How to Buy a Property in Cyprus

Include the purchase price plus transfer fees (1.5–8% depending on value), stamp duty (0.15–0.2% of contract value), legal fees (0.5–1%), and VAT (19%) if buying a new-build. Get mortgage pre-approval from a Cyprus bank if needed. Knowing your true ceiling prevents disappointment later.

Work with a licensed agent who has access to the full market, not just publicly listed properties. Visit multiple properties across your target district. Ask about title deed status before you get emotionally invested.

Submit a verbal offer first, then a written offer if accepted in principle. Expect negotiation — it's standard in Cyprus. A reservation deposit of €1,000–5,000 takes the property off the market while your lawyer conducts due diligence.

Appoint a Cyprus-licensed lawyer — not the agent's preferred referral, to avoid conflicts of interest. Your lawyer will check title deeds and encumbrances, planning permissions, mortgages or charges, the seller's legal standing, and compliance with local regulations.

Once due diligence is clean, a Sale Agreement is prepared. Review carefully — this is a binding legal document. The balance is paid via bank transfer. Your lawyer will lodge the contract at the Land Registry to protect your interest before title transfer.

You or your lawyer (via Power of Attorney) attends the Land Registry. Transfer fees are paid at this point — calculated on the property value. The title deed is then issued in your name. You are officially the legal owner.

Register utilities in your name (electricity with AHK/EAC, water with the local municipality). Pay annual municipality immovable property tax. Arrange property insurance. If you are a non-resident, notify your home country tax authority of the new asset.