Attractive photographs and a good layout do not answer the most important questions: who may sell the property, what exactly will be transferred, whether the building matches its permits and which obligations remain after completion. Due diligence should begin before a non-refundable payment.
1. Identify the property and seller
An independent lawyer checks the seller, registration certificate, cadastral references, area, ownership shares and signing authority. Where a separate title has not yet been issued, the apartment or villa must be identified precisely on the approved plans.
2. Check encumbrances and prohibitions
Mortgages, earlier contracts and other encumbrances may affect transfer. The Cyprus Department of Lands and Surveys explains that contracts concluded after 12 December 2023 should include a recent Search Certificate supplied by the seller. Confirm the current procedure on the official DLS portal.
3. Compare permits, plans and reality
For a new development, review planning and building permits, approved drawings, specification, parking, storage and shared areas. For a completed home, establish whether alterations or extensions were made without the required approvals.
4. Read the contract as a risk map
The price, payment schedule, specification, handover date, delay consequences, defect procedure and reservation refund terms should be clear. Verbal promises about furniture, materials or views belong in written schedules.
5. Arrange a technical inspection
Review structure, finishes, windows, plumbing, electrics, air conditioning, moisture and outside areas. A new build needs a snagging list before final payment; a resale needs a realistic allowance for future work.
6. Calculate the complete cost
Add legal work, applicable taxes and fees, insurance, utilities, communal charges, furnishing and a maintenance reserve. Use our Cyprus buying-cost guide as a starting checklist.
When to reserve
Reserve only when the property, seller, key documents, refund conditions and next deadlines are understood. This checklist does not replace advice from an independent lawyer or technical specialist, but it helps a buyer ask better questions. Start with the Cyprus property catalogue.