7 Reasons why non-Cypriot citizens should have a Will in Cyprus

Navigating estate planning in a foreign country can be daunting. Many non-Cypriot citizens who have invested in local properties, businesses, and other assets may not fully appreciate why a Cyprus-specific will is essential. Without one, your loved ones could face delays, unexpected costs, and outcomes you never intended.

Here are seven reasons why every non-Cypriot citizen with assets in Cyprus should have a valid will in place.

Life changes fast — and your will may not keep up

Marriage, divorce, the birth of a child, acquiring new property, or moving to another country — any one of these events can make an existing will outdated or legally weak. A will drafted in your home country years ago may not reflect your current circumstances or cover assets acquired in Cyprus.

If your personal situation has changed since your last will was prepared, it is time to review it. A will that does not account for your current family structure or asset portfolio may be partially or entirely invalid under Cyprus law.

Different countries, different rules

A will that is valid in one jurisdiction may not be recognised in Cyprus. The Wills and Succession Law, Cap. 195 sets specific requirements for a will to be enforceable here — including signature requirements, the presence of two witnesses, and compliance with forced heirship provisions.

Cross-border issues are common. If you hold assets in multiple countries, you may need separate wills for each jurisdiction to avoid conflicts between different legal systems. We cover this in detail in our guide on why you should have two separate wills if you hold assets in both Cyprus and the UK.

Frozen assets and delays

When someone passes away, cross-border estates can result in frozen property or bank accounts while authorities verify the validity of the will. This process can take months — sometimes longer — if the will was not prepared with Cyprus legal requirements in mind.

During this period, your family cannot access funds, sell property, or manage the assets. A properly drafted Cyprus will, lodged with the District Court, significantly speeds up the probate process and reduces the risk of assets being frozen.

Forced heirship rules in Cyprus

Cyprus applies forced heirship rules under the Wills and Succession Law. These rules reserve a statutory portion of your estate for close relatives — regardless of what your will says.

For example:

• If you have children, up to 75% of your estate is reserved for your spouse and children in equal shares. You can freely dispose of only the remaining 25%.
• If you have no children but a surviving spouse or parent, 50% of your estate is reserved.

These rules apply to everyone domiciled in Cyprus, including expats. Without proper planning, your intended beneficiaries may receive far less than you expected. A lawyer experienced in Cyprus succession law can help you structure your will to work within — or, where possible, around — these constraints. For a full explanation, see our guide on creating a will in Cyprus.

Tax planning opportunities

Cyprus does not impose inheritance tax. This is a significant advantage for estate planning compared to countries like the United Kingdom, where estates above £325,000 face a 40% inheritance tax rate.

A well-structured will can take full advantage of this tax-efficient environment. If you hold assets in both Cyprus and a country with inheritance tax, proper structuring can reduce the overall tax burden on your estate. Our UK vs Cyprus inheritance tax comparison explores this in detail.

Protecting minor children

If you have underage children, a will allows you to appoint guardians and set up trusts that control how and when assets are distributed. Without a will, the court decides who manages your children's inheritance — and the outcome may not align with your wishes.

A testamentary trust within your will can ensure assets are held and managed by a person you choose, with distributions at ages or milestones you specify. This is particularly important for expat families where extended family may be in another country entirely.

Avoiding family disputes

Dying without a clear will — or with an ambiguous one — is one of the most common causes of family disputes over inheritance. When intestacy rules apply, the law determines who gets what, often in ways that create friction between surviving family members.

A clear, professionally drafted will removes this uncertainty. It sets out exactly who receives what, reduces the grounds for legal challenges, and gives your family peace of mind during a difficult time.

What you should do now

If you are a non-Cypriot citizen with assets in Cyprus — whether property, bank accounts, investments, or a business — you should:

1. Review any existing will to check whether it covers your Cyprus assets and complies with local law.
2. Consider a separate Cyprus will if you hold assets in more than one country.
3. Take legal advice on forced heirship rules and how they affect your estate plan.
4. Update your will whenever your personal circumstances change — marriage, divorce, new children, or new property.

At Philippou Law Firm, our wills and probate team helps expats plan with confidence. Get in touch to review your current arrangements or prepare a new will tailored to your situation in Cyprus.