Buying during construction can provide a choice of layouts and time to prepare the budget, but it requires more discipline than purchasing a completed home. The buyer is assessing not only an apartment or villa, but the team’s ability to complete it to the agreed quality and timetable.
Begin with land and permit checks
An independent lawyer checks land ownership, encumbrances, planning and building permits, the seller’s authority and the project documents. A marketing brochure is not a legal review. If a separate title has not yet been issued, the contract must identify the property precisely and establish buyer protection.
The Cyprus Department of Lands and Surveys recommends a sale contract where title is not yet available, including property under construction. Depositing the contract activates protection under the Specific Performance Law. Confirm the current procedure on the official DLS portal.
The specification matters more than the render
Contract schedules should record area, layout, materials, sanitary ware, kitchen, air conditioning, windows, parking, storage, outdoor areas and permitted substitutions. “Or equivalent” without objective criteria can make the result unpredictable. Keep the signed plans and specification.
Connect payments to progress
The payment schedule should be clear and proportionate to construction progress. Confirm reservation refund terms, signing deadlines, receipts for every payment, consequences of delay and the process for correcting defects. Calculate VAT and related charges separately with our purchase-cost checklist.
Control during construction
Request regular reports, photographs and written confirmation of changes. Verbal promises about extra sockets, materials or furniture are easily lost. If a variation affects price or timing, document it before the work is done.
Inspection before the keys
Before final payment, inspect finishes, doors and windows, plumbing, electrics, air conditioning, specification and outdoor areas. Record defects with photographs and a correction deadline. See our property inspection and handover service for the practical process.
When off-plan is appropriate
This format works when you have time in reserve, do not need immediate occupation and are prepared to control the documentation systematically. Start with the new property catalogue, but commit only after independent legal review.