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Guide to the Transfer of Immovable Property in Cyprus

29 March 2024


The conveyance of immovable property in Cyprus is a process governed by specific statutory and regulatory provisions. This guide delineates the sequential steps required by Cyprus law to ensure a legally compliant transfer.

  1. Due Diligence: An indispensable precursor to the transfer process is comprehensive due diligence. This involves a thorough examination of the property’s legal status through the Department of Lands and Surveys, ensuring the property’s title is free of any encumbrances, mortgages and memos.
  2. Clearance of Encumbrances: If encumbrances like mortgages are found, the lender’s involvement is necessary for their clearance.
  3. Compliance with Regulations: For properties under construction, buyers must verify that all relevant permits and agreements are in order.
  4. Valuations: Both parties often conduct their own property valuations for accuracy.
  5. AML and KYC Compliance: Sellers and buyers must clear all anti-money laundering and ‘know your client’ requirements with their banks.
  6. Statutory Approval for Non-EU Buyers: In instances where the purchaser is not a Non-EU national, an application for approval to acquire immovable property must be submitted to the Council of Ministers in accordance with Cyprus law. This step is critical to validate the transaction for non-residents.
  7. Drafting of the Sale Agreement: The sale agreement constitutes the contract between the seller and buyer, outlining the terms of the transfer. This legally binding document should detail all the terms agreed upon and encapsulate all pertinent conditions of sale, ensuring clarity and precision in its provisions.
  8. Deposit and Registration of the Sale Agreement: To effectuate ‘specific performance’ rights, the sale agreement must be deposited with the District Land Registry within the statutory timeframe. This act serves as a provisional safeguard of the purchaser’s interest in the property.
  9. Tax and Municipal Clearances: Prior to the execution of the transfer, the seller must ensure the settlement of all obligations associated with the property, including utilities, communal charges, and any tax liabilities. This clearance is a prerequisite for the unhindered transfer of property ownership.
  10. Execution of the Transfer: Upon satisfaction of all preceding steps, the actual transfer of the immovable property is formalized through the payment of the property transfer fee. Subsequently, the District Land Registry will issue the new title deed in the purchaser’s name, signifying the completion of the conveyance process.

Additional Taxes and Fees

Transfer fees based on the DLO’s valuation are payable by the buyer, with rates ranging from 3% to 8% depending on the property value. These valuations are independent and may result in higher transfer fees if the DLO’s valuation exceeds the sale price.

Beyond transfer fees and stamp duty, other taxes may apply, including Value Added Tax (VAT), Capital Gains Tax (CGT), and income tax.


The transfer of immovable property is a multi-faceted legal process that requires adherence to specific procedural steps. These steps, when followed meticulously, facilitate a secure and lawful transition of property ownership under Cypriot law.

Disclaimer: This article is intended for informational purposes only and does not constitute legal advice or an exhaustive guide to the subject matter. While every effort has been made to ensure the accuracy and reliability of this information, the authors and publishers do not assume responsibility for any errors or omissions, or for any actions taken based on the information provided herein. Readers are strongly advised to seek professional legal advice from a qualified attorney or legal practitioner to address their specific circumstances and legal questions in Cyprus.