Independent Cyprus property lawyers & conveyancing
Buy or sell property in Cyprus with independent property lawyers
We act only for you — never for the developer or the estate agent. We verify title, run full due diligence, secure your contract at the Land Registry, and see your purchase or sale through to transfer of title.
Free & no-obligation · We reply within one business day
- Regulated Cyprus advocates
- Independent of developers & agents
- We act remotely, by power of attorney
- Paphos · Limassol · Larnaca · Nicosia
What we do
Independent legal representation for buyers and sellers
We are independent Cyprus property lawyers (advocates) handling the full conveyancing process for buyers and sellers: legal due diligence, Land Registry title verification, contracts, specific performance, and transfer of title. We act as your legal counsel only — like a property solicitor in the UK — and never for the developer or estate agent.
Why independent counsel matters
In Cyprus, the lawyer recommended by a developer or estate agent has a structural conflict of interest: they may not flag a mortgage the developer registered over your property, or a title defect that could trap your money for years. An independent advocate has no link to the seller, the developer or the agent — and exists solely to protect you. This independence is the single most important safeguard in a Cyprus property transaction.
Due diligence & title verification
Land Registry searches, encumbrances, ownership and permits — checked before you commit.
Contracts
Drafting, negotiating and reviewing your sale & purchase agreement so the terms protect you.
Specific performance
Depositing your contract at the Land Registry to lock in your rights against the seller.
Completion & transfer
Permissions, tax clearances and registration of title into your name at the Land Office.
If you are buying property in Cyprus, an independent lawyer protects you from the island's well-documented title-deed and developer-mortgage risks — by verifying clean title before you commit, securing your contract at the Land Registry, and managing permissions and completion, in person or remotely on your behalf.
Most of our buyers never set foot in a Land Registry — we act under power of attorney so you can buy from anywhere in the world.
Get a buyer consultation →Buying
The buying process in Cyprus
Buying property in Cyprus follows seven legal steps — from reservation and independent due diligence to securing your contract at the Land Registry and transfer of title.
Reservation & holding deposit
A small deposit takes the property off the market while due diligence runs. The reservation terms should state exactly when your deposit is refundable.
Independent legal due diligence
Your lawyer runs Land Registry searches and verifies ownership, encumbrances, mortgages, and planning/building permits before you are bound.
Contract of sale
The agreement sets out parties, property, price, payment schedule and completion. Since Law 132(I)/2023, contracts must include a Land Registry search certificate no more than 5 working days old.
Deposit the contract for specific performance
A stamped copy is lodged at the District Land Registry within 6 months of signing, blocking re-sale or further encumbrance and letting a court compel transfer to you.
Permissions
Non-EU buyers apply for Council of Ministers (district) permission under Cap. 109. EU/EEA buyers need no permission.
Staged payments
Payments are released against the contract and, for off-plan, against construction milestones, often via stakeholder arrangements.
Completion & transfer of title
Title is registered in your name at the District Land Office. Where no separate deed exists yet, your deposited contract and specific-performance rights protect you until one is issued.
Selling
The selling process in Cyprus
Selling property in Cyprus involves five legal steps — from gathering documents and tax clearances to settling charges and transferring title to the buyer.
Preparation & documents
Locate the title deed (or confirm your contract/specific-performance position), confirm registered ownership, and instruct a lawyer.
Tax & CGT clearance
Obtain Tax Department clearance (capital gains tax assessed/paid or cleared) and municipal/utility clearances before transfer.
Settle charges
Any mortgage or charge is released, or arrangements are agreed with the lender, so clean title can pass.
Contract of sale
Signed with the Law 132(I)/2023 fresh-search-certificate requirement, then stamped.
Transfer of title
Seller and buyer (or attorneys under power of attorney) attend the District Land Office; transfer is filed and title registers in the buyer's name.
Due diligence & title deeds
Verify the title before you commit
A Cyprus title deed (the Certificate of Registration) is the official Land Registry proof of ownership, and it also records every mortgage, charge and memo on the property. The historic “title-deed problem” trapped thousands of buyers who paid in full but could not get a separate title deed in their own name — usually because the developer held a mortgage over the land. Independent due diligence, with a Land Registry search before you commit, is what protects you.
The title-deed problem
An estimated 9,500 buyers were “trapped” — they had paid for their homes but could not obtain a separate title deed, often because the developer who built the property had mortgaged the whole parcel and defaulted. A hidden developer mortgage registered before your contract is the central risk an independent search uncovers.
Source: Cyprus Mail, 2024.
Recent reform (2023–2025)
- Law 132(I)/2023 — Sellers must now attach a fresh Land Registry search certificate to the contract of sale.
- June 2024 constitutional ruling — Struck down the Registry's old power to cancel developer mortgages on transfer, freezing many trapped-buyer cases.
- Law 110(I)/2025 — A new 'trapped buyers' framework: where the price is fully paid and a mortgage-holder unjustifiably refuses consent, the buyer can apply to court within 45 days to override the refusal.
What our due diligence covers
- Registered owner verification
- Mortgages, charges & court memos
- Planning permission & building permit
- Final-approval / completion certificates
- Building matches approved plans
Why the legal side matters
The numbers behind a safe Cyprus purchase
Buying property in Cyprus carries specific, well-documented risks — and specific legal protections with hard deadlines. These are the figures that matter most.
≈9,500
“trapped buyers” in Cyprus
the risk independent due diligence guards against
6 months
to secure your purchase
deadline to deposit the contract for specific performance
€0
stamp duty in 2026
abolished from 1 January 2026
1%
all-in legal fee
+ VAT — every service included
Costs & taxes · verified 2026
What buying & selling actually costs in 2026
When buying property in Cyprus in 2026 you should budget for either VAT (on new builds) or transfer fees (on resales) — rarely both — plus legal fees and minor government charges. Stamp duty was abolished from 1 January 2026, and there is no annual property tax. When selling, capital gains tax of 20% may apply, after generous lifetime exemptions.
Transfer fees (resale)
NIL where VAT was paid on a new build; otherwise reduced by 50%.
| Value band | Standard | Effective (resale) |
|---|---|---|
| Up to €85,000 | 3% | 1.5% |
| €85,001 – €170,000 | 5% | 2.5% |
| Above €170,000 | 8% | 4% |
Example: €300,000 resale → €8,600. Same value as a VAT-paid new build → €0. Source: Dept. of Lands & Surveys; PwC Cyprus (May 2026).
VAT on property
Standard 19%; reduced 5% on a qualifying primary residence.
| Scenario | VAT |
|---|---|
| Resale residential | None (transfer fees apply) |
| New build, not primary residence | 19% |
| New build, qualifying primary residence | 5% on first €350,000 & 130 m²; 19% above |
Full 19% if area > 190 m² or value > €475,000. 10-year residence condition. Source: Law 42(I)/2023; PwC Cyprus.
Capital gains tax (selling)
20% on the gain, after indexation, deductions and lifetime exemptions.
| Lifetime exemption (per person) | 2026 |
|---|---|
| Principal private residence | €150,000 |
| Agricultural land (by a farmer) | €50,000 |
| Any other disposal | €30,000 |
Deductible: indexation, improvements, transfer/legal/agent fees, loan interest. Source: PwC Cyprus (May 2026); 2026 tax reform.
Stamp duty
Abolished from 1 January 2026 (Law 239(I)/2025). Contracts signed on or after that date pay €0.
Annual & inheritance tax
No annual Immovable Property Tax (abolished 2017) and no inheritance tax on death.
Other charges
Mortgage registration ~1%, valuation ~€200–€500, municipal annual fees ~€90–€300/yr.
New build vs resale — what you actually pay
You pay either VAT (new builds) or transfer fees (resales) — almost never both. On a €350,000 first home the difference between the reduced and standard VAT rate is large.
On a €350,000 purchase: qualifying as a primary residence cuts VAT from €66,500 to €17,500 — a saving of about €49,000.
Reduced VAT, visualised
Figures are general information current to June 2026, not advice. Your transaction may differ — confirm with a Cyprus advocate.
Interactive tool
Cyprus property cost & transfer-fee calculator
Estimate your transfer fees, VAT and capital gains tax with instant, indicative figures using verified 2026 rates. No email required to see your estimate.
Indicative acquisition cost
€371,665
- Property price
- €350,000
- VAT
- €17,500
- Transfer fees
- €0
- Stamp duty
- €0
- Our legal fee (1% + VAT, all-in)
- €4,165
- • Qualifying primary residence → 5% on first €350,000, 19% on the remainder.
- • Transfer fees are NIL because VAT was paid.
- • Stamp duty abolished from 1 January 2026 (Law 239(I)/2025).
- • Our legal fee: 1% of the price + VAT — all services included.
Indicative only — not legal or tax advice. Stamp duty is abolished for 2026. Final figures depend on your specific transaction, the assessed value, and your eligibility for reliefs.
From the Paphos coast to Nicosia — across Cyprus
Independent advocates for buyers and sellers, wherever your property is.
Foreign buyers & residency
Can foreigners buy property in Cyprus?
Yes — foreigners can buy property in Cyprus, including British/UK buyers (post-Brexit, now treated as non-EU). EU and EEA nationals buy on the same terms as Cypriots. Non-EU nationals also buy freely but need an acquisition permit — Council of Ministers (district) approval — which typically takes about 30–45 days. Buying qualifying new-build residential property of €300,000 or more can also open the fast-track “golden visa” permanent-residency route.
€300,000
minimum investment
+ VAT, new-build residential
~2 months
fast-track processing
Regulation 6(2)
€50,000
annual income from abroad
+€15k spouse, +€10k per child
Buying as a foreign national
- EU / EEA nationals: no permission needed — same rights as Cypriots.
- Non-EU nationals (incl. UK/British buyers, post-Brexit): may buy with an acquisition permit — Council of Ministers / district approval under Cap. 109 — historically up to two units. Approval typically takes about 30–45 days, and you can sign and pay while it is processed.
- Buying remotely: a notarised, apostilled power of attorney lets us sign, deposit the contract, apply for permissions and complete on your behalf — you need not travel to Cyprus.
Permanent residency by property investment (“golden visa”)
Regulation 6(2) — the fast-track route.
Pricing
Transparent legal fees
Our legal fee for a Cyprus property purchase or sale is a flat 1% of the property price, plus VAT — and it includes all of our services from first search to transfer of title. The only extras are government disbursements (transfer, registration and search fees), which are passed through at cost.
1% of the price + VAT
- ✓ All services included — one fee
- ✓ Fixed quote before you engage
- ✓ No add-ons or surprise minimums
- ✓ Only government fees on top, at cost
1%–1.5% + VAT
- • Often a minimum fee on top
- • Add-ons charged separately
- • Quote can vary as work proceeds
- • Plus government fees
Our engagement
1% of the price
+ VAT · all services included
One simple fee — no hidden extras
Plus government disbursements at cost: transfer fees, registration and search fees. Stamp duty is €0 in 2026.
Market context (not our fee): Cyprus conveyancing is commonly ~1–1.5% + VAT.
What's included
- Independent due diligence & Land Registry searches
- Drafting & reviewing the contract of sale
- Depositing the contract for specific performance
- Liaising on permits (incl. Council of Ministers permission)
- Acting under power of attorney if you're abroad
- Managing completion & transfer of title
- Meetings and consultations throughout
Fees are exclusive of VAT and government charges.
Why Cyprus Property Lawyers
Independent, conflict-free representation
We are independent Cyprus advocates who act only for property buyers and sellers — never for developers or estate agents. Our practice is built around the one thing that protects you most: independent, conflict-free legal representation.
Independent by design
No developer or estate-agent relationships, ever. We act only for you.
Specialists, not generalists
Cyprus property law is all we do — buying and selling.
Built for foreign buyers
Multilingual, remote-friendly, power-of-attorney workflows.
Current
Across the 2023–2026 title-deed and tax reforms.
Reviewed by
Eleni Philippou, Advocate · Cyprus Bar Association · LL.M. (Distinction)
Advocate, member of the Cyprus Bar Association. Founder of Cyprus Property Lawyers, specialising in real estate, conveyancing and estate planning; admitted to the Cyprus Bar since 2001.
Meet the founder
The advocate behind your purchase
About Eleni
Founder & advocate
Eleni Philippou is the founder of Cyprus Property Lawyers and leads its property practice — specialising in real estate and conveyancing, contract law, and wills, estate planning and probate. A graduate of the University of Nottingham (LL.B.) and the University of Sheffield (LL.M., Distinction), she has been a member of the Cyprus Bar Association since 2001 and a certified STEP member since 2015. As the firm's Anti-Money Laundering (AML) Compliance Officer, she oversees complex property transactions across Cyprus. Outside the office, Eleni is an avid sailor — certified by the American Sailing Association in 2023 — and is currently learning Hebrew.
Practice areas
- Real Estate & Conveyancing
- Contract Law
- Wills, Estate Planning & Probate
Education
- LL.B. (Hons), University of Nottingham (2000)
- LL.M. Commercial Law (Distinction), University of Sheffield (2002)
Bar admissions & memberships
- Cyprus Bar Association (since 2001)
- STEP Member (since 2015)
Languages
Greek, English
FAQ
Buying & selling property in Cyprus — your questions
Strongly yes. An independent lawyer verifies title, uncovers hidden developer mortgages, secures your contract at the Land Registry within the 6-month deadline, and handles permissions — protections an estate agent or the developer's lawyer cannot impartially provide.
Your purchase, protected from first search to title
Book a free, no-obligation consultation with an independent Cyprus advocate.
Get started
Speak to an independent Cyprus property advocate
No obligation, no jargon. Tell us whether you're buying or selling and we'll explain exactly how we protect you and what it costs.
What happens next
- 1Tell us whether you're buying or selling.
- 2We reply within one business day with clear next steps and a fixed quote.
- 3We run due diligence and protect your transaction through to transfer of title.
- Regulated Cyprus advocates
- · Independent of developers & agents
- · Strictly confidential