Buying land in Southern Cyprus and building a property on it is very exciting. But before you set the wheels in motion, your first step should be to find a good, independent lawyer who is well versed in all the legalities involved. One of the first things you will need to know is whether or not you are eligible to buy as you may need permission from the Council of Ministers (although this is not normally a problem). The rules change frequently so it’s best to seek advice from your lawyer.

Next, you will need to decide on the location of your plot and how much land you need. Finding your perfect plot may be a challenge, so be prepared for that. And then of course there is the cost. The price per square metre will vary according to the location, the views, the build density, permissions and so on.

Be careful of planning zones. Check which zone your land is in; otherwise you may not get planning permission to build.

Although it may sound obvious, make sure there are nearby services so you can get a telephone, water and electricity connected - and a septic tank. Main drains are slowly being installed but this will take years. There is no mains gas in Cyprus.

Also, make sure you have right of way, otherwise you won’t be able to access your land. Among other things, your lawyer should check:

-  That the area doesn’t flood

-  The percentage of the land that can be built on

-  Height restrictions and where there are any plans for further building in the area which could affect the value of your land

-  If there are trees, are they protected?

-  Are there any environmental regulations due to streams, dams or watercourses?

Very importantly - remember to view the land yourself. Again, this may sound obvious, but the important thing here is to check that the land you are being shown is the land that is being sold. Ask to see a copy of the title deed (which will show the area of land and the planning zone it is in). Your lawyer will get this from Land Registry. The site plan will show the land boundaries, shape and its location. If these documents are not available, then find another plot!

Check the land you want to buy has a registered public road or access – and can actually be built on. Also, check the density – the percentage of build that cannot be exceeded. For example, a 1,000-sq-metre plot with a 10 per cent build density will only accommodate a property of 100 square metres. There will also be height restrictions, so check this as well, as you may only be able to build 1 or 2 storeys.

Get the land professionally measured to check the square meterage is correct. Obtain a professional assessment of the quality of the land for a build as in some areas the land can move; this doesn’t always mean you cannot build, but the extra expense of underpinning may be necessary and can run into thousands.

Once you have found your land, your lawyer needs to conduct a search. This needs to be found “clear” – in other words, no mortgages or debts should be found against the title deed. If they are, these need to be cleared before you go ahead and buy. Do not part with any money until all checks have been made and your lawyer is happy that the land is free of any mortgage the owner may have on it. 

With a clean title deed, a contract can now be drawn up to sign. After this, and within two months of signing, your lawyer MUST deposit it at the local district Lands’ Office for what is known as “Specific Performance”. Once this done, it prevents the current owner selling the land or using it as collateral against a loan. Without this deposit, you are not protected.

Now it’s time to celebrate! The title deed is finally transferred into your name and you become the official owner of the land. But remember, this is the time when you will also need to pay your property transfer fees. The good news is that if the land is bought in joint names, then each partner receives an equal allowance equating to 3 per cent on the first €170,860 and 5 per cent on the next €170,860 and 8 per cent on the remaining balance. However, sometimes at the point of transfer, the fees paid to Land Registry may differ.

If Land Registry deems the value of the land to be different from the purchase price, then the tax will be related to their valuation - and not the buying price. So watch out for this one, it’s a common occurrence and will incur an additional cost. All that is left to pay now is your stamp duty which is around €300-€500 – plus your lawyer’s fees.

With your land secured and your title deed in place, the next step is to find an architect who can help design and construct your dream home. A good one will also deal with all the paperwork that goes alongside it.

Enjoy your journey.

Need help finding a home in Cyprus?
If you’re in the hunt for a Cypriot property, a good place to start is the Cyprus Buying Guide’s new property search facility. To start your search now visit http://www.cyprusbuyingguide.com/content/cyprus-properties