What are the restrictions on renting the property?

    Use a legal representative

    Finding an independent English-speaking legal representative who belongs to the Cyprus Bar Association must be at the top of your order of business. In the long run, your legal representative could conserve you lots of money. They will assist you through the legal aspects of buying and offering property in Cyprus, and assist you do so securely. GOV.UK releases an useful list of List of English-speaking lawyers in Cyprus.

    Open a free account with Smart

    Contact Smart Currency Exchange. As experts, committed to the overseas property market, they can help you set your spending plan. If the pound-euro exchange rate relocations versus you now, you might not be able to pay for to finish, and could lose your deposit.

    The Buying Process


    Step One

    As soon as accepted, the representative will take the property off the market, typically for one month. You may be asked to sign a reservation arrangement, which shows your dedication to buy the property, and put down a small deposit. It may be a couple of thousand euros, or a little portion of the property’s value, however you will require to understand under what situations you will get it paid back if the offer falls through.

    Step Two

    Throughout this duration your legal representative will checks the pertinent documentation and carry out numerous searches. One of the most important will be about ownership and title deeds, which has actually been been a vexed issue in Cyprus. You need to understand that the supplier is the rightful owner of the property.

    They will look to see if there are any debts/loans on the property, and any exemptions that might impede the property sale. This has also been a common problem in the last few years. If it is a brand-new property, your attorney will be examine the correct planning approvals have actually been acquired from the regional authorities.

    Your attorney needs to ensure the sale agreement is deposited with the Lands Office. In the case of a new advancement where deeds won’t be provided until the property is finished, the sale of agreement should show that the property is secured up until a separate title deed is issued.

    Provided no concerns develop from the legal searches, your lawyer will prepare a property sales agreement.

    Step Three

    Offered no problems develop from the legal searches, your attorney will draft a property sales agreement. Next, they will guarantee it is authorized by all celebrations in the transaction. This will require to be marked and registered by the Lands Workplace.

    It avoids the seller from offering the property to anyone else. It prevents them from using the property as security to get a home mortgage or loan.

    At the same time, you will need to transfer a percentage of the agreed property rate. If you do not, you could discover that unfavorable exchange rate modifications leave the property costing you thousands more when you come to complete.

    Step Four

    Your lawyer will also release a demand to the Council of Ministers for Cyprus, for the whole property acquisition. They will also prepare an application for the minimized BARREL rate of 5%.

    Step Five

    The last includes getting the Title Deeds from the Regional Land Chamber in the existence of the seller and purchaser. You should get a receipt proving the registration charge and registration of property tax have actually been paid.

    Throughout this final stage, the Title Deeds transfer cost will need to be paid. When in receipt of them you are the owner of the property.

    You can now apply to the similarity the water and electricity authorities to transfer the energies into your name.


    Discover a trusted building inspector when you start this process, just as you would an estate attorney, representative or currency expert. It might save you a lot of cash going forward. A building study isn’t a legal requirement here however nor is it in the UK, where you would not dream of not having actually one conducted.

    Your attorney should have the ability to advise a signed up property surveyor, who should belong to the Cyprus Scientific and Technical Chamber (ETEK), and a member of the Royal Institute of Chartered Surveyors.

    Buying costs

    In addition to the agreed prices on the property, you need to factor these extra expenses into your budget plan. Preferably, you require to spending plan approximately 15% of the purchase cost to make sure all taxes and charges are covered.

    Land Windows registry Charges: usually managed by your attorney, these are tend to be minimal.

    Legal Fees: when utilizing an attorney for the conveyancing of the property and documentation with regional authorities, you require to set aside about 1% of the property price.

    Regional Property Tax: this is payable to communities and municipalities. The tax is calculated on the Land Register’s assessment of the value of the property in 2013.

    Property Transfer Charges: no property charges are payable if BARREL was paid on the purchase price of the property. If VAT was not paid, property transfer charges are halved to 50%. But if the Land Register office thinks about the cost on the agreement is undervalued and not in line with the market worth of the property, the full property transfer cost might be levied.

    Stamp Responsibility: this is calculated on the value of the purchase contract and presently set at the following rate: EUR0 to EUR5,000– zero; 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 irreversible and main home for 10 years. VAT is charged at 19% for the remaining square meterage.

    Sales Representative’s fees: typically split evenly in between the buyer and seller. These can be anything from 2 to 5% of the sales price.

    Inheritance and Unmovable Real Estate Tax: there is no estate tax on property in Cyprus and the Immovable Real estate 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. However, it is one of the ‘concealed costs’ that is forgotten by buyers when they get the property in their name. You can search for property insurance coverage 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 might hinder the property sale. Your legal representative 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 cost of the property. If the Land Register office considers the price on the agreement is underestimated and not in line with the market worth of the property, the complete property transfer charge may be levied.

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

    Related Links:

    Useful Links:

    • Caution regarding property purchases in the occupied area of Cyprus(link)
    • Living in Cyprus(link)