Property Due Diligence in Cyprus Before Purchase

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. Only a lawyer acts solely in your interest 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 process also involves checking for all necessary construction permits and ensuring the property complies with urban planning regulations. The financial audit helps identify whether the seller has any outstanding debts related to utility payments, taxes, or fees, which could otherwise 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 Deed (Right of Ownership)

A thorough check of the Cyprus property is conducted to verify the seller holds a valid Title Deed and that no encumbrances are present. Feod Group lawyers ensure full document verification to detect legal risks:

• Ownership rights and valid Title Deed availability;
• Verification of the sales agreement, its registration with the Land Registry, and stamp duty payment in the absence of a Title Deed;
• Review of the developer’s documentation package: Building Permit, Certificate of Final Approval, settlement of all taxes and levies, including municipal tax;
• Absence of encumbrances: mortgages, arrests, liens, legal disputes;
• Verification of the seller’s authority (or power of attorney if applicable);
• Confirmation of all co-owners’ consent (if the property is jointly owned);
• Check for any restrictions on the disposal of the property.

🔸Financial Check

This is especially relevant when checking resale properties in Cyprus, which may carry hidden liabilities. The lawyer inspects official registries for encumbrances to eliminate the risk of purchasing a property with inherited 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.

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 Resale Property in Cyprus

Buying Resale Property in Cyprus Requires Particularly Thorough Due Diligence

The presence of a Title Deed does not guarantee full security of the transaction. A property may carry a complex ownership history, unresolved obligations of the previous owner, or legal limitations that are not immediately visible.

Key risks include:

• Outstanding debts – unpaid utility bills or management company fees.
• Illegal alterations – changes made without planning permission, leading to the risk of fines or registration issues.
• Disputes and restrictions – disputes between co-owners or heirs, or hidden encumbrances.
• Technical condition – hidden defects, outdated utilities, roof or foundation issues, signs of damp or mould.

Legal due diligence in Cyprus before buying property is not just a recommendation — it is an essential step to ensure a secure transaction and protect the buyer’s rights.

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!