Question 1

Antiparochi

Accepted Answer

Antiparochi is a uniquely Cypriot arrangement in which a landowner transfers their plot to a developer in exchange for completed apartments in the building constructed on the land. No cash changes hands. It is the traditional mechanism behind much of Cyprus's urban residential development.

Question 2

Title Deed (Τίτλος Ιδιοκτησίας)

Accepted Answer

The official legal document that proves ownership of a property in Cyprus and records any registered rights or encumbrances.

Question 3

DLS (Department of Lands & Surveys)

Accepted Answer

The DLS maintains the land registry, issues and transfers title deeds, conducts official property valuations including the General Valuation used as a tax basis, and manages cadastral mapping. Ektima's valuation tool is powered by DLS comparable sales data and the DLS General Valuation 2021.

Question 4

Cadastral Reference

Accepted Answer

Every plot of land in Cyprus is assigned a cadastral reference — typically comprising district, sheet, plan, and plot number. This links the land parcel to its official records including ownership history, boundaries, town planning zone, and government assessed value. Required in any official property transaction.

Question 5

Transfer Fees

Accepted Answer

Transfer fees are payable to the Cyprus Land Registry upon formal title transfer. They are calculated on the market value at time of transfer. Properties subject to VAT may be exempt from transfer fees. Free transfers between family members carry reduced or nil rates.

Question 6

Off-Plan Risks

Accepted Answer

Purchasing off-plan exposes buyers to construction delays, developer insolvency, planning complications, and title deed delays — a well-documented issue in Cyprus stemming from developer mortgages being passed to buyers. Always verify the development permit, confirm no encumbrances on the land title, and engage an independent lawyer before signing.

Question 7

Freehold vs Leasehold

Accepted Answer

Freehold means the buyer owns both property and land indefinitely. Leasehold means the right to use the property for a specified period while the land remains in another party's ownership. The vast majority of Cyprus residential properties are freehold.

Question 8

Immovable Property Tax

Accepted Answer

Cyprus's annual state Immovable Property Tax, levied on the 1980 assessed value of land and buildings, was abolished in 2017. Property owners may still be subject to local authority rates and municipal charges, which vary by district. The abolition was part of efforts to stimulate the market following the 2013 financial crisis.

Question 9

Stamp Duty

Accepted Answer

In Cyprus, stamp duty is payable on property sale agreements at statutory rates: 0.15% on values up to €170,860 and 0.20% above that threshold, subject to a cap. The contract must be stamped to be admissible as evidence in court and eligible for Land Registry deposit.

Question 10

Mortgage Pre-approval

Accepted Answer

Issued by a Cypriot bank after reviewing income, debts, and creditworthiness. Not a final commitment but confirms your likely maximum borrowing amount. Strongly recommended before making any offer — it defines your budget and signals to sellers that you are a serious buyer.

Question 11

RICS Valuation

Accepted Answer

A certified, independent property valuation by a RICS-registered surveyor following international Red Book standards.

Question 12

AVM (Automated Valuation Model)

Accepted Answer

A technology-driven estimate of a property's value — fast and free, but not a substitute for a certified valuation.

Question 13

Capital Gains Tax (CGT)

Accepted Answer

Cyprus CGT is levied at 20% on net profit from disposing of immovable property, applying to both residents and non-residents. Net profit is sale price minus original cost, adjusted for inflation and allowable expenses. From January 2026, lifetime exemptions are: €150,000 for a primary residence, €50,000 for agricultural land, €30,000 for other property. Transfers on death and gifts to close family are exempt.

Cyprus property — bought, sold, and valued transparently.

Choose how you use Ektima

Owner

Agent

Buyer

13 terms every Cyprus buyer and seller should know

Ready to list your property?