Do you act for the buyer or the seller?

For the buyer, every time. We are not tied to any developer or listing agency, so the property we recommend is the one that fits your brief, not the one that pays the highest commission. When a seller's agent is involved, we sit on the other side of the table from them.

What taxes and fees should I budget for when buying in Cyprus?

The main ones are transfer fees on resale property (charged on a sliding scale and halved under a long-standing reduction, with no transfer fee where VAT applies), or VAT on new builds — 19% standard, with a reduced 5% rate available on a qualifying first primary home within the eligible area. Cyprus abolished stamp duty on contracts from 1 January 2026, so a contract signed now carries none. Add legal fees of roughly 1% to 1.5% plus VAT, and Land Registry charges. Figures are indicative for mid-2026 and not tax advice; we confirm your exact position with the lawyer before you commit.

How long does a property purchase take in Cyprus?

A resale purchase with clean title usually runs about 4 to 8 weeks from accepted offer to signed contract and completion at the Land Registry. Off-plan or under construction is governed by the construction schedule and is paid in stages. The slow points are title-deed checks and, for non-EU buyers, the permit to own immovable property — which we start early so it does not hold up completion.

What due diligence do you run before I sign?

We coordinate the lawyer's title search at the Land Registry to confirm the seller's ownership and check for mortgages, charges or memos on the property. We verify planning and building permits, that the title deed exists or has a clear path to issue, and that there are no outstanding debts attached to the property. For off-plan we also check the developer's track record and the contract terms before any deposit moves.

Can you help with off-plan and new builds?

Yes. Off-plan buys at a lower price but carries delivery and developer risk, so we review the developer's history and finished projects, read the contract for the payment schedule and penalty clauses, and check that your staged payments are protected. We also attend snagging and the handover inspection before you accept the keys.

Which areas of Cyprus do you cover?

Limassol first — it is where most of our buyers want to live and where we know the buildings and streets in detail — then Paphos, Larnaca and Nicosia. We work across the island, but we will tell you plainly where we have direct knowledge and where we lean on trusted local people.

Real Estate in Cyprus — Property Search & Deal Support

Most people buying property in Cyprus see the listings first and the risks later. A photogenic apartment can sit on land without a clean title deed, carry the developer's old mortgage, or be priced a comfortable margin above what comparable units down the street actually trade for. We work the other way round: we start from your brief, then put every shortlisted property through the checks that decide whether it is safe to buy — before you fall for the balcony view.

ConciergeCY is based in Limassol and acts for the buyer. We are not a listing agency and we are not paid by developers, so the property we put in front of you is the one that fits what you asked for. Below is what buyer's-side support actually covers, how a deal runs, and the numbers to expect.

What's included

A purchase is a sequence of separate jobs — finding, viewing, negotiating, checking, signing, and moving in. We run them as one process so nothing slips between stages.

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Property selection

A written brief — budget, area, layout, sea view, school proximity, rental yield — then a curated shortlist drawn from listings, off-market properties and developer pipelines.

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Viewings

We arrange and attend viewings, often grouping several into one trip for buyers flying in, and send honest notes on the ones that are not worth your time.

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Negotiation

We benchmark the asking price against recent comparable sales and negotiate terms, deposit and timeline with the seller or developer on your behalf.

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Due diligence

Title search at the Land Registry, mortgage and encumbrance checks, planning and building permits, and a clear path to the title deed — coordinated with an independent lawyer.

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Off-plan oversight

For new builds, we vet the developer's track record, read the contract for payment stages and penalties, and check your staged payments are protected.

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Move-in preparation

Snagging, handover inspection, utility connections, and getting the keys, contract and registrations in order so the place is livable from day one.

How we work

A clean resale deal typically runs about 4 to 8 weeks from accepted offer to signed contract; off-plan follows the build schedule. In practice the work falls into clear steps:

Brief and shortlist. We write down what you actually want and what you will not compromise on, then pull a shortlist from listings, off-market properties and developers we know.
Viewings and selection. We view with you or for you, score each property against the brief, and narrow it to the one or two worth pursuing.
Negotiation. We benchmark price against real comparable sales and negotiate the figure, deposit and timeline — not just the headline number.
Due diligence and contract. An independent lawyer runs the title search and permit checks; we hold the timeline and brief you in plain language before anything is signed.
Signing and deposit. Contract signed, deposit paid, and for non-EU buyers the acquisition permit process commences early so it does not stall completion.
Handover and move-in. Snagging, inspection, utilities and keys — the property ready to use, not just bought.

If you are also moving to the island, this fits inside our wider turnkey relocation to Cyprus, where housing runs in parallel with residency, banking and schools.

Where we work

We operate across the whole island, but we're upfront about depth of expertise. Limassol is our home turf — we know which seafront blocks hold their value and which "sea views" are really just a sliver between two towers. Paphos suits those seeking villas and a quieter coastal lifestyle at a lower entry price. Larnaca has grown on the back of the airport and a steadier market. Nicosia is the inland capital — less resort-driven demand, more stable long-term rentals. Where we don't have first-hand street-level knowledge, we say so, and bring in trusted local partners.

Have a property in mind?

Send us the listing, or just tell us your budget and what you want from the place. We will tell you what it really trades for, what to check, and whether it is worth a viewing. The first consultation is free.

Discuss your purchase

Costs and what to expect

Beyond the price of the property, a Cyprus purchase also has predictable one-off costs. These shift so treat the figures below as indicative for mid-2026 and not tax or legal advice — we confirm your exact position with the lawyer before you commit.

VAT on new builds. Standard rate is 19%. A reduced 5% rate applies to a qualifying first primary residence, on the eligible portion of the property, subject to current area and value conditions.
Transfer fees on resale. Charged on a sliding scale by property value and currently reduced by half under a long-standing measure; where VAT has been paid on a new build, transfer fees do not apply.
Stamp duty. Cyprus abolished stamp duty on contracts from 1 January 2026, so a contract signed now carries no stamp duty — though this is one of the rules that can change, which is why we confirm it with the lawyer.
Legal fees. Independent legal representation typically runs around 1% to 1.5% of the price plus VAT — money well spent given what the lawyer checks.
Non-EU acquisition permit. Non-EU buyers need a permit to acquire — granted by the District Administration (the District Officer) under the Ministry of Interior, on authority delegated from the Council of Ministers. It is largely a formality for a normal home, but it takes time, so we start it early.

For where your money goes furthest and how prices compare city to city, our blog has area and pricing breakdowns in the ConciergeCY blog.

Why buyers work with us

We are on your side. No developer ties, no listing inventory to clear — the recommendation is the one that fits your brief.
We check before you fall in love. Title, permits, charges and price benchmarks come before the emotional decision, not after the deposit.
Russian, English and Greek. You deal directly with the people negotiating and reading the contract, not a chain of intermediaries.
On the ground in Limassol. We view the property, meet the seller and attend the Land Registry ourselves.

info Please note

Property taxes, VAT rates, transfer-fee reductions and the rules for acquisition by non-EU nationals change periodically and depend on your individual circumstances. Anything on this page is indicative for mid-2026 and is not tax or legal advice. We confirm the current figures and requirements for your specific purchase with an independent lawyer before acting. The official sources are the Department of Lands and Surveys and the Tax Department of the Republic of Cyprus.

Real Estate in Cyprus