Buying property in Cyprus can be straightforward when the process is managed properly—but it’s also easy to make expensive mistakes if deposits, Land Registry filings, title checks, and taxes aren’t handled in the right order.
This guide walks you through the typical Cyprus buying journey step-by-step, explains what to do, when to do it, and highlights the key risks (especially around deposits and title deeds). It’s written for foreign and local buyers, and is equally useful for agents and lawyers who want a clean, “no surprises” transaction flow.
Note: This is general information, not legal advice. Always use an independent lawyer for your specific transaction.
The Cyprus property buying process in 10 steps (at a glance)
- Shortlist properties and validate basics (location, planning, title status)
- Choose your team (independent lawyer + agent + survey/engineer if needed)
- Agree key terms (price, inclusions, timing, deposit conditions)
- Pay a reservation deposit (only with clear written terms)
- Lawyer completes due diligence (title, charges, planning, seller authority)
- Sign the Contract of Sale
- Pay stamp duty (time-sensitive)
- Deposit the Contract of Sale at the Department of Lands and Surveys (buyer protection step)
- Secure any foreign-buyer approvals (where relevant)
- Transfer ownership (or manage the “title deed pending” route properly)
A key point many buyers miss: Cyprus has a critical protection step—stamping and depositing the signed sale contract with the Department of Lands and Surveys. The Department itself recommends depositing the contract no later than six months from signing, and links this to buyer protections under the Specific Performance framework.
Step 1: Decide your “must-haves” and define deal breakers
Before you view properties, decide what you won’t compromise on, such as:
- Title deed available now vs. title deed pending
- Resale vs. new build (VAT often changes the cost structure)
- Distance to schools/coast, rental strategy, renovation tolerance
- Timing: do you need to complete within 60–90 days?
This helps your lawyer and agent filter properties before you pay deposits.
Step 2: Pick the right team (and keep it independent)
At minimum, most buyers should have:
- Independent lawyer (not also acting for the seller/developer)
- Licensed real estate agent
- Surveyor / engineer (especially for older stock, renovations, or structural doubts)
Your lawyer is the gatekeeper for title, charges, planning compliance, and contract terms. This is where most preventable problems are caught.
Step 3: Make an offer with clear conditions (don’t keep it “handshake only”)
When you agree a price, put basic terms in writing:
- Purchase price + currency
- What’s included (furniture, appliances, parking, storage)
- Target completion date
- Conditions (e.g., satisfactory legal checks, financing)
- Reservation deposit amount + when it becomes non-refundable (if at all)
Step 4: Reservation deposit (the safest way to do it)
Reservation deposits are common, but they’re also where buyers get hurt.
Best practice:
- Pay only once the deposit terms are written and signed
- Ensure the document states:
- Where the money is held
- When it is refundable / non-refundable
- What happens if legal due diligence fails
- Who can release funds and on what evidence
If you want to reduce risk, the concept to aim for is: deposit held with controls and documented release conditions, rather than “sent directly and hoped for the best”.
Step 5: Legal due diligence (the checks that matter)
Your lawyer typically verifies:
A) Title and ownership
- Seller is the legal owner (or has authority to sell)
- The property is properly identified in the Land Registry
B) Mortgages, memos, liens, or other charges
You want clarity on whether the property is encumbered and how any charge will be removed at completion.
C) Planning and building compliance
- Correct permits for construction/alterations
- Any planning irregularities that could block transfer or financing
D) Title deed status (especially for new builds)
If title deeds are not issued yet, the strategy shifts: you need strong contract protections, correct Land Registry filing, and a realistic timeline.
Step 6: Sign the Contract of Sale (and get the wording right)
The Contract of Sale is where “easy problems” become “hard problems” if clauses are vague.
Good contracts typically cover:
- Payment schedule and milestones
- Completion deliverables (e.g., tax clearances, certificates)
- Remedies if either party delays or defaults
- What happens if title transfer is not possible by a certain date
- Who pays which fees and taxes
Step 7: Pay stamp duty (don’t leave it late)
Stamp duty is generally payable on the sale contract and is time-sensitive.
Typical rate guidance you’ll see widely used in practice is:
- 0% up to a threshold
- then progressive rates (often shown as 0.15% and 0.20% bands)
…and payment is commonly expected within a set period after signing to avoid penalties.
Your lawyer will calculate this for your specific contract and timing.
Step 8: Deposit the Contract of Sale at the Department of Lands and Surveys (critical)
This is a big deal in Cyprus.
The Department of Lands and Surveys explains that once you sign the Sale Contract, it is recommended that it is stamped and deposited with the Department no later than six (6) months from signing.
Why buyers care:
- Depositing the contract is linked to buyer protections under the Sale of Immovable Property (Specific Performance) Law framework, designed to protect buyers if the seller fails to meet obligations.
In plain English: it helps protect your position after signing, especially in scenarios where title deeds are pending or the seller has other issues.
Step 9: Foreign buyer permissions (if you’re non-EU)
If you are a non-EU citizen (or a foreign-controlled company), Cyprus sets permission requirements through the local District Administration process.
This is not something to “assume away”—build it into your timeline early so completion doesn’t stall at the end.
Step 10: Completion and transfer of ownership (and the two common pathways)
Pathway A: Title deed transfer at completion (simplest)
When title is ready, completion involves:
- Final payment
- Transfer at Land Registry into buyer’s name
- Payment of transfer fees (unless exempt/reduced)
Cyprus provides an official online service explaining transfer-fee logic, including:
- Exemption from transfer fees where the transaction is subject to VAT
- 50% exemption/reduction on transfer fees in cases not subject to VAT (per the calculator guidance)
Pathway B: Title deed pending (common in some new builds)
If separate title deeds are not issued yet, you must rely on:
- A strong Contract of Sale
- Correct stamping + depositing at Lands & Surveys
- Clear obligations and timelines on the seller/developer
This is where buyers should be extra conservative and lawyer-led.
Costs to budget (typical categories)
Costs vary by property type, value, and whether VAT applies, but buyers generally budget for:
- Stamp duty (on the contract)
- Transfer fees (often reduced/exempt depending on VAT status)
- VAT on many new properties (standard rate commonly 19%), with a reduced 5% VAT scheme for primary residences subject to conditions and application process
- Lawyer fees, survey/engineering checks, bank fees (if financing), insurance
If you’re buying as a primary residence and a new build is involved, review the official process to apply for the reduced VAT certificate early, because it can materially change the total cost.
Typical timeline (what most buyers experience)
A “clean” resale with title available can sometimes complete in weeks to a couple of months, depending on financing, documentation speed, and scheduling.
Transactions with:
- title deed pending,
- developer dependencies,
- missing permits,
- or foreign-buyer permission timing
…can take substantially longer.
The practical takeaway: speed comes from upfront diligence + clean document flow, not from rushing deposits.
Common pitfalls (and how to avoid them)
- Paying deposits without written conditions → insist on written terms and controlled release
- Skipping Land Registry deposit of the sale contract → build it into your post-signing checklist
- Assuming title deed “will be ready soon” → verify and contract for what happens if it isn’t
- Underestimating taxes/fees → model costs early using official guidance for transfer fees and VAT scheme steps
- Not using an independent lawyer → avoid conflicted advice
Summary
If you want a faster, safer transaction, the biggest wins usually come from:
- getting the right documents upfront,
- controlling deposits,
- and running the process with a shared checklist across buyer/lawyer/agent.
REXE helps coordinate the transaction workflow and reduces bottlenecks (tasks, documents, approvals, and audit trail) so deals don’t get stuck at the finish line.
