Conveyancing in Cyprus: the 5-step property transfer process

The conveyancing process in Cyprus — the legal transfer of property from seller to buyer — typically takes 3 to 6 months from accepted offer to receiving the keys. The process involves five main stages: choosing a property, instructing lawyers, transferring funds, signing contracts, and completing the transaction at the Land Registry.

This guide walks through each step of a typical property purchase in Cyprus, including timelines, costs, and what to expect.

What is conveyancing in Cyprus

Conveyancing is the legal process of transferring ownership of immovable property from the seller to the buyer. It starts when the buyer's offer is accepted and finishes when the buyer receives the keys and the title deed is registered in their name.

In Cyprus, both the buyer and seller must be represented by separate lawyers. A single lawyer cannot act for both sides.

Step 1: Choose a property and pay a reservation deposit

Every conveyancing transaction begins when the buyer selects a property and makes an offer to the seller, usually through a real estate agent acting on the seller's behalf.

Once the seller accepts:

• The buyer pays a reservation deposit (typically €2,000–€10,000 depending on the property value)
• The deposit takes the property off the market for 30 days or another agreed period
• The deposit is sometimes paid directly to the buyer's lawyer, who then transfers it to the agent or seller's lawyer

Step 2: Instruct lawyers and prepare contracts

After the reservation, both parties instruct their respective lawyers. If either party will not be physically in Cyprus, they must sign a power of attorney so their lawyer can represent them.

The buyer's lawyer will:

1. Request property documents from the seller's lawyer (Land Registry search results, contents list, planning permits)
2. Conduct due diligence — checking for encumbrances, mortgages, liens, or planning violations
3. Draft the sale contract based on the agreed terms

The two lawyers exchange drafts until both sides agree on the final version. Key contract terms include:

• Payment structure — typically 20%–30% of the purchase price is paid on signing, with the balance due on the completion date
• Completion date — the date when title deeds transfer, the balance is paid, and keys are handed over
• Warranties and conditions — representations about the property's legal status and physical condition

Step 3: Transfer funds to Cyprus

The buyer must have funds available in Cyprus before signing the contract. This means transferring money from abroad into either:

• The buyer's own Cyprus bank account, or
• The lawyer's client account (a dedicated sub-account opened specifically for this transaction)

Most buyers transfer funds to their lawyer's client account because it provides security to the seller and avoids the buyer needing to make individual payments.

Both the buyer's and the seller's lawyers must open sub-accounts within their firm's client account to receive and hold transaction funds.

Step 4: Sign contracts and lodge at the Land Registry

Once funds are in place and both sides approve the final contract, the lawyers arrange signing.

After contracts are signed:

1. The buyer's lawyer lodges the contract at the Land Registry for Specific Performance purposes — this protects the buyer's right to enforce the contract
2. The seller's lawyer applies to the Inland Revenue for a Tax Clearance Certificate — the Inland Revenue calculates whether capital gains tax is owed on the sale
3. The Tax Clearance Certificate process takes approximately 10 to 15 working days, though it can vary depending on the time of year

The seller must allow sufficient time between the signing date and the completion date to obtain the Tax Clearance Certificate.

Note: Prior to 1 January 2026, signed contracts had to be stamped at the Inland Revenue before lodging at the Land Registry. This stamp duty requirement has been abolished.

Step 5: Complete the transaction and transfer title deeds

On the completion date:

1. The buyer's lawyer transfers the balance of the purchase price to the seller's lawyer
2. The seller's lawyer hands over the keys
3. The buyer's lawyer arranges the transfer and registration of the title deed into the buyer's name at the Land Registry

After completion, the buyer should:

• Connect utilities (electricity, water) in their name
• Change the locks
• Arrange property insurance — this is strongly recommended from day one

How long does conveyancing take in Cyprus

Stage	Typical timeline
Reservation to contract signing	2–4 weeks
Contract preparation and due diligence	2–6 weeks
Tax Clearance Certificate	10–15 working days
Signing to completion	4–8 weeks
Total	3–6 months

With efficient handling and all documents ready, straightforward transactions can complete in as little as 30 to 45 days.

Costs and fees in a Cyprus property transaction

Buyers should budget for these costs on top of the purchase price:

• Transfer fees — payable to the Land Registry (rates vary by property value; reduced by 50% when VAT is paid)
• Legal fees — typically 1%–2% of the purchase price plus VAT
• VAT — 19% on new properties (5% reduced rate may apply for primary residences up to a capped value)
• Municipality and sewerage charges — annual recurring costs
• Insurance — building and contents cover

For a full breakdown of property-related taxes, see our guide on Cyprus property taxes.

Note: This guide provides general information about the conveyancing process. Specific circumstances may require modifications to the typical procedure. Seek legal advice for your particular situation.