1. Not Using a Licensed Local Lawyer

Some buyers rely only on their agent or developer to guide the legal process. This can lead to trouble.

Why it matters:

  • A licensed lawyer will conduct due diligence
  • They’ll check for clean title deeds, zoning, encumbrances
  • They represent you, not the seller

Tip: Choose an English-speaking lawyer with experience in real estate and PR-related purchases.

2. Overlooking Title Deeds

Title deed delays or issues are still common in older properties.

Risks:

  • You may not legally own the property until the deed is transferred
  • You can’t resell or apply for PR without a proper title

Tip: Prefer new-build or off-plan properties with guaranteed title issuance and developer reputation.

3. Assuming All Properties Qualify for PR

Just because a property is over €300,000 doesn’t mean it qualifies for permanent residency.

Watch out for:

  • Re-sale properties (not first sale)
  • Mixed-use buildings or commercial units

Tip: For PR eligibility, ensure it’s a first-time residential sale from a developer and meets immigration requirements.

4. Failing to Check Developer Reputation

Not all developers are created equal. Some cut corners or lack transparency.

Consequences:

  • Delays in delivery
  • Poor build quality
  • Legal complications or hidden fees

Tip: Research the developer’s history, completed projects, delivery timelines, and customer reviews.

5. Underestimating Additional Costs

The property price is just the beginning. Buyers often forget about:

  • VAT (usually 5% or 19%)
  • Legal fees
  • Stamp duty and transfer fees
  • Furniture & appliances (if not included)

Tip: Budget an extra 10–15% above purchase price for all fees and extras.

6. Not Clarifying What “Turnkey” Means

Some buyers are surprised when their “turnkey” property arrives empty or semi-finished.

“Turnkey” should include:

  • All furniture, appliances, lighting, and A/C units
  • Landscaping and completed outdoor areas

Tip: Get everything in writing before signing.

7. Rushing the Purchase Without Visiting

Buying sight-unseen might work for experienced investors, but most buyers benefit from visiting the area.

Why visit?

  • See the neighborhood
  • Feel the space and layout
  • Check the distance to schools, beaches, and city areas

Tip: Book an inspection trip or virtual tour with a reputable agent.

Final Thoughts

Buying property in Cyprus can be smooth and profitable if you work with the right team and avoid these common mistakes. Whether you’re applying for PR, looking for rental yield, or relocating with family, protecting your interests up front is the smartest move.

Let Us Help You Buy With Confidence

We offer:

  • Pre-vetted PR-eligible listings
  • Lawyer and developer recommendations
  • Virtual tours and on-site viewings

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