How to choose a reliable developer in Cyprus: what to check before signing a contract

·8 min read
Limasolas marīna un pilsēta no putna lidojuma, Kipra

When buying a new property in Cyprus, it is important to check not only the property itself and its price, but also the developer's experience, land ownership rights, and project-related documents. For some new projects, a separate ownership certificate (title deed) has not yet been issued. Therefore, the buyer should carefully consider the possible risks and legal protection options before signing the contract.

Signing the purchase contract itself does not transfer ownership rights. They are transferred by registering the property with the Cyprus land registry (Department of Lands and Surveys) (A. Danos & Associates). Until then, the buyer's rights largely depend on the contract terms and the applicable laws.

This article summarizes eight key aspects to consider when buying a new or under-construction property in Cyprus.

Important: This article applies to the territory controlled by the Republic of Cyprus. The northern part of the island has a different legal situation and additional ownership risks. Therefore, a separate legal assessment is needed for acquiring property in this area.

Why is it important to choose a reliable developer?

Buying real estate in Cyprus does not always mean that the buyer will immediately receive a separate title deed. This is especially true for apartments and houses in new projects where paperwork may continue even after construction is completed.

The issuance of the title deed may be delayed for several reasons (Revera Legal):

  • no final approval certificate has been issued (Certificate of Final Approval);
  • the actual construction does not conform to the approved project or permit conditions;
  • the property has not yet been legally divided into separate units;
  • the land is subject to a registered mortgage or other encumbrances.

Depending on the situation, resolving these issues may take considerable time. Therefore, the developer's previous experience, proper documentation, and readiness to provide verifiable information are essential factors when choosing property in Cyprus.

1. Check the developer's experience, financial stability, and reputation

Before deciding to purchase a property, find out the developer's previous experience and whether previous projects have been completed as promised. Cypriot lawyers recommend evaluating the developer's reliability, experience, financial position, and reputation (CA Chrysostomides).

Pay attention to the following questions:

  • How many projects has the developer already completed, and where are they located?
  • Have buyers of previous projects received separate title deeds?
  • Have the properties been delivered within the contractual timeframes?
  • Are independent reviews available for previous projects?
  • Is the developer able to give clear answers about the current project's financing and construction progress?

If possible, visit one of the already completed projects. This will help assess the construction quality, maintenance of common areas, and the actual condition of the property.

However, positive reviews and well-completed projects alone do not guarantee the security of a specific transaction. They must be evaluated together with legal and documentation checks.

2. Find out who owns the land

Before signing the contract, you should check who owns the plot of land on which the property is located or being built.

Request the relevant title deed and ask a Cypriot lawyer to check whether the seller is the registered owner of the land (CA Chrysostomides). If the land belongs to another person, it is necessary to clarify on what legal basis the developer is carrying out the project and is entitled to sell the properties in it.

This check is especially important in cases where the developer is not the landowner or several legal entities are involved in the project.

3. Request a recent land registry certificate

A land registry extract (Search Certificate) provides information on registered encumbrances and prohibitions that may affect the acquisition of the property.

For sale contracts concluded on or after 12 December 2023, Cyprus law requires the seller to include the certificate as an integral part of the contract. The certificate must have been issued not earlier than five working days before the conclusion of the contract (Cyprus Department of Lands and Surveys).

The certificate may indicate (CA Chrysostomides):

  • mortgages and other encumbrances;
  • notations registered to enforce court judgments (memos);
  • prohibitions and other registered restrictions;
  • easements and other rights related to the property.

You must also check whether there are any other sale agreements or rights registered for the property that could affect the buyer's interests (A. Danos & Associates).

It is not enough simply to receive the document. A lawyer must check the information indicated in it and its possible impact on the particular transaction.

4. If the land is mortgaged, find out how the buyer's interests will be protected

Developers may use the land as collateral for a bank loan to finance the construction (CA Chrysostomides). In such a situation, it is particularly important for the buyer to understand how and under what conditions the property will be released from the mortgage.

Before signing the agreement, find out together with an independent lawyer:

  • What is the status and amount of the land mortgage?
  • Has the bank agreed to release the particular property from the mortgage?
  • What conditions must be met for the bank to issue the relevant documents?
  • To which bank account should the purchase payments be made?
  • How are the buyer's interests protected in the agreement if the mortgage is not cancelled in the prescribed manner?

In certain cases, the bank issues a release form (Type A Form), which sets out the conditions for releasing the property from the mortgage. Applicability of such a form and specific conditions should be checked by a lawyer, including the payment amounts, bank obligations and document submission procedures.

Important: Do not rely solely on the developer's verbal promise that the mortgage will be cancelled after payment of the full purchase price. Before making payment, there must be a clear and legally verified mechanism protecting the buyer's interests.

5. Check the building permits and final approval documents

Before purchasing the property, request copies of the planning and building permits. Make sure they apply to the specific project and that the construction is taking place in accordance with the approved documents (CA Chrysostomides).

Discrepancies between the approved project and the property actually built may result in additional costs, complicate the transfer of the property and delay the issuance of separate title deeds.

If the project is already completed, check whether a final approval certificate has been issued (Certificate of Final Approval) and whether the other conditions required to obtain the title deed have been met.

It is advisable to include the seller's representations regarding the existence of permits and compliance with construction in the contract. The wording and legal consequences should be reviewed by a lawyer.

Remember: just because a building is completed and people are already living there does not mean that all construction and ownership documents are in order (A. Danos & Associates).

6. Check the builder's registration and licence

In addition to the developer, it is important to also check the building contractor responsible for the construction of the project.

In the Republic of Cyprus, contractors carrying out construction works must be registered in the Register of Contractors and hold a valid annual license. This area is supervised by the Council for the Registration and Control of Building and Civil Engineering Contractors (Business in Cyprus).

Find out:

  • Who is the contractor for the specific project?
  • What is its registration number?
  • Does it have a valid license for the relevant category and class of works?
  • Does the builder's experience match the scale and complexity of the project?

The information can be checked using the resources of the competent Cypriot authority. The name and registration information of the contractor must also be displayed on the construction site's information sign, in accordance with applicable requirements.

7. Ensure that the purchase contract can be deposited at the land office

Depositing the purchase contract with the Cyprus Department of Lands and Surveys is one of the most essential buyer protection mechanisms.

As a general rule, the contract must be deposited within six months of its signing, subject to the laws and requirements applicable to the specific transaction (Cyprus Department of Lands and Surveys).

Depositing the contract helps protect the buyer's contractual rights and, under certain circumstances, allows the buyer to seek specific performance in court if the seller fails to fulfil its obligations.

However, it is also important to understand the limits of this mechanism (A. Danos & Associates):

  • depositing the contract does not in itself transfer ownership to the buyer;
  • it does not automatically cancel a mortgage registered on the property;
  • it does not legalize construction irregularities;
  • it does not guarantee that a separate title deed will be issued within a specified period.

Before signing the contract, ask a lawyer to check whether the contract meets the deposit requirements and what protections will be available in the particular situation.

8. Before paying the reservation fee, clarify refund conditions

In some projects, a reservation fee is required before signing the purchase agreement. Carefully read the reservation terms before making any payment.

Check:

  • To whom will the money be transferred and who will hold it?
  • In which cases can the reservation fee be refunded?
  • Will it be included in the purchase price?
  • What happens if the lawyer discovers significant legal risks?
  • What are the consequences if the buyer or seller decides not to proceed with the transaction?

The refund of the reservation fee depends on the specific terms and applicable laws (A. Danos & Associates). Therefore, before making a payment, it is recommended to obtain confirmation from an independent lawyer that the terms are clear and the buyer's interests are sufficiently protected.

8 questions to ask the developer before buying property in Cyprus

Before making a decision, prepare questions to help you assess both the reliability of the developer and the legal status of the specific property.

  1. How many projects have you completed, and have buyers received separate title deeds?
  2. Who owns the land on which the project is being built?
  3. Is there a registered mortgage on the land, and how will the property be released from it?
  4. Can you provide copies of the planning and building permits?
  5. Which construction company is carrying out the construction, and does it have the proper registration and license?
  6. What is the payment schedule, and to which account should payments be made?
  7. What is the planned process for final approval and obtaining separate title deeds?
  8. In which cases is the reservation fee refunded?

Ask for the answers to be supported with documents. If the developer avoids giving information or rushes you to decide, it is recommended to perform additional checks before taking on significant commitments.

Why is an independent lawyer necessary?

Even if the developer offers prepared contract documents or suggests a particular lawyer, it is important for the buyer to have independent legal representation.

Choose a lawyer from Cyprus who represents only your interests and can verify land registry information, contract terms, construction documents, mortgages, and the procedure for transferring ownership.

A lawyer's task is not only to explain documents, but also to identify risks before the transaction and help agree on the contract terms required by the buyer.

This article is general informational material, not individual legal advice. The specific circumstances of a transaction may significantly affect the buyer's rights and obligations.

Purchase of real estate in Cyprus: questions can also be asked in person in Riga

On October 27, 2026, an event about buying real estate in Cyprus will take place in Riga. A developer and a lawyer from Cyprus will participate, to whom you will have the opportunity to ask questions about the property acquisition process, legal aspects, and investment opportunities.

The event will be especially useful for those considering buying property in Cyprus for personal use or investment and who want to better understand the transaction process.

Event information

  • Date: October 27, 2026
  • Arrival: 6:30 PM
  • Start: 7:00 PM
  • Venue: Mihaila Tāla Street 1, Riga
  • Event language: English

Register for the event

If you are considering purchasing real estate in Cyprus, timely information gathering and thorough document review will help you make an informed decision.

Sources

The article was prepared based on publicly available information in October 2026. Legislation and practice may change, so check the information with a lawyer from Cyprus before the transaction.

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