Frequently asked questions

The order things happen in, not our word. In Cyprus no building permit is issued until the developer holds clean land documents. No contract of sale is registered at the Land Registry without that permit — and none is registered on land carrying encumbrances. And the staged payments only begin after that registration: until then you pay nothing. Each link is checked by the link before it, and it is the state doing the checking, not the seller. A registered contract ties this specific home to you, and its title deed is issued after the building is completed and signed off — the end of the same chain.

A contract registered at the Land Registry gives you a statutory claim on the property itself: it cannot be sold twice or quietly mortgaged over your head. Payments are tied to construction stages — you pay for what has been built, not for a promise.

You should. We insist on an independent lawyer ourselves and send them everything on the property: the contract, the land documents, the building permit. The checking happens before the contract is signed, not after.

Only after the contract has been lodged with the Land Registry. Before that you pay the reservation deposit and nothing else. The first stage payment on an early off-plan purchase is typically 20–30% on signing; the later stages follow the build — frame, walls, finishes, windows, keys — and the exact schedule is written into your contract.

Yes. The contract allows assignment, so if your plans change there is a clear way out of the deal before completion.

Yes. At Michelle Park, our own development in Paphos, the frame is already on the third floor — come to the site, or ask for photographs dated this month.

Yes. Come to the site, or ask for photographs dated this month. On our own development in Paphos, Michelle Park, construction runs regardless of sales and can be seen in person.

The lodged contract. On a new build the separate title deed for your home is issued after the building is completed and signed off; between signing and that day, the contract registered at the Land Registry is what protects you — and it is checked by the state, not by the seller.

VAT at 19%; if the home becomes your main residence and meets the conditions of the relief, part of the price is taxed at 5% instead (there are caps on area and value — we work out how it applies before any reservation). Plus your own lawyer's fee; stamp duty was abolished on 1 January 2026. Transfer fees are not payable on a new build sold with VAT. We send the full turnkey cost table before you reserve anything — no surprises afterwards.

The standard rate on a new build is 19%. If the home becomes your main residence, the first 130 m² of covered area and the first €350,000 of the price are taxed at 5% and the rest at 19%. The relief switches off entirely above 190 m² or €475,000. Sell or let the home within ten years and part of the relief is repaid. The calculation for each home is shown on its own card.

Yes. On partner developments you sign with the developer at the developer's own price list; our fee comes out of their margin, not on top of your price. On our own developments — Michelle Park and Universal Park 1 — the contract is with Coastal Edge Development LTD. Prices exclude VAT, and every page carries the date of the snapshot.

Every hour: the catalogue syncs with the developer's database automatically, and every table shows an "as of" date. A sold home drops out of the available list by itself.

No state tax on immovable property — it was abolished on 1 January 2017. What remains are municipal charges (refuse, street lighting, sewerage), usually a few hundred euros a year per apartment, and the building's communal fees where there are shared grounds; those are published on the development's page.

Capital gains tax at 20% on the gain, with a lifetime exemption of €30,000 — €150,000 if it was your main home — plus a 0.4% levy on the sale proceeds. If you took the reduced VAT rate and sell within ten years, part of the relief is repaid. Before completion the contract can be assigned.

Yes. A house with a plot in the Republic of Cyprus is bought outright — freehold, land and building, with no term and nothing to renew. The contract is lodged with the Land Registry before the staged payments, and the Registry will not accept a contract without a building permit or on land carrying encumbrances — so the land is checked before you pay the first stage.

Depends on the build. Older houses went up without insulation and January inside feels like January outside. On a new villa, read the specification before the contract — insulation, underfloor heating, VRF — every house in this catalogue publishes it.

Universal and Kato Paphos (our own Michelle Park and Universal Park 1), Yeroskipou, Konia, Peyia, Tala, Agia Marinouda, Agios Theodoros and Lemba. There are no other towns in the catalogue: we list only the developments we have checked ourselves. How the districts differ in practice we'll tell you in a message.

The Republic of Cyprus only — the EU Land Registry and full freehold ownership. We do not deal with property in the north of the island.

Not by itself. Some homes in the catalogue qualify for a permanent-residency application — if that matters to you, say so and we'll show you the conditions and put you in touch with a lawyer who does this for a living.