Buying property in Cyprus now requires even greater caution. From May 18, 2026, the Land Department will officially stop notifying buyers about debts, seizures, and other encumbrances on a property at the time the sale and purchase agreement is registered. Checking an apartment or house before the transaction is now the buyer’s responsibility. Failure to do so in time may lead to very serious consequences. This decision has already caused a strong reaction among lawyers, real estate agents, and foreign investors, as the Cyprus property market is already considered one of the most complex when it comes to legal due diligence.
What Has Changed in Property Transaction Rules
Previously, when submitting a contract to the Land Department, buyers could receive notification of existing problems with the property. These included mortgages, court orders, prohibitions on disposal, and other restrictions. Even if the information came after the contract had already been signed, it still helped stop registration in time and avoid serious risks.
This practice has now officially been discontinued. Cyprus Attorney General Giorgos Savvides confirmed that, under current legislation, the department is not obliged to warn buyers about existing encumbrances. Moreover, the authorities believe that such notifications at the registration stage no longer make sense, because by that point the transaction has effectively already been completed. Another reason for abandoning the old system was the constant delay in processing documents. In recent years, the number of property transactions in Cyprus has grown significantly, especially in Limassol, Paphos, and Larnaca, where foreigners and investors actively buy homes.
How to Check an Apartment or House Before Buying
As a result, the main rule for property buyers in Cyprus is that all checks must be completed before signing the contract. To do this, buyers must request an official certificate through the procedure under Article 51A of the Immovable Property Law. This document provides the full picture of the property: existing mortgages, court restrictions, seizures, prohibitions on sale, and other legal risks.
Following the 2023 amendments, the seller is required to attach this certificate to the sale and purchase agreement. However, there is an important detail: the document must have been issued no more than five working days before the signing date. Older certificates are no longer considered valid. If the seller fails to provide the certificate, they may face an administrative fine. The size of the penalty depends on the value of the property. Lawyers in Cyprus are already advising buyers not to rely solely on the seller’s documents, but to carry out an additional independent check through a lawyer. This is especially important for new builds and properties with a resale history.
What Has Changed for Mortgaged Apartments
For a long time, the Cyprus property market had a serious problem: buyers risked purchasing homes that were already burdened by a developer’s or previous owner’s mortgage. In some cases, people were unable to obtain title deeds for years, even after fully paying for an apartment.
The new legislative changes partially address this issue. Buyers can now transfer money directly to the seller’s bank to repay the mortgage. After that, ownership should pass to the new buyer regardless of subsequent encumbrances. For the Cyprus real estate market, this is an important change, as developers’ mortgage debts have long been one of the most painful issues for foreign buyers.
Electronic Forms and Faster Registration
At the same time, the Cyprus Land Department is updating its contract registration system. New electronic forms have been introduced for property exchange transactions and purchases of land plots for development. Documents must now include more detailed information about the property, owners, and parties to the transaction. The authorities expect this to reduce errors and speed up application processing. Special attention is being paid to transactions involving land plots and construction projects, as this segment has previously generated the highest number of legal disputes.
Why This Is Especially Important for Foreigners
Cyprus remains one of the most popular real estate markets among buyers from Europe, the Middle East, and CIS countries. In 2025–2026, demand for housing on the island continued to grow, especially in the segment of new builds and seaside investment properties. However, as prices rise, legal risks are also increasing. Market experts remind buyers that an attractive project, sea view, and appealing price do not guarantee a safe transaction.
Today, buying property in Cyprus requires mandatory legal due diligence, the involvement of an independent lawyer, and careful review of all documents before signing the contract. This is becoming the key condition for a safe transaction in the new market reality.