• Expert help - How to deal with professionals in the housing sector Cyprus

    The property buying process in Cyprus described

    Having actually chosen to buy a property in Cyprus, you now require to take action on those dreams and get the ball rolling. But what’s your next step? Here we discuss the buying process and what to anticipate.

    Estate representatives in Cyprus

    There are numerous estate representatives 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. Lots of will be tailored towards British purchasers and will speak English.

    All will have an overwhelming portfolio of homes to reveal you. Having stated that, there should be place for spontaneity in your property seeing too.

    See Property For Sale in Cyprus Now

    With the pound-euro rate moving quickly, you need to protect your budget. Check Out the Property Purchaser’s Guide to Currency.
    A good start will be to see iListers. With more than 11,000 residential or commercial properties on its books to match all budget plans and tastes, it will offer you a clear idea of what is offered here.

    Estate agent associations

    For peace of mind, check that your chosen estate representative is licensed and controlled. Are they members of the International Property Federation FIABCI, or the Cyprus Realty Agents Association (CREAA)? They need to be licensed as a Real Estate Agency and ideally signed up in the Council of Cyprus Real Estate Agents, which is governed under Cypriot Law.

    Inspect that your picked estate agent is accredited and regulated.

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

    You’ll discover that a lot of regulated and authentic agents are members of the CREAA. This organisation is one of the most pro-active on the island in keeping track of those that are operating unlawfully as ‘specialists’ or as ‘property finders’. As a member of the CREAA, estate agent members should have indemnity insurance.


    When you have picked a location and estate agent, ensure they reveal you as many different residential or commercial properties as possible to get a good feel for the area. Another

    If you’re considering remodellings, ask the estate representative for their thoughts on the additional cost. They need to be able to advise reputable local tradespeople.

    When viewing homes don’t be afraid to ask as lots of concerns as you like. In Cyprus that might consist of: what are water lacks like in the summertime? Does the property have a regular supply of electrical energy? Does the property have any loans or financial obligations on it? What are the constraints on leasing the property?

    Use an attorney

    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 lawyer could conserve you lots of money. Definitely they will guide 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 professionals, devoted to the abroad property market, they can assist you set your spending plan. If the pound-euro currency exchange rate relocations versus you now, you might not have the ability to afford to complete, and could lose your deposit.

    The Buying Process


    Step One

    As soon as accepted, the representative will take the property off the market, normally for one month. You might be asked to sign an appointment agreement, which shows your dedication to buy the property, and put down a little deposit. It might be a few thousand euros, or a small portion of the property’s worth, but you will require to know under what scenarios you will get it repaid if the deal falls through.

    Step Two

    During this duration your legal representative will checks the appropriate paperwork and conduct various searches. One of the most crucial will be about ownership and title deeds, which has been been a vexed concern in Cyprus. You require to understand that the vendor is the rightful owner of the property.

    They will want to see if there are any debts/loans on the property, and any exemptions that may prevent the property sale. This has actually also been a typical issue in the last few years. Your attorney will be inspect the correct planning permissions have been gotten from the regional authorities if it is a brand-new property.

    Your attorney should guarantee the sale agreement is deposited with the Lands Office. In the case of a brand-new advancement where deeds will not be issued up until the property is completed, the sale of contract must reflect that the property is safeguarded till a separate title deed is issued.

    Supplied no issues occur from the legal searches, your lawyer will prepare a property sales agreement.

    Step 3

    Provided no concerns emerge from the legal searches, your attorney will prepare a property sales agreement. Next, they will guarantee it is approved by all parties in the transaction. This will need to be stamped and registered by the Lands Workplace.

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

    At the same time, you will need to move a percentage of the agreed property price. If you do not, you could discover that negative exchange rate changes leave the property costing you thousands more when you come to finish.

    Step Four

    Your attorney will likewise issue a demand to the Council of Ministers for Cyprus, for the whole property acquisition. They will also prepare an application for the reduced BARREL rate of 5%.

    Step 5

    The final stage involves obtaining the Title Deeds from the Regional Land Chamber in the presence of the seller and buyer. You must get a receipt showing the registration cost and registration of property tax have been paid.

    During 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 electrical power authorities to transfer the energies into your name.


    Find a trusted structure inspector when you begin this process, just as you would an estate agent, currency or legal representative specialist. It could save you a lot of money moving forward. A structure survey isn’t a legal requirement here however nor is it in the UK, where you wouldn’t dream of not having actually one performed.

    Your attorney must have the ability to recommend a signed up 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 concurred prices on the property, you require to factor these additional expenses into your spending plan. Ideally, you need to budget plan approximately 15% of the purchase rate to make sure all taxes and charges are covered.

    Land Computer system registry Costs: normally dealt with by your attorney, these are tend to be very little.

    Legal Fees: when using an attorney for the conveyancing of the property and documentation with local authorities, you need to set aside about 1% of the property rate.

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

    Property Transfer Fees: no property costs are payable if VAT was paid on the purchase cost of the property. Property transfer costs are halved to 50% if VAT was not paid. However if the Land Register workplace considers the cost on the agreement is undervalued and not in line with the market value of the property, the complete property transfer fee might be imposed.

    Mark Duty: this is calculated on the value of the purchase contract and currently set at the following rate: EUR0 to EUR5,000– zero; EUR5,001 to EUR170,000– 0.15% greater than EUR170,000– 0.2%.

    Value Included Tax: VAT, since 2018, is charged at 19% on the first property purchase. A decreased rate of 5% is charged on the first 200 sqm of the property to be utilized as the purchaser’s irreversible and main residence for 10 years. BARREL is charged at 19% for the remaining square meterage.

    Sales Agent’s charges: typically split equally between the purchaser and seller. These can be anything from 2 to 5% of the list prices.

    Inheritance and Immovable 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: If you want credit from a Cypriot bank, you will require to get property insurance coverage. Nonetheless, it is among the ‘covert costs’ that is forgotten by purchasers when they get the property in their name. You can shop around for property insurance coverage as you would do in the UK.

    They will look to see if there are any debts/loans on the property, and any exemptions that might prevent the property sale. Your attorney will likewise issue a request to the Council of Ministers for Cyprus, for the whole property acquisition. Property Transfer Fees: no property fees are payable if BARREL was paid on the purchase rate of the property. If the Land Register workplace considers the rate on the agreement is undervalued and not in line with the market worth of the property, the full property transfer fee might be levied.

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

    Related Links:

    Useful Links:

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