Property Inspection in Cyprus: Due Diligence Before Buying Real Estate

A full legal due diligence of a property in Cyprus is an essential step for a secure transaction—whether purchasing a new apartment in a residential complex, a villa under construction, or a completed resale property. Comprehensive due diligence helps identify all legal and financial risks before signing the contract.

It is important to remember that a real estate agent is not responsible for the legal clarity of the property. Their role is to sell the property—not to detect legal issues or verify the validity of the documents. It is the real estate lawyer in Cyprus who represents exclusively your interests as the buyer. A safe and legally sound real estate transaction in Cyprus is only possible with the involvement of accredited legal professionals.

Feod Group provides full property due diligence services in Cyprus prior to purchase—from verifying the Title Deed Cyprus to analysing contracts. We support transactions, identify risks, and offer remote property checks, which is especially convenient for foreign buyers or clients residing outside Cyprus.

Real Estate Due Diligence in Cyprus

Real estate due diligence in Cyprus is a comprehensive examination of a property prior to purchase, including legal, technical, and financial audits. As part of the property due diligence process, specialists thoroughly analyse the entire legal history of the property. This includes verifying the rightful owner and checking for any encumbrances such as mortgages, liens, seizures, or ongoing legal disputes.

The real estate lawyer in Cyprus verifies the availability of all necessary building permits and the property’s compliance with urban planning regulations. A financial check of the property helps determine whether the seller has any outstanding debts for utilities, taxes, or fees that could be transferred to the new owner after the purchase.

The result of the due diligence is a full legal report on the property’s status, based on which you can make an informed and secure decision about the purchase.

Property Check in Cyprus Before Purchase

Below are the key aspects to consider and verify before purchasing property in Cyprus:

🔸Title Deeds in Cyprus

A property in Cyprus undergoes verification to confirm that the seller holds a valid Title Deed and that the property is free from any encumbrances.

Title Deeds in Cyprus (Certificate of Registration of Immovable Property) are official legal documents confirming ownership of real estate: land, houses, apartments. This ownership certificate is issued by the Department of Lands and Surveys of Cyprus (DLS). It is the primary document confirming who is the lawful owner of the property. For the seller, having a Title Deed allows the property to be sold freely. For the buyer, requesting to see the Title Deed before the purchase provides protection against unexpected risks, especially when buying new-build properties where the issuance of documents depends on the construction stage and the developer’s documentation.

A standard Title Deed in Cyprus includes:

• The owner’s name and ID or registration number;
• The property address and plot number/registration number;
• The type of property (land plot, house, apartment, etc.);
• The area and dimensions;
• The date of registration;
• Any existing encumbrances, mortgages, or legal claims.

This is not only proof of ownership but also a transparent record of the property’s legal status.

Mandatory verification at the Land Registry (Search Certificate, Greek: «πιστοποιητικό έρευνας»). Before finalizing the transaction, your lawyer in Cyprus requests a Search Certificate from the Land Registry, which shows the current status of the property: the registered owner, any mortgages, pledges, court prohibitions, arrests, as well as whether the documents are still in the process of being issued (common for new-build developments).

🔸Financial Check

This is especially relevant when checking resale properties in Cyprus, which may carry hidden liabilities. The real estate lawyer in Cyprus checks the registries for encumbrances to eliminate the risk of purchasing a property with “someone else’s” debts. Outstanding utility bills, maintenance fees, or other obligations are clarified. Such debts may transfer to the buyer with the property. A financial audit is essential if you’re looking to check an apartment in Cyprus before purchasing or any other property. Additional services include: independent market valuation and assessment of current and future maintenance fees.

🔸Cadastral Data Compliance

The lawyer verifies the actual condition of the property against cadastral records. For new developments in Cyprus, planning parameters are reviewed, while for resale properties, illegal modifications, extensions, or structural changes not reflected in official documents are identified. Any discrepancy may lead to fines, a ban on registration, or complications during future resale. The technical and cadastral check includes:

• Consistency of the property’s actual condition with cadastral data;
• Analysis of unauthorised modifications or extensions — special attention is paid to structural changes like added floors, terraces, or lofts;
• Technical audit of the property’s condition;
• Connection to utilities: water, electricity, sewage, internet.

🔸Permit Documentation Check

This is especially important when purchasing new builds, off-plan properties, or those with alterations. Missing permits may cause legal issues and financial consequences for the buyer.

• The developer must provide a full set of permits, including the Planning Permit and Building Permit;
• Proof of ownership or land lease by the developer;
• Review of architectural plans against actual construction;
• Certificate of Final Approval — required to issue a Title Deed for the property.

🔸Contract Review

A key stage of Cyprus property due diligence is the thorough review of the draft purchase agreement or reservation contract. Even a standard contract may include clauses limiting the buyer’s rights or imposing unexpected costs.

• Legal audit of the draft sale or reservation agreement;
• Verification of payment terms, handover dates, and obligations of both parties;
• Review of extra conditions: mandatory insurance, levies, liability clauses.

🔸Review of Urban Development Plans and Future Area Projects

Professional property due diligence in Cyprus also includes analysing future neighbourhood development. Our team checks local planning regulations for any upcoming construction projects — such as new residential complexes, commercial buildings, or roads — which may affect views, infrastructure, or property value.

Comprehensive due diligence of property in Cyprus before purchase is the key to a safe transaction and protecting your investment. Each of the above steps reduces risk and helps avoid hidden issues that could result in financial loss or legal disputes later on. We recommend conducting due diligence with qualified lawyers and real estate professionals.

How to Safely Buy Property in Cyprus: Taxes, Permits, Inspections, and Legal Advice

Key Aspects of Checking New Builds and Off-Plan Property in Cyprus

Purchasing an apartment or villa on the primary market in Cyprus often means investing in a property that is still under construction or in the project stage. Therefore, legal due diligence before purchase is essential to protect your interests and investment.

The main goal of legal due diligence on a new build in Cyprus is to confirm the legality of the construction, the availability of all necessary permits and project documentation, and to identify any risks even at the stage of signing a reservation agreement. A real estate lawyer in Cyprus will check:

• Construction permits – the existence of a Planning Permit and Building Permit, and the project’s compliance with urban planning regulations.
• Land ownership rights – confirmation that the land is registered under the developer, with no encumbrances or legal disputes.
• Developer’s financial stability – assessment of previously completed projects, absence of litigation, and evaluation of financial risks.
• Risk of unfinished construction – monitoring construction timelines, current progress on-site, and guarantees for project completion.

Feod Group provides a full range of services — from background checks on the developer in Cyprus to full legal support with the sale-purchase transaction and registration of property ownership.

Due Diligence for New-Build and Under-Construction Properties in Cyprus

Secondary property due diligence in Cyprus is recommended as an essential step before signing a contract. Even the presence of a Title Deed does not always guarantee full transaction security. A property may have a complex ownership history, outstanding debts of the previous owner, registration restrictions, an existing mortgage, or other legal nuances that are not visible at first glance.

What to consider when buying resale property in Cyprus:

• Construction permits — the presence of the Planning Permit and Building Permit, and the project’s compliance with urban planning regulations. Any deviation from approved plans may lead to the refusal to issue the Certificate of Final Approval (CFA) and delay the issuance of Title Deeds.
• Land ownership — the land is registered under the developer, with no encumbrances or disputes.
• Financial stability of the developer — review of completed projects, absence of legal disputes, and assessment of financial risks. If the developer experiences financial difficulties, they may delay the submission of Title Deeds documents, putting the buyer at risk of becoming a “trapped buyer” (a buyer without actual ownership rights).
• Risks of incomplete construction — monitoring construction timelines, actual progress on-site, and guarantees of project completion.

Stages of Issuing Title Deeds for New-Build Properties in Cyprus

For primary market properties, Title Deeds are not issued immediately they go through a multi-stage process:

• Completion of construction and full compliance with approved plans;
• Obtaining the Certificate of Final Approval (CFA) — the key document confirming that the property was built legally and without violations;
• The developer submitting all required documents to the Department of Lands and Surveys of Cyprus for registration;
• Allocation of cadastral (property) numbers to the apartments or villas;
• Only after this are individual Title Deeds issued.

Feod Group provides a full range of services from developer verification and complete project documentation analysis to full legal support of the purchase transaction in Cyprus.

Feod Group Services

Feod Group lawyers provide comprehensive legal support, including:

• Full property audit — covering documentation, financials, and urban planning;
• Identification of encumbrances and legal risks;
• Review and adjustment of the sale and purchase agreement;
• Professional developer background check in Cyprus;
• Support for international clients, including online property due diligence reports;
• Assistance until full registration of property ownership is complete.

Our mission is to ensure the legal integrity of the property and protect your interests at every stage of the transaction.

By choosing Feod Group for professional due diligence in Cyprus, you gain peace of mind and confidence in your investment.

We look forward to welcoming you at our office in Larnaca!