You want to buy a villa in Cyprus. Finished villas rarely come to the market on the island. In most cases the house is built after the purchase, on a plot you choose beforehand. This page explains how that works, what matters when you pick a plot, and which questions to ask before you sign.
Buy or have it built
At present we have no finished villa in stock. What we offer is construction to your brief, from a single-family house to an apartment building. You decide on the layout, the materials and the fittings. We take care of planning, construction and the paperwork with the authorities.
This route takes longer than buying off the shelf. In return you get the house that suits your plot and your daily life. If you are looking for a villa ready to move into, ask us anyway. We will tell you what is possible at the moment.
The plot matters more than the house
Almost everything about a house can be changed later. Almost nothing about the plot can. So look at the location first and at the floor plan second. What to check:
- Orientation and sun. Where is the sun at midday, where in the evening, when is the terrace in the shade?
- The view. Is the sea view permanent, or may someone build in front of it?
- Slope. A slope gives you a view and costs money, because the foundations get more complex.
- Access. Is the road surfaced, and who maintains it?
- Water, power and sewage. Are the connections in place, or do they have to be laid?
- Neighbourhood and building rules. What may be built around you, how high and how close?
- Distances. How far are shops, doctors, schools and the airport?
How the purchase works
The usual route in North Cyprus has six steps:
- Reservation. You settle on a property or a plot and pay a deposit. The property is then off the market.
- Your own lawyer. Appoint a lawyer who does not work for the seller. They check ownership, encumbrances and the contract.
- Purchase contract. The contract is registered at the land registry. The usual period is 21 days from signing, together with stamp duty of 0.5 per cent.
- Purchase permit. Foreign buyers need a permit from the Council of Ministers. Your lawyer files the application, and processing takes several months.
- Payments by building stage. A new build is paid in instalments tied to stages of construction. Put in writing which stage triggers which payment.
- Handover and transfer. Once payment is complete and the permit has been granted, the title deed is transferred into your name.
This describes the usual process and is not legal advice. What counts is what your lawyer checks for your case.
The title deed is the point to check first
There are different types of title deed in North Cyprus. Which type belongs to a plot affects the security of the purchase, the financing and any later resale. Clarify this before you sign and not afterwards, and have your own lawyer look at it.
Questions to ask before you sign
- Which type of title deed belongs to this plot?
- Who is registered as the owner, and are there debts on the plot?
- What exactly is included in the price, and what comes on top?
- What does standard fitting mean in this contract?
- Which building stage triggers which payment?
- What happens in case of delay, and what if the permit takes longer?
- Who is liable for defects after handover, and for how long?
- Who handles water, power and the registrations after you move in?
Your next step
Tell us what you are looking for: size, location and time frame. You will get an honest assessment of what is feasible in Cyprus. Use the form on the home page or write to info@vastus.ltd.