Buying Property in Cyprus as a Foreigner: Step-by-Step
Cyprus attracts buyers from across Europe and beyond, thanks to its climate, its lifestyle and an English-speaking business environment. Foreigners can buy property here, but the process depends on where you're from and whether the home already has a title deed. This guide sets out the main steps in plain language and links to official Cypriot government sources, so you can check every point yourself.
This article is general information, not legal or tax advice. Always use an independent Cyprus-registered lawyer for your purchase.
At Home City Investments, a real estate developer in Larnaca, we regularly sell to international buyers. These are the steps we see them go through.
Step 1: Know which rules apply to you
EU citizens. Under the Acquisition of Immovable Property (Aliens) (Amending) Law 54(I)/2003, which took effect when Cyprus joined the EU on 1 May 2004, EU citizens who live permanently in Cyprus can buy any property without Council of Ministers approval. EU citizens who don't live in Cyprus have the same right, with one exception: buying a secondary (holiday) home still needs prior approval (Department of Lands and Surveys).
Non-EU citizens. Buyers from outside the EU, including foreign companies and companies controlled by foreigners, need permission to acquire property. The permission is granted under the Immovable Property Acquisition (Aliens) Law, Cap. 109, and the power has been delegated to the District Officers (Ministry of Interior).
Step 2: Understand the non-EU limits
According to the Ministry of Interior, a non-EU national or couple can normally get permission to buy one of the following:
a plot of up to 4,000 m² for building a home to live in, or
up to two units, which can be two dwellings, or one dwelling plus a shop of up to 100 m² or an office of up to 250 m².
For couples, these limits apply jointly (Ministry of Interior). For most buyers looking at a home or apartment, this is easy to stay within.
Step 3: Choose the property and check it properly
Before you sign anything, your lawyer should check:
Title status. Does the property have its own title deed, or is it a new build still waiting for one? New-build apartments often get separate title deeds after completion.
Encumbrances. Are there mortgages or other charges on the land? For contracts signed after 12 December 2023, the seller must attach a recent search certificate listing encumbrances and prohibitions (Department of Lands and Surveys).
Permits. These include planning and building permits, and the approved plans.
With a new build, also ask the developer about specifications, the construction timeline and what's included. On each of our project pages, for example Home City Ciel or Home City Residences 9, you'll find plans, a brochure and current availability.
Step 4: Sign the sale contract
When you've agreed the price and terms, you and the seller sign a written sale contract, normally drafted or reviewed by your lawyer. It sets out the price, the payment schedule (often tied to construction stages on a new build), the delivery date and what happens if either side doesn't meet its obligations.
Step 5: Deposit the contract at the Land Registry
This is one of the most important protections for buyers in Cyprus. Depositing the sale contract at the District Lands Office brings it under the Sale of Immovable Property (Specific Performance) Law 81(I)/2011, which protects the buyer if the seller fails to meet the contract. Amendments in force since 12 December 2023 strengthened that protection further (Department of Lands and Surveys). Make sure your lawyer deposits the contract promptly.
Step 6 (non-EU buyers): Apply for permission to acquire
Non-EU buyers apply on form COMM 145 to the District Administration where the property is located. According to the Ministry of Interior, the application includes the following (Ministry of Interior):
a survey, plus a copy of the title deed (or the planning permit if separate deeds haven't been issued)
a copy of the sale contract and the floor plans
proof of financial standing
passport copies for the applicants and their spouses, and where relevant a marriage certificate
extra company documents if you're buying through a company
The Ministry states that no fee is payable for the permission and that applications take 2 to 3 weeks to process. The Department of Lands and Surveys won't transfer the title into your name until permission has been granted and its conditions are met (ELRA – Cyprus).
Step 7: Transfer the title deed
Once a title deed exists, it's transferred into your name at the District Lands Office, and you pay the transfer fees then. The Department of Lands and Surveys publishes the fee scale and a calculator. Importantly, it states that no transfer fee is charged where VAT has been charged on the same transaction, which typically applies to new builds bought from a developer. Where VAT doesn't apply, the fee is reduced by 50% (Department of Lands and Surveys – Sale/Exchange; Gov.cy transfer fee calculator). Ask your lawyer to confirm how this applies to your purchase.
Step 8: Taxes and ongoing costs
VAT on new homes, any reduced VAT rate for a main residence, and the yearly costs of ownership all depend on your circumstances and change from time to time. Rather than rely on figures in a blog post, get current written advice from your lawyer or accountant before you sign.
Choosing the right home
Once the legal side is clear, the real decision is the home itself. Larnaca is a popular choice with foreign buyers because the international airport, the seafront and the town centre are all close by. Our current available projects include:
Home City Ciel: 8 apartments in Faneromeni.
Home City LIV: Nordic-inspired 1 to 3-bedroom apartments.
Home City Residences 8, 9 and 10: 9-apartment buildings in Aradippou near the Metropolis Mall, with roof gardens on the top floors.
You can also browse our completed projects to see what we've delivered.
Get in touch
Have questions about buying in Larnaca as a foreign buyer? Call Home City Investments on +357 8001 0040, email info@homecityinvestments.com, or visit 7 Kalograion, Office 1, 6016 Larnaca. We'll walk you through our projects, and we can work alongside your lawyer through every step.
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