For many foreigners, buying property in Cyprus begins as a beautiful story about sun, sea, and a carefree lifestyle. In practice, however, things are often complicated by legal nuances that buyers discover far too late. This is exactly what a British couple experienced—people who had been visiting the island regularly since the early 1980s and later decided to tie their future to it.
Edmond and Claire fell so deeply in love with Cyprus that in 2005 they purchased a plot of land in the Agios Tychonas area of Limassol, planning a peaceful retirement. Only after the deal was completed did it emerge that the plot was part of a larger area with undefined boundaries, and that the buyers had become co-owners without a clear understanding of where their land actually lay. As a result, construction proved impossible, and legal disputes dragged on for years.
Problems with the Developer and the System
An additional blow came when the developer failed to honor written promises to provide the plot with road access, water, and electricity. Despite winning court cases and formal recognition of ownership rights, the land remained effectively “paralyzed.” Assistance from Cypriot friends familiar with the local system and language helped only partially and did not resolve the problem completely.
Having lost hope, the couple purchased another plot in a different area of Limassol—this time involving a trusted Cypriot acquaintance and relying on assurances from a lawyer that all documents were in order. Yet unexpected obstacles arose again: an old road and a water reservoir were found on the site, once more making construction impossible. For Claire, this experience vividly illustrated how different the Cypriot legal system is from the familiar British model.
Inheritance and Unexpected Restrictions
In 2018, Edmond passed away, and in Claire’s view, years of stress played no small role in this. According to his will, all property was to pass to his wife. However, when she attempted to sell the land, it became clear that not only was the ownership status still unclear, but Cypriot inheritance law automatically granted a share of the property to their adult son, with whom the family had long since lost contact.
Claire faced yet another dead end: even her late husband’s will could not be fully executed. The reason lies in the system of compulsory inheritance shares in force in Cyprus, which significantly limits freedom of testamentary disposition.
How Inheritance Law Works in Cyprus
Inheritance matters in Cyprus are governed by national laws on wills and the administration of estates, as well as EU-wide regulations, including the EU Succession Regulation. Formally, anyone may draw up a will, but they can dispose only of the so-called “free portion” of their estate. The remaining share is considered compulsory and is reserved for protected relatives.
These protected persons include spouses, children, grandchildren, and in certain cases parents. The law is based on the principle of safeguarding family ties, even if relationships between relatives have effectively broken down. If a will exceeds the permissible free portion, it is not declared invalid but is automatically adjusted in favor of the compulsory heirs.
European Law and Its Limitations
EU citizens have the right to choose the law of their country of nationality to govern inheritance matters, but this must be explicitly stated in the will. Otherwise, Cypriot law applies. There is also an important distinction between movable and immovable property. Real estate is always subject to the law of the country in which it is located, meaning that Cypriot land is inherited under Cypriot rules regardless of the owner’s nationality or place of residence.
Movable property may be distributed under the law of the country of nationality, provided this is clearly specified in the will. In Edmond’s case, no such clause was included, and after Brexit these issues have become even more complex for British citizens.
Is There Any Good News for Heirs?
Despite the rigidity of the system, Cypriot inheritance law does have a positive aspect. Since 1 January 2000, inheritance tax has been completely abolished on the island, making the transfer of assets financially less burdensome compared to many other countries.
The story of Edmond and Claire clearly demonstrates that purchasing property and drafting a will in Cyprus require careful preparation and a deep understanding of local legislation. For foreigners, it is especially important to consult experienced professionals in advance. Otherwise, even the most sincere intentions may collide with a system that does not allow property to be disposed of as freely as one might expect.