Buying property in Cyprus as a non-EU national in 2026
The steps for non-EU buyers of Cyprus property in 2026: permission under Cap. 109, form COMM 145, limits on plots and units, contract deposit and transfer.
Cyprus is open to property buyers from outside the European Union, but they follow a slightly different path from EU citizens. Non-EU nationals, and companies they control, need permission from the District Administration before acquiring immovable property, and the law limits how much they may buy. In practice, permission is routine for a home or a pair of units bought within those limits. As of October 2026 the process is set out by the Ministry of Interior under the Acquisition of Immovable Property (Aliens) Law, Chapter 109.
This guide is the hub of our property series. The tax side is covered in our articles on property taxes and costs and new-build and resale property.
Key takeaways
- Non-EU buyers must obtain permission from the District Administration using form COMM 145.
- No fee is payable for permission, and processing typically takes two to three weeks.
- A non-EU buyer or couple may acquire a plot of up to 4,000 m² for a home, or up to two units.
- The two units may be two dwellings, or a dwelling with a shop up to 100 m² or an office up to 250 m².
- The sale contract must be deposited with the District Lands Office within six months of signing.
What the law allows
According to the Ministry of Interior, foreign nationals, meaning citizens of non-EU states, foreign companies and companies controlled by foreign nationals, must first obtain permission to acquire property. Permission can be granted for one of two options:
- a plot, or land not divided into plots, of up to 4,000 m² for building a dwelling for owner occupation;
- up to two units, which may be at different stages of development, consisting of two dwellings, or one dwelling and a shop of up to 100 m², or one dwelling and an office of up to 250 m².
These limits apply to a couple jointly. Applications beyond them fall outside the standard framework.
A qualifying purchase can also support residence, as explained in our guide to Cyprus permanent residency by investment.
The buying process step by step
Reservation and legal checks
Most purchases begin with a reservation agreement and a deposit. The buyer’s independent lawyer then checks the title, planning and building permits, encumbrances and the seller’s authority to sell. A search certificate from the Department of Lands and Surveys (DLS) is central to this stage.
Signing and depositing the contract
Once the checks are complete, the parties sign the contract of sale. Under the Sale of Immovable Property (Specific Performance) Law 81(I)/2011, the contract must be deposited at the District Lands Office within six months of signing to protect the buyer. The DLS fee for depositing a contract is €50. Since 1 January 2026 stamp duty no longer applies to new contracts.
Applying for permission
The buyer submits form COMM 145 to the District Administration of the district where the property is located. Supporting documents include a survey, a copy of the title deed or planning consent, the contract of sale, floor plans, proof of financial standing, passports and, where relevant, a marriage certificate and residence permits. Companies must also provide corporate certificates and information about their activities and staff. No fee is charged, and applications take two to three weeks to process.
Transfer of title
When a separate title deed exists and the price has been paid, the property is transferred into the buyer’s name at the District Lands Office. Transfer fees apply on resales, while no transfer fees are payable where VAT was charged on a new property. For new developments without separate deeds, the transfer follows once the deeds are issued. Our Cyprus residency page explains how property purchases can support residence applications.
Costs to budget for
Beyond the price, buyers should allow for legal fees, VAT or transfer fees, mortgage registration fees of 1% if financing is used, and the costs of utilities connection and management. Immovable Property Tax was abolished from 2017, and stamp duty was abolished from 1 January 2026 under the tax reform.
For buyers who also plan to apply for residence, our Cyprus residency page sets out how the purchase fits into the permit process.
Points that often cause delays
- Missing or inconsistent documents for proof of funds.
- Title deeds not yet issued in a development, or encumbrances on the developer’s land.
- Missing certified translations of foreign documents such as marriage certificates.
- Buying through a company without the full set of corporate certificates.
Prices and transaction volumes are tracked in our article on Cyprus property market trends.
If you would like to talk through how these rules might apply to your own circumstances, our team would be glad to help. You can call +357 979 42 388 or write to us through our contact page.
Frequently asked questions
Do EU citizens need permission to buy property in Cyprus?
No. The permission requirement under Chapter 109 applies to non-EU nationals and companies they control.
Can a non-EU buyer purchase more than two apartments?
Not under the standard permission framework, which allows up to two units, or a plot of up to 4,000 m² for a home.
Can I complete the purchase before permission is granted?
The contract is usually signed first, since a copy of it forms part of the application. Transfer of the title into the buyer’s name should be planned on the basis that permission has been obtained.
Sources
- Ministry of Interior, Purchasing property, as of October 2026.
- Department of Lands and Surveys, Acquisition of property by foreigners, as of October 2026.
- Department of Lands and Surveys, Contract of sale, consideration and exchange, as of October 2026.
- Tax Department, Tax Reform 2026, posted 29 May 2026.
This article is for general information only and does not constitute legal, tax or investment advice. Figures are stated as of 2026 and may change; confirm current requirements with the relevant authority and an independent adviser before acting. AT Express is a private consultancy and is not affiliated with any government or official programme.
Featured image: “Camera keys notebook coffee (Unsplash)” by Melinda Pack, via Wikimedia Commons, CC0 (public domain dedication).
Please note. This article is for general information only and reflects our understanding at the date of publication. Programme rules, thresholds and fees are set by each government and can change at short notice. It is not legal, tax or financial advice; please check the current position with us or the relevant authority before acting.
By the AT Express editorial team · Published 30 October 2026 · Updated 31 October 2026
