• How to buy a house or flat: a guide for novice purchasers in 2020.

    The property buying procedure in Cyprus explained

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

    Estate agents in Cyprus

    There are hundreds of estate agents across Cyprus, from Peyla and Paphos in the east to Larnaca and Limassol in the west, along with 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. With that in mind, it is very important to focus on what you truly want. That consists of adhering to your budget plan and your chosen place. Having stated that, there should be location for spontaneity in your property viewing too.

    See Property For Sale in Cyprus Now

    With the pound-euro rate moving rapidly, you require to safeguard your budget. Check Out the Property Purchaser’s Guide to Currency.
    A great start will be to see iListers. With more than 11,000 residential or commercial properties on its books to fit all budgets and tastes, it will give you a clear idea of what is offered here.

    Estate agent associations

    For comfort, check that your chosen estate agent is accredited and managed. Are they members of the International Real Estate Federation FIABCI, or the Cyprus Realty Agents Association (CREAA)? They need to be accredited as a Property Firm and preferably signed up in the Council of Cyprus Property Agents, which is governed under Cypriot Law.

    Examine that your chosen estate agent is licensed and managed.

    You can check on an estate representative’s registration simply by asking for their registration number and checking it on the site.

    You’ll find that a lot of regulated and authentic representatives are members of the CREAA. This organisation is among the most pro-active on the island in monitoring those that are operating unlawfully as ‘specialists’ or as ‘property finders’. As a member of the CREAA, estate representative members must have indemnity insurance.


    As soon as you have actually picked a place and estate agent, guarantee they show you as several homes as possible to get a good feel for the location. Another

    Ask the estate agent for their ideas on the additional cost if you’re considering restorations. Definitely they must have the ability to suggest reputable regional tradespeople.

    When seeing homes do not be afraid to ask as many concerns as you like. In Cyprus that might include: what are water scarcities like in the summertime? Does the property have a regular supply of electrical energy? Does the property have any loans or debts on it? What are the restrictions on renting the property?

    Utilize a lawyer

    Discovering an independent English-speaking attorney who is a member of the Cyprus Bar Association should be at the top of your order of business. In the long run, your lawyer might conserve you plenty of cash. They will guide you through the legal elements of buying and offering property in Cyprus, and help you do so securely. GOV.UK releases a helpful list of List of English-speaking legal representatives in Cyprus.

    Open a free account with Smart

    Contact Smart Currency Exchange. As professionals, devoted to the overseas property market, they can assist you set your budget plan. If the pound-euro currency exchange rate relocations against you now, you may not have the ability to pay for to finish, and might lose your deposit.

    The Buying Process


    Step One

    Having viewed the property and being definitely sure you want to buy it, it’s time to put in a bid. Once accepted, the agent will take the property off the marketplace, usually for one month. You may be asked to sign an appointment arrangement, which reveals your commitment to buy the property, and put down a small deposit. Consult your legal representative prior to signing anything or sending the money. It might be a couple of thousand euros, or a little percentage of the property’s value, however you will need to know under what scenarios you will get it paid back if the offer falls through. Ideally, this deposit will be held in a neutral account.

    Step Two

    During this duration your attorney will checks the pertinent paperwork and carry out various searches. Among the most crucial will be about ownership and title deeds, which has actually been been a vexed problem in Cyprus. You require to know that the supplier 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 might impede the property sale. This has also been a common problem over the last few years. Your lawyer will be inspect the appropriate preparation consents have been acquired from the regional authorities if it is a brand-new property.

    Your attorney needs to ensure the sale agreement is deposited with the Lands Office. When it comes to a new development where deeds won’t be issued until the property is finished, the sale of agreement need to reflect that the property is secured until a separate title deed is issued.

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

    Step 3

    Supplied no problems emerge from the legal searches, your legal representative will prepare a property sales contract. Next, they will ensure it is approved by all parties in the deal. This will need to be stamped and registered by the Lands Office.

    The reason for this is two-fold. It prevents the seller from offering the property to anyone else. It avoids them from using the property as security to gain a home loan or loan. The Specific Performance Law, as it is understood, also protects the purchaser prior to the deeds are formalised in their name.

    At the same time, you will require to move a percentage of the agreed property cost. You can also spend for the energies to be connected at this stage if required. During this time it is important to secure your spending plan from currency motions. You might discover that adverse exchange rate changes leave the property costing you thousands more when you come to finish if you do not. Throughout the past two years, in nearly 60% of the time the pound lost its worth throughout the following month.

    Step 4

    Your lawyer will also issue a demand to the Council of Ministers for Cyprus, for the entire property acquisition. This is in relation to character references, to ensure you do not you won’t have any legal concerns and aren’t on Interpol’s wanted lists. They will also prepare an application for the reduced BARREL rate of 5%. You will move the final balance of the sales rate when this is authorized. All this is generally completed within one month.

    Step Five

    The last involves acquiring the Title Deeds from the Regional Land Chamber in the presence of the seller and purchaser. You need to obtain a receipt proving the registration cost and registration of property tax have actually been paid.

    During this final stage, the Title Deeds transfer charge will need to be paid. When in invoice 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 credible structure inspector when you begin this procedure, just as you would an estate currency, lawyer or representative professional. It could save you a lot of money going forward. A building survey isn’t a legal requirement here however nor is it in the UK, where you wouldn’t dream of not having actually one carried out.

    Your lawyer must have the ability to recommend a registered surveyor, who must be a member of the Cyprus Scientific and Technical Chamber (ETEK), and a member of the Royal Institute of Chartered Surveyors.

    Buying expenses

    In addition to the concurred prices on the property, you need to factor these extra costs into your budget plan. Ideally, you need to spending plan up to 15% of the purchase cost to ensure all taxes and costs are covered.

    Land Computer registry Charges: usually dealt with by your attorney, these are tend to be very little.

    Legal Charges: when utilizing a lawyer for the conveyancing of the property and documentation with local authorities, you need to reserve about 1% of the property price.

    Regional Real Estate 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 Costs: no property costs are payable if BARREL was paid on the purchase rate of the property. If BARREL was not paid, property transfer charges are halved to 50%. However if the Land Register workplace thinks about the cost on the contract is underestimated and not in line with the marketplace worth of the property, the full property transfer fee may be imposed.

    Stamp Duty: this is calculated on the value of the purchase agreement 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 Included Tax: VAT, 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 purchaser’s permanent and primary residence for ten years. BARREL is charged at 19% for the remaining square meterage.

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

    Inheritance and Immovable Property Taxes: 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. It is one of the ‘surprise fees’ that is forgotten about by purchasers when they get the property in their name. You can shop around for property insurance as you would perform in the UK.

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

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

    Related Links:

    Useful Links:

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