Buying property in Cyprus: a step-by-step guide for international buyers
Buyer Guide · 18 June 2026 · 7 min read
Reservation, contract deposit at the Land Registry, transfer fees and title deeds — the full purchase path, explained without the jargon.
Buying a home in Cyprus is a well-defined legal process, but the sequence matters. Once you have selected a unit, a reservation agreement takes it off the market — typically for thirty days — while your lawyer carries out due diligence on the title, planning permits and any encumbrances.
The contract of sale is then signed and deposited at the Land Registry. This deposit is what protects your interest in the property: from that moment the developer cannot sell, mortgage or transfer the unit to anyone else.
Payments for off-plan purchases follow construction milestones rather than a single lump sum, which keeps your exposure aligned with actual progress on site. The final instalment is due on handover, after the snagging inspection is complete.
Transfer fees, stamp duty and VAT are the three cost lines buyers most often overlook. New-build homes attract a reduced 5% VAT rate on the first 130 square metres of buildable area, subject to conditions, with 19% applying above that threshold.
This article is general information, not legal, tax or financial advice. Please consult an independent adviser before committing to a purchase.
