If you're planning to buy property in Cyprus, securing the Title Deeds is non-negotiable. These legal documents are the only proof of ownership accepted under Cypriot law. They also contain key information about the property, such as mortgages, court rulings, easements, and charges.
In this guide, we explain what Title Deeds are, how to secure them, what legal steps to follow, and why purchasing a property without them is a serious risk.
What Are Title Deeds in Cyprus? Cyprus Title Deeds are official certificates issued by the Department of Lands and Surveys (DLS) confirming the legal ownership of immovable property. They include:
Legal owner's name Registration number and description of the property Encumbrances, mortgages, court judgments, and rights over the land Cyprus operates a centralised land registry system established under British administration, and every piece of land is registered. Title Deeds are essential for property transactions, inheritance, and legal protection.
Why Title Deeds Matter Title Deeds serve as your legal defence in Cyprus. Without them, you do not own the property in the eyes of the state, even if you've paid in full.
They are required when: Buying or selling property Applying for planning or development permissions Passing on an estate Resolving ownership disputes or claims Securing loans or refinancing against the property How to Obtain Cyprus Title Deeds: Step-by-Step The process depends on whether you're buying a new property or acquiring one through resale.
Verify Title Deed Status Before committing to a purchase:
Request the Title Deed from the seller or developer If unavailable, request a reason and consult your lawyer immediately Perform a Land Registry Search Certificate (€10 per parcel) to uncover ownership, encumbrances, or legal issues If no Title Deed exists, we strongly advise against proceeding with the purchase.
For New Properties For newly constructed properties, the developer or owner must first obtain a Certificate of Final Approval (CFA) from the local municipal or district authority. This certificate verifies that:
The building complies with planning permissions There are no structural deviations or violations Once issued, the CFA allows the developer to apply for Title Deeds from the DLS. These are initially issued in the developer’s name and later transferred to the buyer.
For Resale Properties If the property already has Title Deeds, the transfer process is straightforward. The buyer and seller (or their legal representatives) must:
Visit the District Land Office with valid identification or company documentation Complete Form N. 270 (property transfer) Ensure the seller submits Form N. 313 (tax clearance confirmation) Present the signed contract of sale Once documents are verified and transfer fees are paid, the Title Deeds are issued in the buyer’s name. The timeline typically ranges from 2 to 6 weeks, depending on the district.
Title Deed Transfer Fees Transfer fees are calculated based on the property’s market value, as assessed by the DLS:
Property Value
Transfer Fee Rate
Up to €85,000
3%
€85,001 – €170,000
5%
Over €170,000
8%
Note: If VAT (typically 19%) was paid on the property, no transfer fee is required.
If you’re not sure how the full property purchase timeline works, including how to make offers, register contracts, or check for planning violations, check out our step-by-step guide to buying property in Cyprus . It walks you through the entire process with legal and financial clarity.
2023 VAT Reduction: New Rules As of June 2023 (Law 42(I)/2023):
5% VAT applies to homes up to 130 m², capped at a €350,000 value The total purchase must not exceed €475,000 The maximum area allowed under 5% VAT is 190 m² People with disabilities are allowed the full 5% rate for up to 190 m².
Recent Legal Update: Search Certificate Requirement Since December 2023, the amended Law 132(I)/2023 requires sellers to include a Land Registry search certificate—dated no more than five working days before contract signing—within every property sales agreement.
This certificate confirms:
Property ownership Mortgage status Any encumbrances or third-party rights This is now a legal requirement and a key protection for buyers.
The Risks of Buying Property Without Title Deeds While Cyprus law does provide limited protection for buyers under the Specific Performance Law (81(I)/2011, amended by 132(I)/2023), we do not recommend buying property without Title Deeds under any circumstances.
Common risks include: Undisclosed mortgages Lack of final approvals Seller not owning full rights to the property Delays in transferring ownership Inability to resell, inherit, or register the property legally Even with legal remedies in place, these situations can lead to prolonged court proceedings, financial losses, or blocked investments.Before signing anything, make sure you're aware of other common traps buyers fall into , from developers who delay Title Deeds to contracts missing key disclosures. Here’s our full breakdown of big problems to avoid when buying property in Cyprus.
Foreign Buyers: Additional Requirements If you're a non-EU citizen, you must obtain approval from the Council of Ministers before purchasing property in Cyprus. The application typically includes:
Personal identification documents Proof of funds Property purchase details Approval can take several months but is usually granted.
Buyers should also: Work with qualified local lawyers Ensure funds are transferred through regulated financial institutions Perform technical due diligence, including inspection and boundary verification Understand zoning and environmental restrictions Need Help Navigating Title Deeds in Cyprus? Clover works with trusted legal professionals and local authorities to help you buy property safely. From verifying title documents to guiding you through every legal form, we ensure your investment is protected from start to finish.
Contact us today to schedule your free consultation.
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