Buying property in Cyprus: title deeds, transfer fees and foreign buyers

A house in the hills above Paphos, a title deed that "will arrive soon", and a seller who is in a hurry. This is the kind of story that makes lawyers rich. Buying property in Cyprus is a well-trodden path for Europeans and no more complicated than elsewhere, provided you follow the order of steps and never skip the checks on the title deed.

What should you do first?

Get an independent lawyer, one who acts only for you and not for the seller or the developer. The lawyer checks that a title deed (title deed) exists, that there is a building permit and a certificate of final approval, and that no mortgage or charge is registered on the property. For new builds the deed is only issued once every permit is in place, which can take a long time; your lawyer must verify this before you sign.

If you plan to live in the area after the purchase, remember that you also need to arrange your residence and your tax number; see the moving to Cyprus checklist.

What is the buying process in Cyprus?

1. Sign the contract of sale.
2. Deposit it at the district office of the Department of Lands and Surveys within 6 months of signing. The fee is €50 (2026), on form Δ.Ε.314, with the original signed contract, the cadastral plan, the signed plans of the property and a copy of your ID. Deposit protects you if the seller fails to deliver (law 81(I)/2011 on specific performance, strengthened in 2023), prevents another contract from being filed for the same property, and ranks by date. Without it, you will pay transfer fees increased by 10%.
3. Check the search certificate. Since 12 December 2023, the seller must attach to the contract a certificate of charges and prohibitions dated no more than 5 working days earlier.
4. Arrange financing (see below) and your tax number.
5. Transfer the title at the Land Registry by paying the transfer fees, which the buyer owes.

A contract in a language other than Greek or English must be translated in Cyprus by a sworn translator.

What are the transfer fees and taxes?

The Department of Lands and Surveys applies a scale on the sale price or market value: 3% up to €85,000, 5% from €85,000 to €170,000, 8% above that. The result is reduced by 50%. If VAT was paid on the property, there is no transfer fee at all. The director may use a higher market value than the declared price, which you can contest; the valuation is made within three months.

• Stamp duty. The stamp duty laws were repealed from 1 January 2026 (law 239(I)/2025). Contracts signed up to 31 December 2025 remain under the old duty.
• Contract deposit: €50.
• Property tax: none nationally since 1 January 2017; local municipalities set small charges.

Indicative prices from EURES run around €1,400 to €2,000 per square metre, but regions differ greatly. See also the cost of living in Cyprus.

How do mortgages work?

EURES reports that Cypriot banks generally lend over 20 to 25 years or more, covering around 50 to 60% of the value, sometimes more. EURES publishes no rates, so ask each bank. Use the standard European fact sheet (ESIS) to compare, remember you have at least 7 days to study an offer under EU rules, and avoid borrowing in a currency different from your income. Banks run strict anti-money-laundering checks, so prepare clear proof of where your funds come from. Our article on opening a bank account in Cyprus explains the paperwork.

Do foreigners need permission?

• EU citizens: no permission; same rules as Cypriots.
• Swiss, British (Scots included) and other non-EU buyers: prior authorisation from the district administration where the property is, under the law on acquisition of immovable property by foreigners (chapter 109). You apply with form COMM 145, free of charge, and it takes about two to three weeks, according to the Ministry of the Interior. A person or couple can buy either a plot of up to 4,000 m² for their own home, or up to two properties (two dwellings, or one dwelling plus a shop up to 100 m² or an office up to 250 m²). Documents include the plan, the title deed, the sale contract, proof of means, passports and Cypriot residence permits.

Which mistakes cost the most?

• No title deed. Insist on knowing exactly when it will arrive and under which conditions.
• Sharing a lawyer with the seller.
• Missing the six-month deposit. It costs you the 10% surcharge and the protection of the deposit.
• Forgetting running costs. Electricity and cooling are heavy in summer.
• Ignoring the question of the north. The rules above apply in the areas controlled by the Republic of Cyprus. Properties in the northern part raise genuine legal problems of ownership, and the Republic's registry does not cover them. Take specialist advice before any project there.

Should you rent before buying?

For most newcomers, yes, for at least a season. Our guide to renting in Cyprus shows what to look for and what it costs.

How are the fees on buying property in Cyprus worked out?

The Department of Lands and Surveys publishes the rule in its "Rights and fees" schedule: 3% on every euro up to €85,000, 5% on every euro above €85,000 up to €170,000, and 8% on every euro above €170,000, charged on the sale price or on the market value if the director retains a higher one. The total is then reduced by 50%. If VAT was paid on the property, there is no transfer fee at all, but the VAT is then part of the price.

Ask your lawyer for the exact figure for your purchase, in writing, before you sign, and check it against the Department's schedule. Add the €50 contract deposit fee and your lawyer's fee, which the sources we read do not publish.

What should a lawyer check when buying property in Cyprus?

Ask your lawyer to confirm each item in writing.

1. The title deed exists, or you know exactly which permits are missing and when the deed will be issued. For new-builds, the deed is issued only when all permits are obtained.
2. The building permit and the certificate of final approval match what is being sold.
3. No mortgage, charge or prohibition is registered. Since 12 December 2023, the seller must attach a search certificate dated no more than five working days earlier.
4. The contract is deposited within six months, on form Δ.Ε.314, so that you are protected and the 10% surcharge is avoided.
5. VAT status is clear, because it decides whether transfer fees are due.
6. Your own paperwork is ready: tax number, financing and, for non-EU buyers, the COMM 145 permission. See the Cyprus tax identification number guide.

What is the short version?

Independent lawyer first, deed and permits checked, contract deposited within six months, fees of 3%, 5% and 8% halved, and permission if you are not an EU citizen. If a seller pushes you to skip a step, that is the step to take slowly.