Buying property: the legal path

Buying property in Cyprus is conventional but the title-deed history is
specific to the island. Take it seriously.

THE TYPICAL PATH

1. RESERVATION — agree price + reservation deposit (typically €5,000–
   €10,000), takes the property off the market for 30 days. Refundable
   only on stated terms.

2. CONTRACT OF SALE — drafted by your lawyer, signed by both parties.
   Your contract should reference: full property description (plot
   number, share of ground, etc.), price + payment schedule, completion
   date, defects warranty, what's included (kitchen, AC, etc.),
   penalty clauses.

3. STAMP DUTY — paid within 30 days of signing.
   · 0% on first €5,000
   · 0.15% on €5,000 – €170,000
   · 0.20% on amount above €170,000
   Capped at €20,000 per agreement.

4. SUBMIT TO LAND REGISTRY — your contract is registered with the
   Department of Lands & Surveys (DLS). This protects you against the
   seller transferring the property to anyone else, even before title is
   transferred.

5. PAYMENTS — typically a deposit at contract, stage payments during
   construction (new builds), balance on completion / key handover.

6. TITLE TRANSFER — title transferred at the DLS office. Transfer fees
   apply (waived 50% for residential first sales since 2012):
   · 0% on first €85,000
   · 1.5% on €85,000–€170,000
   · 2% on €170,000–€500,000
   · 4% above €500,000

VAT (NEW BUILDS ONLY)

19% standard. Reduced 5% rate available on the first 130 m² (or 190 m² if
the property is over 130 m² up to 220 m²) of a primary residence, subject
to conditions.

THE TITLE-DEED HISTORY

Cyprus has historically had a problem where developers built blocks under a
single master title and never split + transferred individual title deeds to
buyers. Buyers paid in full but never got their own deed. A series of
laws since 2015 (the "Trapped Buyers" laws) have addressed this — but
the issue still surfaces on older units.

Always ensure your contract is registered with the DLS, and that title-
deed transfer is clearly committed. Have an independent Cyprus Bar
Association lawyer (NOT the developer's lawyer) review everything.

LAWYER FEES

Property-purchase contracts typically €1,500–€3,500 fixed. Worth every
euro.

OFFICIAL: portal.dls.moi.gov.cy