Buying property in Cyprus can be smooth when everyone (buyer, agent, lawyer, seller, developer, bank) is working from the same plan. Most delays and disputes come from the same root causes: unclear deposit terms, missing documents, late-stage due diligence surprises, and poor coordination across parties.
This REXE-focused guide gives you a simple step-by-step process and shows how a structured workflow (and controlled handling of deposits) can reduce risk and speed up completion.
Why this topic matters (especially for foreign buyers)
In Cyprus, a property purchase can feel “done” once you’ve signed and paid a deposit—but legally, ownership is proven and transferred through the Land Registry system, and many of the protections buyers rely on depend on what is filed, when, and how.
The three concepts you must understand are:
- Title Deeds (proof of legal ownership)
- The Land Registry / Department of Lands and Surveys (DLS) (the authority maintaining property records and transfers)
- Depositing the Contract of Sale (a critical step that helps protect the buyer before final transfer)
The Department of Lands and Surveys itself specifically recommends that once you sign a Sale Contract, you stamp and deposit it with DLS no later than six (6) months from the signing date, and links that deposit to protections under the Sale of Immovable Property (Specific Performance) Law.
1) What are “Title Deeds” in Cyprus?
Title Deeds (often referred to as a Certificate of Registration of Immovable Property) are the official record that confirms who legally owns a specific property and how it is described/registered in the state system.
Why they matter:
- They’re the strongest proof of ownership in Cyprus’ property system.
- They are central to the formal transfer of property into the buyer’s name.
- They typically sit within the records maintained by the Department of Lands and Surveys (Land Registry / Cadastre).
“Title deed available” vs “title deed pending”
This distinction drives risk and timelines:
- Title deed available now (common in resales): transfer into the buyer’s name can usually occur at completion once conditions are satisfied.
- Title deed pending (common in some new-build scenarios): you may sign a Contract of Sale and pay money before separate title deeds are issued for your specific unit. That makes correct filings and contract protections far more important.
2) What does the Cyprus Land Registry (DLS) actually do?
The Department of Lands and Surveys (DLS) is the government authority responsible for land records and many core services around property ownership and transactions. The gov.cy services directory for DLS includes multiple certificate and ownership-history services, valuations, and ways to engage with the department.
In practical terms for buyers, DLS is where:
- Contracts may be deposited (filed) for protection
- Ownership transfers are registered (when transfer occurs)
- Transfer fees (where applicable) are assessed in connection with transfer
3) What does it mean to “Deposit the Contract of Sale”?
Depositing the Contract of Sale means formally filing the signed Sale Contract with DLS after it’s been signed (and typically after stamp duty steps are addressed).
This is not “optional admin.” It’s widely treated as a core buyer-protection step, especially in cases where:
- title deeds are not yet issued,
- the seller/developer has other obligations to fulfil,
- or the transfer will happen later.
The key deadline buyers must know
DLS recommends that after signing a Sale Contract, you have it stamped and deposited with DLS no later than six (6) months from the date of signing.
Why the deposit matters legally
DLS explicitly links depositing the Sale Contract to the protections of the Sale of Immovable Property (Specific Performance) Law 81(I)/2011, designed to protect buyers if the vendor fails to meet contractual obligations.
DLS also provides a “Specific Performance of Sale Contract” service page stating that (under Law 81(I)/2011) a purchaser who obtains a court order for execution may apply for execution to the Director of DLS.
A major recent update (important if you’re buying now)
DLS notes that an amended version of the Sale of Property (Specific Performance) Law (Law 132(I)/2023) came into force on 12/12/2023, aiming to safeguard buyers’ interests and providing a mechanism relevant to contracts signed on or after that date.
(Your lawyer should advise how the amendment applies to your specific contract and scenario.)
4) How this fits into the real transaction flow
Here’s the simplified sequence most buyers should understand:
- Agree terms (price, inclusions, timing, conditions)
- Pay reservation deposit (only with written deposit terms)
- Legal due diligence (title, charges, planning/building, seller authority)
- Sign Contract of Sale
- Stamp duty steps (time-sensitive)
- Deposit the Contract of Sale with DLS (within the recommended deadline)
- Completion + transfer (when possible based on title deed status)
If title is pending, steps 4–6 become even more crucial because you may not get immediate “owner registration” at completion.
5) Transfer fees, VAT, and why buyers get confused
A common confusion point is what happens at transfer time and what fees apply.
Cyprus’ official “Calculation of Real Estates Transfer Fees” service explains:
- Total exemption from transfer fees where the transfer relates to a transaction subject to VAT
- Where a transaction is not subject to VAT, legislation provides a 50% exemption on transfer fees (and notes this is not taken into account by the calculator).
Practical meaning:
- New build transactions often involve VAT, and transfer fee treatment can differ.
- Resales (often not VAT-subject) may face transfer fees (but potentially reduced by the 50% exemption described).
Your lawyer should confirm the correct treatment for your deal.
6) The biggest risks this system is designed to reduce
Depositing the Contract of Sale is fundamentally about protecting buyers against scenarios like:
- Seller fails to cooperate later (delay, dispute, or refusal to complete)
- Title deed delays for new builds
- Encumbrances/charges that need to be cleared properly
- Unclear authority (who actually can sign/sell)
- Multiple “versions of truth” across emails and parties (missing documents, missed deadlines)
DLS’ own buyer guidance is essentially: once you sign, deposit the contract promptly so you activate protections and reduce exposure.
7) A buyer’s checklist: what to ask your lawyer before paying money
Use this as a simple script (especially useful for foreign buyers):
Title & seller
- Who is the registered owner?
- Is the property correctly identified (unit/plot) in the registry?
- If title is pending, what’s the pathway and realistic timeframe?
Encumbrances
- Are there any mortgages, memos, liens, or restrictions?
- If yes, how will they be removed and evidenced?
Planning/building
- Do permits and approvals match what exists on the ground?
- Any irregularities that could block transfer/financing later?
Contract & deposit
- Are deposit terms written, including refund triggers?
- What is the post-signing plan to stamp and deposit the sale contract and by when?
How REXE helps (practically) with title deed + Land Registry risk
Most “bad” property outcomes aren’t caused by one dramatic event—they come from workflow failure:
- unclear responsibility,
- missing documents,
- late filings,
- and no shared visibility across buyer/lawyer/agent/seller/developer.
REXE is designed to fix this.
Please refer to our Real Estate Purchase Checklist for Cyprus.
