Property Due Diligence in Cyprus

Know exactly what you are buying, before you sign anything.

In a Cyprus property purchase, the risk sits with the buyer. There is no general obligation on a seller to volunteer that the property carries a mortgage, that the building was never granted final approval, or that the title deed may take years to issue. Once you sign, those problems become yours. We check the property first, and tell you plainly whether to proceed, renegotiate the price, or walk away.

Fixed fees from €600 · Exact quote within one business day · Written report in 2 working days

Why Buyers Order a Check First

• The agent and the developer act for the seller. An independent check is the only advice in the transaction paid to protect you alone.

• Thousands of Cyprus properties carry undischarged developer mortgages, missing final approvals or title deeds delayed for years. None of this is visible at a viewing.

• Findings become leverage. A written report in hand routinely renegotiates the price by far more than the cost of the check.

• A €600 check on a €300,000 decision is the cheapest protection you will buy in the entire transaction.

Two Checks for Two Situations

The Essential Check: resale property with an issued title deed

€600 fixed. The right check for a house, apartment or plot that already has its own separate title deed. It covers:

• Independent Land Registry search: registered owner, description, area and tenure

• Encumbrances: mortgages, memos, prohibitions and contracts already deposited against the property

• Planning permit, building permit and certificate of final approval, checked against what has actually been built

• Checks on the seller, including company searches where the seller is a company

The Comprehensive Check: off-plan, developer sales and no separate title deed

Fixed quote per property, confirmed within one business day. Everything in the Essential Check, plus:

• Full developer checks: Registrar of Companies, charges over the land, litigation record and history of delivering title

• Analysis of any mortgage over the land and whether a bank waiver protects your payments

• A realistic view of if, and when, a separate title deed can issue for your unit

• Review of the reservation agreement and the draft contract of sale, before you sign either

• VAT position, including eligibility for the reduced 5% rate

• Deposit of the contract of sale at the Land Registry, securing your right to specific performance

What You Receive

A written report in clear English, with a risk rating for each finding and a firm recommendation: proceed, proceed on conditions, or do not proceed. We deliver within 2 working days of receiving the searches and the seller’s documents, then walk you through the findings on a call. If the seller cannot or will not produce a document, that is a finding in itself: knowing that a developer refuses to show a bank waiver is precisely what a buyer pays to learn. Outstanding documents that arrive within 30 days are reviewed and the report updated at no extra charge.

Your Fee Works Toward Your Purchase

If you proceed and instruct us for the conveyancing within 6 months, the full due diligence fee is credited against our conveyancing fee. In practice, the check costs you nothing if you buy through us: it simply moves your legal protection to before you sign, where it can still save you. Comparing several properties? Existing clients receive a reduced rate on every further check.

Buying From Abroad

Most of our due diligence clients are outside Cyprus when they buy, and wherever you are, the process is the same: everything runs by email, WhatsApp and video call, in English or Greek. If you proceed, we complete the purchase under a power of attorney without you flying in, and we handle the district acquisition permit for non-EU buyers.

Why Kleanthous & Platis

• Partner-led: the lawyer you speak to is the lawyer who runs your check

• A combined real estate and construction practice: we read permits, plans and building issues that a purely transactional review misses

• Everything in writing: a report you can rely on, show your bank, and use to negotiate

• Fixed fees agreed before you commit, with no surprises