Buying a home in Cyprus: 7 documents to ask for before you sign
Covers property in the Republic of Cyprus (Department of Lands and Surveys records). Not the north of the island. Updated .
Short answer
Before you sign for a resale home in Cyprus, ask the seller for seven documents, including the title deed and a Land Registry search certificate dated within 5 working days of signing (Law 132(I)/2023). Each document shows something different; none shows the building’s condition. Your lawyer interprets title; Etimo does not.
The seven documents
- Title deed: a separate deed for this home. Shows: Who is registered for this property at the Lands Office. Does not show: Whether the building matches its permits, or its condition.
- Land Registry search certificate, not older than 5 working days. Shows: Mortgages, charges and prohibitions registered on that date. Since 12 Dec 2023 the seller attaches it to the sale contract. Does not show: Anything not registered, and the building itself.
- Building permit and approved plans. Shows: What was allowed to be built. Does not show: What was actually built.
- Planning permit. Shows: The use and development allowed on the plot. Does not show: Later changes made without a permit.
- Certificate of final approval. Shows: That the authority recorded completion of the permitted works, with or without notes. Does not show: Damp, wear or works added after the certificate.
- Energy performance certificate. Shows: The energy class on the date it was issued. Does not show: Defects, leaks or repair needs.
- Municipal tax, sewerage and water certificates. Shows: That these charges are paid up to the date on the certificate. Does not show: The state of pipes, drains or the roof.
Two questions to ask first
- Does this home have its own separate title deed? If not, is the sale contract deposited at the Lands Office?
- Is there a certificate of final approval for the building as it stands today, including any extension or enclosed veranda?
What records cannot tell you
Papers show what was registered and permitted. They do not show the home as it stands.
- Whether the building matches its permit and plans.
- Damp and leaks behind walls, floors and ceilings.
- Roof, structure, cracks and drainage.
- Electrics, plumbing and water pressure.
- Unfinished work and the quality of finishes.
Who reads the documents
Your lawyer reads the title documents and the sale contract. A check of the home itself is a separate step, on site.
Property Brief
The 7 documents for a home in Cyprus, what each shows, and the questions for your lawyer.
Sources
- Mondaq: amendment to the Sale of Property (Specific Performance) Law, Law 132(I)/2023 (checked 7 Oct 2026)
- Department of Lands and Surveys: search certificate (checked 7 Oct 2026)
- Cyprus Mail, 10 Jun 2026: the end of trapped buyers?
General information, not legal advice. Your lawyer interprets legal title; Etimo does not.