• This map exposes just how much you require to make to buy a flat in Cyprus.

    The property buying process in Cyprus explained

    Having actually chosen to buy a property in Cyprus, you now require to act on those dreams and get the ball rolling. What’s your next step? Here we describe the buying process and what to expect.

    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, as well as Ayia Napa and the capital Nicosia. Many will be geared towards British buyers and will speak English.

    All will have a mind-blowing portfolio of homes to show you. Having stated 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 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 suit all tastes and budget plans, it will give you a clear concept of what is available here.

    Estate agent associations

    For comfort, check that your picked estate representative is licensed and managed. Are they members of the International Property Federation FIABCI, or the Cyprus Realty Agents Association (CREAA)? They need to be certified as a Property Company and preferably registered in the Council of Cyprus Property Agents, which is governed under Cypriot Law.

    Check that your picked estate agent is certified and regulated.

    You can check on an estate agent’s registration merely by asking for their registration number and inspecting it on the site.

    You’ll find that a lot of regulated and genuine representatives are members of the CREAA. This organisation is among the most pro-active on the island in monitoring those that are running illegally as ‘consultants’ or as ‘property finders’. As a member of the CREAA, estate agent members should have indemnity insurance coverage.


    Once you have chosen a location and estate agent, guarantee they reveal you as many different 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 thinking about renovations. They ought to be able to advise trustworthy local tradespeople.

    When seeing homes do not be afraid to ask as many concerns as you like. Does the property have a routine supply of electricity?

    Use an attorney

    Discovering an independent English-speaking lawyer who is a member of the Cyprus Bar Association need to be at the top of your to-do list. They will assist you through the legal elements of buying and offering property in Cyprus, and help you do so securely.

    Open a free account with Smart

    Contact Smart Currency Exchange. As professionals, committed to the overseas property market, they can assist you set your budget. If the pound-euro currency exchange rate moves against you now, you might not be able to pay for to finish, and might lose your deposit.

    The Buying Process


    Step One

    Once accepted, the agent will take the property off the market, usually for one month. You may be asked to sign a booking arrangement, which shows your commitment to buy the property, and put down a little deposit. It might be a couple of thousand euros, or a small portion of the property’s worth, but you will need to understand under what circumstances you will get it repaid if the deal falls through.

    Step Two

    During this period your legal representative will checks the pertinent documents and carry out numerous searches. Among the most important will have to do with ownership and title deeds, which has been been a vexed issue in Cyprus. You require to know that the vendor is the rightful owner of the property.

    They will seek to see if there are any debts/loans on the property, and any exemptions that may hinder the property sale. This has actually also been a common problem over the last few years. Your lawyer will be examine the appropriate preparation permissions have been gotten from the local authorities if it is a new property.

    Your lawyer should make sure the sale contract is deposited with the Lands Office. In the case of a brand-new development where deeds will not be issued up until the property is finished, the sale of agreement should show that the property is secured until a different title deed is provided.

    Offered no concerns emerge from the legal searches, your attorney will draft a property sales contract.

    Step 3

    Offered 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 require to be stamped and registered by the Lands Workplace.

    It prevents the seller from selling the property to anyone else. It prevents them from utilizing the property as security to get a mortgage or loan.

    At the same time, you will require to move a percentage of the concurred property price. If necessary, you can also pay for the energies to be linked at this phase. During this time it is crucial to safeguard your budget plan from currency motions. If you do not, you might find that adverse exchange rate changes leave the property costing you thousands more when you pertain to finish. Throughout the past 2 years, in nearly 60% of the time the pound lost its value over the course of the following month.

    Step Four

    Your legal representative will also provide a demand to the Council of Ministers for Cyprus, for the entire property acquisition. This remains in relation to character references, to guarantee you do not you will not 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 approved, you will transfer the final balance of the sales price. All this is typically completed within one month.

    Step 5

    The final stage includes getting the Title Deeds from the Regional Land Chamber in the presence of the seller and purchaser. You must obtain an invoice showing the registration charge and registration of real estate tax have been paid.

    During this final stage, the Title Deeds transfer fee will have to be paid. Once in invoice of them you are the owner of the property.

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


    Find a credible building inspector when you begin this procedure, just as you would an estate currency, agent or attorney professional. It could save you a great deal of cash going forward. A structure survey isn’t a legal requirement here however nor is it in the UK, where you wouldn’t imagine not having one carried out.

    Your legal representative should be able to recommend a registered property surveyor, who must 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 sales price on the property, you need to factor these additional expenses into your budget. Ideally, you need to spending plan up to 15% of the purchase cost to guarantee all taxes and costs are covered.

    Land Windows registry Fees: generally dealt with by your attorney, these are tend to be very little.

    Legal Costs: when using an attorney for the conveyancing of the property and documents with regional authorities, you need to set aside about 1% of the property price.

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

    Property Transfer Fees: no property charges are payable if BARREL was paid on the purchase rate of the property. If VAT was not paid, property transfer fees 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 complete property transfer cost may be imposed.

    Mark Task: this is calculated on the value of the purchase arrangement and currently set at the following rate: EUR0 to EUR5,000– no; EUR5,001 to EUR170,000– 0.15% greater than EUR170,000– 0.2%.

    Worth Added Tax: BARREL, as of 2018, is charged at 19% on the first property purchase. A reduced rate of 5% is charged on the very first 200 sqm of the property to be used as the buyer’s permanent and main house for ten years. VAT is charged at 19% for the remaining square meterage.

    Sales Agent’s fees: normally split evenly 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 inheritance tax on property in Cyprus and the Immovable Property Tax payable to the Tax Department was axed in 2017.

    Property Insurance: If you want credit from a Cypriot bank, you will need to obtain property insurance coverage. It is one of the ‘covert charges’ that is forgotten about by purchasers when they get the property in their name. You can look 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 might impede the property sale. Your legal representative will also release a request to the Council of Ministers for Cyprus, for the entire property acquisition. Property Transfer Costs: no property charges are payable if VAT was paid on the purchase price of the property. If the Land Register office thinks about the rate on the contract is underestimated and not in line with the market value of the property, the full property transfer charge may be imposed.

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

    Related Links:

    Useful Links:

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