A new system for issuing planning and building permits has recently been introduced in Cyprus. Documents for Category A private houses (up to two residential units) are now processed in just 40 working days, while Category B projects (apartment buildings of up to 20 units, residential complexes with a maximum of 12 townhouses, and developments of 2–3 houses) are reviewed within 80 days. Previously, permits could take months or even years, so this reform has undoubtedly had a positive impact.
However, behind this speed lies a worrying detail: licenses are issued almost automatically, relying largely on the integrity of designers, while oversight by authorities is kept to a minimum. And this is where the main problems begin.
What the Inspection Revealed: Alarming Figures
Recently, the Nicosia District Local Government Organisation (EOA) carried out spot checks on projects that had received permits. A total of 13 construction sites were inspected, all of which had obtained licenses between March and August 2025—about 15% of all applications over that six-month period. The results were striking.
Only 2 out of 13 projects fully complied with the approved plans. Another four (31%) had minor deviations that could be corrected without major difficulty. However, 7 projects (a full 54%) contained serious violations.
Risks for Neighbours and Buyers
Inspectors identified excessive building density due to calculation errors, improperly designed parking spaces, and buildings positioned closer to plot boundaries than legally permitted.
As a result, in some cases houses literally overhang neighbouring properties, depriving them of sunlight, air, and privacy; in others, there are discrepancies in building size, or garages that are impossible to access.
According to the Nicosia EOA, if such projects are completed, neighbours could face years of legal disputes. The worst impact, however, will fall on property owners who invested their savings only to end up with illegal constructions. Notably, they are not at fault—the system is.
How the EOA Is Trying to Fix the Situation
It turns out that one of the main causes of the problem is the “Ippodamos” software system. It was not developed by the Nicosia EOA but delivered as a ready-made solution for issuing licenses. In automatic approval mode, the system does not allow applications to be flagged as incomplete or for developers to be asked to submit revised drawings or additional documents. This technical limitation has become a major headache for all involved.
The good news is that serious violations do not go unnoticed. In the most critical cases, permits are revoked and annulled. If construction has already begun, the EOA’s inspection department immediately suspends works and takes action in accordance with the law.
We are forced to act this way because we have no other tools at our disposal,” officials say, apologizing to citizens for the inconvenience caused.
EOA officials have already raised their concerns with the Ministry of Interior and the Cyprus Scientific and Technical Chamber. Moreover, the EOA has proposed the creation of an independent technical committee to resolve disputes, which would serve as a second instance for reviewing revoked permits.
What Comes Next and How to Protect Yourself
The Nicosia EOA is now seeking ways to address these issues—both to maintain development speed and to ensure reliable protection for ordinary citizens. The organization does not aim to hinder homeowners but rather to prevent situations where people discover too late that their homes were built with violations through no fault of their own.
The problems identified in Nicosia are likely present in other regions of Cyprus as well. Therefore, if you are planning to buy property under construction or are building your own home, it is essential to carefully check documentation and consider involving an independent engineer. Fast permit approval is beneficial, but legality—and peace of mind for both you and your neighbours—is invaluable.