Larnaca · Cyprus
How buying works
Five clear steps from first viewing to the keys in your hand — with the paperwork and payments visible at every stage.
- 01
Reservation
Choose your home, then review the written reservation terms with your lawyer. Confirm the fee, reservation period, agreed price and cancellation or refund terms before paying.
- 02
Contract of sale
Your independent lawyer checks the property, contract and specification, explains any outstanding matters, and arranges the required filing with the Department of Lands and Surveys.
- 03
Payment milestones
Review the payment schedule for your chosen home before signing. The contract sets out the amounts, due dates and any construction milestones linked to payment.
- 04
Construction & upgrades
Dated progress reports with photographs, and any change or upgrade you request quoted, approved and billed in writing.
- 05
Handover & title follow-up
Inspect your home, record any items that need attention and arrange handover under your contract. Title issuance and transfer are separate steps; your lawyer confirms the status and requirements for your property.
VAT and your intended use
A reduced 5% VAT rate may be available for a qualifying primary and permanent home, subject to Tax Department approval. Eligibility depends on the buyer, the property and the rules applying to the purchase.
Ask an independent tax adviser to confirm the applicable VAT before signing, including size and value limits, application requirements and any repayment obligations if the use of the home changes.
Legal steps and costs
Choose an independent lawyer to check ownership, permits, mortgages and other encumbrances, and to review the contract and specification. Your lawyer should explain the protection available through depositing the sale contract, the filing deadline and any outstanding risks or conditions.
Contracts first signed on or after 1 January 2026 are no longer subject to Cyprus stamp duty. Earlier signatures may still fall under the previous rules. Ask your lawyer for a written breakdown of VAT, legal fees and any Land Registry charges that apply to your purchase.
Payments and financing
Reservation fees, contract deposits and instalments depend on the written agreement for the selected property. Confirm the payment schedule, refund terms and what each stage covers before making a commitment.
If you need a mortgage, speak with a lender early. Eligibility, the amount you can borrow, interest rates, fees and approval times depend on your circumstances and the lender's assessment. A property reservation does not guarantee financing.
Residency and living in Cyprus
Buying a property does not automatically grant the right to live in Cyprus. The residence route and application requirements depend on your nationality, circumstances and intended length of stay.
If residency is part of your plans, obtain independent immigration advice before committing to a purchase. Investment routes have separate financial, documentary and ongoing requirements; property ownership alone does not establish eligibility or guarantee approval.
Common questions
- Can an international buyer purchase a home in Cyprus?
- International buyers can purchase property in Cyprus, subject to the applicable rules. Non-EU buyers may need permission to acquire the property. Your independent lawyer should confirm the requirements for your nationality and chosen property before you commit.
- How much do I need to reserve a home?
- The reservation fee and any later contract deposit are specified in the written terms for your chosen home. Ask for the amount, reservation period, payment schedule and cancellation or refund conditions before paying.
- When do I get the title deed?
- Handover and title transfer are separate steps. Issuing and transferring a separate title depends on property approvals, registration and the transaction's circumstances. Your lawyer should confirm the title status and outstanding steps before you commit.
- What are the running costs after handover?
- Allow for applicable local charges, shared building expenses, utilities, insurance and maintenance. Costs vary by property and the facilities provided; request a breakdown of the expected charges for your chosen home.
- Can I make changes during construction?
- Ask us about the changes you have in mind. Feasibility depends on the design, approvals and construction stage. Any agreed change should have its scope, price and effect on the schedule recorded in writing before work proceeds.
Reviewed 15 September 2026. This guide provides general information, not legal, tax or financial advice. Your independent advisers should confirm the current rules and their application to your purchase.
Everything in one private account
From reservation onwards you get a client portal with payments made and pending, floor plans, contracts, upgrade bills and dated progress reports.