Buy Property in Cyprus

Complete legal guide to buying a property in Cyprus. Whether you want to buy a house in Cyprus for living or as a property investment, our conveyancing team handles due diligence, title deeds, and transfer fees.

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Buying property in Cyprus, Paphos coastal real estate

What's Included

Title deed verification and due diligence
Sale agreement review and negotiation
Specific Performance registration
Transfer fee and stamp duty management
District Land Office registration
Mortgage and financing coordination

How It Works

Step 01

Due Diligence

Verify title deeds, encumbrances, planning permits, and full ownership history before any commitment.

Step 02

Contract & Negotiation

Draft and review the sale agreement, negotiate terms on your behalf, and protect your interests throughout.

Step 03

Transfer & Registration

Complete the transfer at the Land Registry and obtain title deeds registered in your name.

Frequently Asked Questions

Specific Performance is a legal mechanism under Cap. 232 that allows a buyer to deposit the signed contract of sale at the District Lands Office. This deposit prevents the seller from selling the property to anyone else, mortgaging it, or placing any further encumbrances on it. It gives the buyer a legally enforceable right to compel the seller to complete the transfer. You must deposit the contract within six months of signing to benefit from this protection.

Transfer fees are calculated on a sliding scale: 3% on the first EUR 85,000 of the property value, 5% on the portion between EUR 85,001 and EUR 170,000, and 8% on anything above EUR 170,000. A 50% discount on these rates is currently in effect. If VAT was paid on the property (new builds from developers), transfer fees are waived entirely.

VAT at 19% applies to new properties being sold for the first time by a developer. A reduced rate of 5% is available on the first 130 square metres (up to EUR 350,000 property value) if the buyer will use the property as their primary residence for at least 10 years and has not previously used this concession. Under Law 42(I)/2023, this relief is lost entirely if the dwelling's total buildable area exceeds 190 square metres or its total value exceeds EUR 475,000. Resale properties are exempt from VAT.

Yes, but non-EU nationals normally need permission from the relevant District Administration. Current Ministry guidance states 2 to 3 weeks and permits either land up to 4,000 square metres for an owner-occupied dwelling or up to two specified units, subject to the statutory conditions and the couple-level limit.

The entire conveyancing process from due diligence through to title deed transfer typically takes between 2 and 6 months. The timeline depends on factors such as whether the property has existing title deeds, whether mortgage financing is required, and whether Council of Ministers approval is needed for non-EU buyers.

No. Stamp duty was abolished from 1 January 2026 following the repeal of the Stamp Duty Law. Property buyers no longer need to pay stamp duty on contracts of sale, reducing the overall transaction costs of purchasing property in Cyprus.

Essential due diligence includes a title deed search at the Land Registry to verify ownership and check for mortgages, charges, or liens; verification of town planning and building permit compliance; confirmation that the built structure matches the approved architectural plans; and, when buying from a developer, a company search to check for any adverse filings or financial difficulties.

Both options have advantages. New properties from developers attract 19% VAT (or 5% reduced rate for primary residences) but transfer fees are waived entirely. Resale properties are exempt from VAT but are subject to transfer fees (currently at a 50% discount). New properties may qualify for the permanent residency programme. Your choice should depend on your budget, intended use, and eligibility for the reduced VAT rate.

Content updated: 17 March 2025

Official sources

Acquisition of Immovable Property (Aliens) Law, Cap. 109, current Ministry guidance says a non-EU buyer normally applies to the District Administration; permitted categories include land up to 4,000 m² for an owner-occupied dwelling or up to two specified units, with an indicated 2–3 week process (law checked 2026-08-29) Ministry of Interior — Purchasing Property.
Property transfer fees & VAT, transfer fees 3%/5%/8% (exempt where VAT applied), VAT 19% (reduced 5% on a primary residence within 130 m²/€350,000 and 190 m²/€475,000 caps); stamp duty on contracts abolished from 1 January 2026 (law checked 2026-08-29) Department of Lands and Surveys.
VAT Law N.95(I)/2000 (as amended by Law N.42(I)/2023), standard VAT 19%; reduced 5% on a qualifying primary residence; registration threshold €15,600 (law checked 2026-08-29) Cyprus Tax Department — VAT rates.
Stamp Duty Laws repeal, Law N.239(I)/2025, stamp duty was repealed for documents first drawn and signed on or after 1 January 2026, subject to the official transitional position (law checked 2026-08-29) Cyprus Tax Department — Stamp Duty.

What Our Clients Say

Trusted by individuals and businesses across the globe.

4.9(366+)

“The counsel and service provided by Maria (Kokoridi) and support from Elpida (Matsoukidou) was outstanding as they helped us purchase our property in Paphos. Maria's expertise was invaluable and her determination to get us through a few sticky patches was sincerely appreciated. So responsive, with time zone differences never an issue. Cannot recommend them or the firm highly enough.”

Robert Irvine

Property purchase, Paphos

“I had an excellent experience with this law firm. Maria Kokoridi and Elpida Matsoukidou were especially outstanding, they were attentive, supportive, and made the property purchase process completely stress free. I never had to worry about the handling of checks and documents, as everything was managed safely and efficiently. I highly recommend their services.”

Angelika Churchman

Property purchase

“We recently used Philippou Law Firm for the purchase of property in Cyprus and were pleased with their service. The team was always responsive, professional, and quick to answer our emails and questions. They guided us through every step and worked hard to keep things moving. In the end, our purchase was completed successfully. Thank you to Ioannis and the whole team.”

Margarita K

Property purchase

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