Who fills it in
One of the heirs, or an authorised representative; heirs who sign the distribution or consent declaration count as co-applicants. The DLS says a court-appointed administrator is compulsory if an heir is 'under incapacity' (a minor, mentally ill, legally restrained or absent from the Republic) and the estate is worth more than €10,252, so check this route applies first.
What goes with it
- Declaration of distribution signed by all heirs, if they divide the estate differently from their legal shares; or a declaration of consent for registration by legal share, signed by at least one heir
- Certificate of death and heirs from the community council president or parish leader who knew the deceased and the heirs (DLS sample available)
- Certificates of payment of the municipal or community fee, sewerage fees and water fees (or that the property is outside the water supply area)
- Form N313 tax clearance, stamped by the Tax Registrar
- Form T.F.704 (former E.Pr.704) for a death after 2000, or E.Pr.238 for a death before 2000, from the Tax Commissioner
- Copy of both sides of the ID, passport or ARC (foreigners)
- Where applicable: heirs' declaration for land consolidation areas, mortgagee's consent for a mortgaged property, form Δ.Ε.306 for a reserved right of habitation or usufruct
- If the property is registered under a number other than a Cypriot ID: evidence linking it to the deceased, such as the title deed or a community leader's certificate
- Through an attorney: a general power of attorney costs €50 to file, a special one is free; the principal's signature must be duly certified (stamp duty only if a principal signed before 1 January 2026)
- Fees: €10 per property to accept the application, €5 per title for each heir, €10 per property for title modernisation where applicable
Field by field
Part A — Application (ΜΕΡΟΣ Α)
| On the form | What to write | Example |
|---|---|---|
| Full name Ονοματεπώνυμο | The heir or representative filing. | MARIA EXAMPLE |
| ID / passport / ARC number Αρ. Ταυτότητας/ Διαβατηρίου/ ARC | Of the applicant. | X0000000 |
| Capacity: heir / authorised representative Ιδιότητα: ☐ Κληρονόμος ☐ Εξουσιοδοτημένος αντιπρόσωπος | Tick one. A representative attaches the document of representation. | ☒ Κληρονόμος (heir) |
| Address Διεύθυνση | Postal address. | 1 Example Street, 3000 Limassol |
| Email / telephone Ηλ. Διεύθυνση / Τηλ. Επικοινωνίας | Contact details. | maria@example.com / +357 99 000000 |
| To the District Lands Officer of ... Επαρχιακό Κτηματολογικό Λειτουργό ... | The district where the property is. | Λεμεσού (Limassol) |
| Register the property according to: the declaration of distribution / the inheritance shares ... εγγραφεί σύμφωνα με: ☐ τη Δήλωση Διανομής ή ☐ το Κληρονομικό Μερίδιο | Tick one. Distribution if the heirs agreed a different split; shares if each heir takes their legal share. | ☒ το Κληρονομικό Μερίδιο (inheritance shares) |
| Name of the deceased Όνομα αποβιώσαντα | As registered on the title deeds. | JOHN EXAMPLE |
Part B — Attached documents (ΜΕΡΟΣ Β): tick each
| On the form | What to write | Example |
|---|---|---|
| Declaration of distribution by the heirs (where applicable) Δήλωση Διανομής από τους Κληρονόμους (όπου εφαρμόζεται) | Signed by all heirs, whether or not they receive property. | — |
| Declaration of consent for registration by inheritance share (where applicable) Δήλωση Συγκατάθεσης, για εγγραφή βάσει κληρονομικού μεριδίου (όπου εφαρμόζεται) | Signed by at least one heir. Title deeds go to those who sign; the others are informed by letter. | ☒ |
| Certificate of death and heirs from the community council president or parish leader Πιστοποιητικό θανάτου και Κληρονόμων από Πρόεδρο Κοινοτικού Συμβουλίου/ Κοινοτάρχη Ενορίας | From someone who knew the deceased and the heirs. | ☒ |
| Municipal / community fee payment certificate Βεβαίωση καταβολής Δημοτικού/Κοινοτικού Τέλους | From the municipality or community where the property is. | ☒ |
| Sewerage fee certificate, if in a sewerage area Βεβαίωση Αποχετευτικών Τελών εάν το ακίνητο εμπίπτει εντός ορίου αποχετευτικού | From the District Local Government Organisation. | ☒ |
| Water fee certificate Βεβαίωση Τελών Υδατοπρομήθειας | Or a certificate that the property is outside the water supply limits. | ☒ |
| Tax clearance certificate – form N.313 Πιστοποιητικό Διευθέτησης Φορολογικών Υποχρεώσεων – Έντυπο Ν.313 | Stamped by the Tax Registrar. | ☒ |
| Form T.F.704 (former E.Pr.704) or E.Pr.238, from the Tax Commissioner Έντυπο Τ.Φ.704 (πρώην Ε.Πρ.704) ή Ε.Πρ.238 (ανάλογα), από τον Έφορο Φορολογίας | T.F.704 for a death after 2000, E.Pr.238 before 2000. Also needed for any heir who has since died. | ☒ Τ.Φ.704 |
| Heirs' declaration for property in a land consolidation area Δήλωση Κληρονόμων για ακίνητα που βρίσκονται σε περιοχή Αναδασμού (όπου εφαρμόζεται) | Only if the property is in such an area and goes to more than one heir. | — |
| Consent of the mortgagee and heirs for a mortgaged property Δήλωση συγκατάθεσης ενυπόθηκου δανειστή και κληρονόμων, για μετεγγραφή ακινήτου υποκείμενο σε Υποθήκη (όπου εφαρμόζεται) | Only if the property is mortgaged. | — |
| Consent to register a reserved right of habitation and/or usufruct Συγκατάθεση για εγγραφή επιφύλαξης δικαιώματος οίκησης ή/ και επικαρπίας (όπου εφαρμόζεται) | On form Δ.Ε.306, signed by the heir and the person who keeps the right. | — |
| Copy of both sides of the ID / passport / ARC (foreigners) Φωτοαντίγραφο των δύο όψεων της ταυτότητας/διαβατηρίου/ARC (αλλοδαποί) | Of the applicant. | ☒ |
| Other documents (please specify) Άλλα έγγραφα (παρακαλώ διευκρινίστε) | For example a search certificate or the title deeds. | Search certificate dated 01/10/2026 |
Signature and declarations
| On the form | What to write | Example |
|---|---|---|
| Date / applicant's signature Ημερομηνία / Υπογραφή αιτητή | Sign and date. You also consent to data processing and acknowledge that acceptance does not guarantee registration. | 23/10/2026 / M. Example |
Common mistakes
- Using this route when an heir is a minor or absent from Cyprus and the estate exceeds €10,252. The DLS says an administrator must then be appointed by a court.
- A distribution declaration not signed by all heirs. The DLS says every heir signs it, even those who receive nothing.
- Picking the wrong tax form. T.F.704 is for deaths after 2000, E.Pr.238 for earlier deaths.
- Not knowing which properties the deceased owned. The DLS advises applying for a search certificate first.
- Property registered under a passport or other number with no evidence linking it to the deceased. The DLS asks for the title deed, a community leader's certificate or other evidence.
Questions
Can heirs register Cyprus property without going to court?
Yes, if no administrator is required. The DLS says an administrator is compulsory when an heir is under incapacity (for example a minor or absent from the Republic) and the estate exceeds €10,252.
What does it cost?
€10 per property to accept the application, €5 per title for each heir, and €10 per property for title modernisation where applicable. Extra fees apply when a will leaves property to someone who is not a legal heir.
What is a certificate of death and heirs?
A certificate from the community council president or parish leader who knew the deceased and the heirs. The DLS publishes a sample.
Distribution or inheritance shares: which do I tick?
Shares if each heir takes their legal share; distribution if the heirs agreed to divide the property differently, signed by all of them.
Sources
- Department of Lands and Surveys: inheritance in the free areas (who, documents, fees, administrator rule), checked 23 October 2026
- Department of Lands and Surveys: inheritance application without letters of administration, with guide, checked 23 October 2026
- Stamp Duty (Repeal) Law 239(I)/2025, Official Gazette 31 December 2025 (cylaw.org)
Figures checked 28 October 2026. Rules change: we confirm them for your case before you act.