In short: foreigners can buy property in Cyprus. EU citizens buy on the same terms as Cypriots; buyers from outside the EU need a permit, which for one home is a routine step. The key protection for the buyer is depositing the signed sales contract at the Department of Lands and Surveys, within six months of signing.
Checked on 23 October 2026 against the Department of Lands and Surveys, the Migration Department, PwC and KPMG. Rules change; the date is the date of the check.
1. Choose the property and agree the price
Most of what foreign buyers purchase in Cyprus are new builds from developers: apartments, villas and townhouses, often still under construction. Our catalogue holds projects in Limassol, Nicosia, Larnaca, Paphos and Ayia Napa and Protaras. Many developers publish prices on request; ask whether the price includes VAT, which is the main tax on a new build (see Cyprus property taxes).
A reservation agreement with a small deposit usually takes the unit off the market while your lawyer checks it.
2. Hire an independent lawyer
The lawyer checks that the developer owns the land, whether there is a mortgage on it, the planning and building permits, and the contract terms. Since December 2023 the seller must hand over a Land Registry search certificate no older than five days when the contract is signed. If the developer's land is mortgaged, ask for the lender's written undertaking (Form A) to release your unit once you have paid 95% of the price.
3. Sign the contract and deposit it at the Land Registry
The sale contract is signed and then deposited at the district office of the Department of Lands and Surveys. The department advises doing this no later than six months after signing. Once deposited, the contract is registered against the property: the seller cannot sell the same unit again, and you can go to court to have the property transferred to you. This is the step that protects a buyer of a new build until title deeds are issued. Stamp duty on contracts was abolished from 1 January 2026.
4. Permit for buyers from outside the EU
Citizens of countries outside the EU apply for permission under the Immovable Property (Acquisition by Aliens) Law, through the District Officer, after signing the contract. A non-EU buyer may acquire one plot of up to 4,014 m² for a home, or up to two units: two adjacent flats, a home and a shop of up to 100 m², or a home and an office of up to 250 m². A married couple counts as one applicant. The property is not registered in the buyer's name until permission is granted.
Parliament is discussing bills that would restrict purchases by non-EU buyers further, for example to one home and with bans on agricultural land. As of 22 October 2026 they were still in committee and not law.
5. Pay in stages
New builds are usually paid in stages tied to construction: a deposit on signing, then instalments as the building progresses, and the balance on completion. If you are funding the purchase from crypto, an authorised provider converts it to euro and the developer is paid in euro; identity checks and documented source of funds are required. See buying property in Cyprus with crypto.
6. Title deeds
Title deeds for a new build can only be issued after the building is certified complete and has its final approval, which can take time after you move in. Until then, the deposited contract is your protection. When the title is issued, it is transferred to your name at the Land Registry; where VAT was paid, no transfer fees are due.
Residence
Buying a new home of at least €300,000 plus VAT from a developer can qualify you and your family for permanent residence. See Cyprus permanent residency through property.
This guide is general information, not legal advice. Your lawyer confirms what applies to your purchase.