Houses for Sale in Cyprus: Village, Town and Seaside Homes

1. Planning and building permits. Illegal extensions exist; ask for the approved plans and completion certificate.
2. Title deed. Resale houses often have one, but check for mortgages and ownership by multiple heirs.
3. Land classification. Agricultural or outside-zone land restricts building rights.
4. Water. Supply and cost vary; boreholes are common.
5. Ground conditions. Some hillside plots need retaining walls.
6. British Sovereign Base Area plots follow different rules; ask your lawyer.

Non-EU buyers need a purchase permit, usually for one house for personal use. Transfer fees on resale reach 8% of value in bands, and halve or fall away if VAT applies; confirm exact current rates. See the Cyprus buying guide.

Cyprus summers are long and hot, so a house here is judged by how it handles heat. Look for deep shade from verandas, thick walls or good insulation, and efficient air conditioning, and check the electricity bill for the past year because cooling can be a major cost. Winters are mild but can be damp, and older stone houses may lack heating altogether. Many British and Israeli buyers keep a house as a second home, so check whether neighbours are present year-round; some resort streets are almost deserted from November to March, which affects services and security. Also ask about proximity to the main roads, since traffic in Limassol and Nicosia has grown quickly, and about school catchments if you have children.

If the house has a pool, ask for the maintenance records and who looks after it when you are away. A caretaker usually costs far less than repairing a neglected pool.