Title Deeds in Cyprus

Updated: January 15, 2026

Title deeds in Cyprus are official legal documents that record the ownership of land and property. The Department of Lands and Surveys (DLS) holds a copy of the title deeds for every property. These documents not only prove ownership but also provide information on the property’s history, including mortgages, long-term leases (over 15 years), charges, and court decisions.

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🏡 Certificate of Registration of Immovable Property

Title deeds, also known as the certificate of immovable property registration, are issued by the relevant District Office of the DLS, under the Ministry of the Interior, Cyprus.

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📋 Cyprus Title Deeds Legislation

The rules governing title deeds are contained in the following laws:

Immovable Property (Tenure, Registration and Valuation) Law, Cap. 224
Immovable Property (Transfer and Mortgage) Law, 9/65
Sale of Immovable Property (Specific Performance) Law of 2011 (Law 81(I)/2011), as amended by Law 132(I)/2023
Streets and Buildings Regulation Law (Amendment) of 2011

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🔑 Key Updates to Title Deeds Legislation

Law 132(I)/2023, passed in late 2023, introduced measures to protect buyers seeking title deeds:

Sellers must include a five-day Land Registry search certificate in all sale contracts, showing property burdens such as mortgages
A procedure was established to transfer title deeds for mortgaged properties

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📄 Reliability of Cyprus Title Deeds

The land registration system in Cyprus was established by the British and is considered highly reliable. All land is registered, making title deeds an efficient way to determine ownership and previous transactions.

Recommended buyer precautions:

Always request the title deeds before purchase. If unavailable, seek professional advice.
Check VAT and transfer fees applicable to the property.
Verify that all buildings and structures on the land have the required permits and certificates.
Arrange property transfer immediately upon payment. If payment cannot be made at once, sign a contract of sale and deposit it at the Land Registry. Buyers have six months to deposit the contract to protect their interests.
Conduct a property search at the DLS (fee: €10 per plot) or via a lawyer to verify ownership, mortgages, and other encumbrances.

💼 Obtaining Title Deeds in Cyprus

Title deeds can be obtained through the District Land Office where the property is located.

Procedure:

Buyer and seller (or their authorised representatives/lawyers) must attend in person with ID documents or a proxy.
Companies must be represented by directors or an authorised director.
Complete Form N.270 (transfer form) and Form N.313 (confirmation that all taxes and charges are paid).
The process usually takes about one hour, though additional time may be required due to queues.
Title deeds are typically issued within a few working days after submission.

💶 Cost of Title Deeds

Transfer fees are based on property value:

Up to €85,000 – 3%
€85,001–€170,000 – 5%
Over €170,000 – 8%

No transfer fees apply if VAT has already been paid.

VAT: Standard VAT on property is 19%, with a reduced 5% rate for a primary residence under certain conditions:

Applies to 130 sq. m for properties up to €350,000
Total transaction value must not exceed €475,000
Maximum property area: 190 sq. m
For people with disabilities, the 5% rate applies to 190 sq. m

This reduced VAT law (42(I)/2023) came into force on 16 June 2023, with a grace period for applications submitted before 31 October 2023.

➡️ Transferring Title Deeds

To transfer title deeds:

The seller completes Form N.313 and pays all pending taxes
Buyer and seller complete Form N.270
Buyer pays the transfer fee
Title deeds are then issued in the buyer’s name

Title deeds record legal ownership, mortgages, charges, and other encumbrances. They are essential for property transactions, succession, and dispute resolution.

✖️ Buying Property Without Title Deeds

While possible, buying without title deeds carries risks. Common reasons for missing title deeds include:

The property is mortgaged
Legal issues or unresolved disputes
Tax obligations of the seller or developer

Law 81(I)/2011 and its amendment 132(I)/2023 provide protection for buyers without title deeds via specific performance orders through the courts.

🏠 Title Deeds for New Properties

For newly constructed properties:

Developers must obtain a Certificate of Final Approval (CFA) from the Municipal Town Planning Authority or the relevant local council.
CFA confirms that all permits were obtained, construction complies with regulations, and buildings match approved plans.
Developers then apply to the Land Registry for title deeds.
Survey inspections verify property boundaries and compliance with minimum distances.
Title deeds are issued in the developer’s name and transferred to the buyer upon sale.

✔️ Why Title Deeds Matter

Title deeds are central documents in Cyprus property transactions:

Prove ownership
Show mortgages, charges, and other legal rights
Essential for legal security, succession, and dispute resolution

If title deeds are not available, buyers should proceed with caution and seek professional advice before completing the transaction.