For Land Buyers in Cyprus
Be absolutely sure that the land
you are buying is in fact the land that you are being shown.
Ask for a copy of the title
deeds and check the sheet/plan/plot references and the
site plan position of the site. Look at the site plan and
ascertain from its boundaries its shape and position. The
location of nearby roads and buildings, major differences in the
topography of the ground, river and streams are clearly shown on
Land Registry Office plans. If you cannot study the site plan
seek the advice of your property surveyor. Items in the
description such as "near the road", "near the village" etc, are
used flippantly by people eager to sell, which, in some
instances, are far from being true. Also beware of "terrific
Check the planning zone
in which the property you intend to buy belongs. If you plan to
build a house in a certain area, you may find that the maximum
building density allowed is so low that you will not be able to
erect a satisfactory unit. In addition, the particular zone may
forbid the specific use you have in mind. Furthermore, it is not
sufficient to merely check the zone of the property under
consideration, but one should also check the zone of the nearby
area as well. This is important, since your plot may be within
an agricultural area, but a few meters away there may be another
zone, say industrial or animal farming, which will create a
nuisance to your property.
The things you must observe when studying
a Planning Zone are:
Building Density: The maximum amount of square
meters, which you can build.
The Use: What nature of use is permitted.
Site Coverage: The maximum proportion of the site
which can be occupied by a building.
Height and number of stories allowed.
The seashore protection zone is independent of
the town planning zones. It is a zone which extends from the sea
and it usually (but not always) has a depth of approximately
300ft (91 meters). Within this zone no building can be allowed
(the right of ownership is not affected), not even a small hut
or ice-cream shed (note that a swimming pool may be built but
subject to a relaxation and constraints).
When there are ancient monuments close to your
plot, make sure to examine whether the Director of Antiquities
has any objections to a building project. If a plot of land is
classified as an ancient monument area, the Director's approval
must first be sought. Usually, the ancient monument area is
marked as A.M. on the Lands' and Surveys' plans, but the non
inclusion of the letters A.M. does not guarantee that the plot
is free from this kind of restrictions. If, therefore, you see
on inspection ancient monuments close to the land you intend to
buy or if you see on the Land Registry's Plans your prospective
acquisition or one near it being marked with A.M., then check
the whole matter with the Antiquities Department.
Try to check whether there is any road or other
scheme which affects your property or the locality in general.
It is advisable that you buy a recent Lands' and Surveys' plan
(the whole sheet) for the property you intend to buy [cost €5],
since on these plans many proposed public projects such as roads
etc are shown. It is best, if you suspect of any schemes in the
area you wish to invest in, to see the District Inspector (at
the District Officer's Office) and/ or pay a visit to the local
As a general rule, electricity can be brought to
any place in Cyprus provided one is prepared to pay for it. Be
careful, however, with the general belief that if there is an
electricity line close to the property the cost of providing
electricity will not be much. This is not true at all and it is
best to examine the approximate electricity provision cost with
the EAC District Officer.
Telephone lines may be a problem for less
agricultural areas developed areas. If one is needed at your "spot", examine this
possibility with the CYTA District Officer. In any case cheap
mobile telephony (7.8 cents per minute for calls mobile to
mobile phone and 9 cents per minute for calls from mobile to
fixed phone and a monthly charge of €1/month is available with a
network covering 90% of the island. There is also a pay as you
go scheme for mobile phones with no monthy contracts. In urban
and most touristic/rular areas there is cable TV, which includes one telephone line and
broadband internet connection from €23.90/month For more
informaion go to
for a full list a services and coverage.
The most important factor is access to your
property. Do not be fooled by what is on the ground. Check the
Lands' and Surveys' plan to see whether the property abuts onto
a public access, as well as the nature of its boundaries (shown
on the title deed).
The fact that the property abuts a public access
does not necessarily mean that a building permit can be obtained
based on this road access. If your property does not possess an
access (or a satisfactory access), it can acquire a right of way
over adjoining properties in order to reach a point of public
access. The procedure is undertaken by the Lands' Office on
application and the right to obtain an access is reserved even
if the owners of the properties over which the access will pass
object to it. Please note that if the right of access is in
excess of 180 meters (distance from a public road to the property)
and for a width of less than 3.65 meters, then a permit to erect a
house will, most likely, be refused. Satisfactory access means a
public road [made up or not], not less than 4.00 mts. wide.
For those who want to buy a plot of land and build a stucture
there, there are certain major points they have to bear in
mind. As a rough and general rule and provided there is a
satisfactory access, a single house can be erected on a plot
of land. If more than one house is required, then water must
be provided. The water supply may be either from a public or a
private source. In the event of private water supply (usually
a borehole) its quantity and quality must be tested by the
Water Development Department. For all the towns and for most
villages there are water development zones and it is very
difficult to get public water supply to a property situated
outside the zone. Do not take, the word of the middleman, the
owner or others, that water supply can be made available.
Remember that the appropriate water authority is the Water
Development Department only and that promises and the
willingness of locals to help may meet the Authority's
If there is a building on the plot you are buying, ask to see
the building permit in order to ensure that the structure is
legal, as well as to ascertain the terms and conditions of the
permit and whether the Building permit is in force, (the permit
may have ended).
Please note that most of the above problems do not exist in the
case of buying a building site (as opposed to buying a plot of
land/field). Even if the title deed registers the property as a
building site, it is recommended that you go through the motions
of checking the various prerequisites for development (but
electricity, telephone and in general all other public services
are provided to a building plot).
If you need help contact us at