Buying property in Ayia Napa and Protaras: legal checks and help with the purchase

We handle the purchase checks in Ayia Napa and Protaras, including title, permits and taxes, before you pay a deposit; the legal checks are signed by a licensed Cyprus advocate.

Buying property in Ayia Napa, Protaras or Paralimni runs through the Famagusta District Land Office, temporarily at 245 1st April Ave, Paralimni, where the contract of sale is lodged and the title is transferred, and the Famagusta District Administration at 71 Sotiras St, Paralimni, which handles a non-EU buyer's permission to acquire property. We order the searches and book the Land Office appointments; a licensed Cyprus advocate signs the legal review of the title.

Cyprus coastline with clear water

The Ayia Napa and Protaras property market

The Central Bank of Cyprus index shows Famagusta district prices up 10% year on year in Q2 2026, the strongest of any district. The Famagusta District Lands Office, temporarily based in Paralimni, registered 656 contracts of sale in January-September 2026 (up 5% on 2025), the smallest volume of any district; foreign buyers lodged contracts on 300 properties, 181 of them by non-EU buyers. The development-project title-deed backlog is small: 1 pending application covering 30 units at 30 September 2026.

Figures checked 28 October 2026. Rules change: we confirm them for your case before you act.

Areas people choose in Ayia Napa and Protaras

  • Ayia Napa — Resort town on the south-east coast. Rental listings are dominated by holiday lets, so long-term asking rents are not published here.
  • Protaras — Resort strip on the east coast between Paralimni and Cape Greco, with apartment complexes and villas.
  • Paralimni — The district's main town and year-round centre; the Famagusta District Lands Office and Xenion school are here.
  • Kapparis — Coastal area north of Protaras with houses and holiday complexes.
  • Deryneia — Town next to Paralimni on the buffer zone, facing the fenced-off area of Varosha.
  • Sotira and Liopetri — Inland agricultural villages west of Paralimni; quieter and less touristic.

Living in Ayia Napa and Protaras: schools, commute and everyday life.

Offices you may deal with in Ayia Napa and Protaras

OfficeAddressContactHours
Famagusta (Ammochostos) District Land Office245 1st April Ave, 5280 Paralimni17100 (call centre); District Land Officer 23 84 07 00, fadlo@dls.moi.gov.cy; applications: fadlo-applications@dls.moi.gov.cyApplications Mon–Fri 07:45–13:00; phone information 08:00–15:00 on 17100
Famagusta District Administration71 Sotiras St, 5286 Paralimni (PO Box 33130, 5311 Paralimni)23 20 09 00 / 24 80 10 02, famagusta.dao@famda.moi.gov.cyNot published on the official contact page

How it works

  1. 1

    Budget and shortlist

    Set a budget that includes VAT or the transfer fee; a licensed estate agent shortlists homes and arranges viewings.

    1–4 weeks
  2. 2

    Due diligence

    Your advocate checks the title deed, encumbrances and mortgages on the land, building and planning permits and the developer.

    2–4 weeks
  3. 3

    Permission for non-EU buyers

    Under Cap. 109 a buyer from outside the EU needs the consent of the Council of Ministers; the advocate files Form Comm. 145 with the District Officer where the property is.

    by application
  4. 4

    Contract

    Negotiation and signing; no stamp duty on contracts signed from 1 January 2026.

    2–4 weeks
  5. 5

    Lodge the contract

    The advocate lodges the signed contract at the District Land Office within six months of signing (fee €50), which protects you against a later sale or mortgage.

    within 6 months
  6. 6

    Registration and transfer

    Pay as agreed; at transfer the Land Registry charges the transfer fee on a resale, or nothing if VAT was paid, and registers the title in your name.

    months

The same process across Cyprus: Buying a home. Estimate the costs with the home purchase costs.

More help in Ayia Napa and Protaras

Buying a home in other cities

Questions

Should I buy from property developers or resale?

Buying new from property developers means VAT (5% on a qualifying main home) and often a title deed issued years later; the contract lodged at the Land Registry protects you meanwhile, and your lawyer checks whether the developer's land is mortgaged. A resale carries the Land Registry transfer fee instead of VAT.

Should I use the developer's lawyer?

No. Use a lawyer who acts only for you, not for the seller or developer, and checks the title deed, encumbrances and permits before you pay a deposit.

What does it cost to buy property in Cyprus?

On a new home you pay VAT: 19%, or 5% on the first 130 m² and €350,000 of a main home up to €475,000 and 190 m². On a resale you pay the Land Registry transfer fee instead: 3% up to €85,000, 5% to €170,000 and 8% above, halved, so €8,600 on a €300,000 home. Stamp duty is abolished for contracts signed from 1 January 2026, lodging the contract costs €50 and a mortgage adds 1% of the loan. The home purchase costs calculator works out your case.

Does buying property in Cyprus give residency?

Not on its own. A qualifying investment can support an application for permanent residence; see permanent residence.

Can a non-EU citizen buy property in Cyprus?

Yes, with the consent of the Council of Ministers under the Acquisition of Immovable Property (Aliens) Law, Cap. 109. The application, Form Comm. 145, goes to the District Officer of the district where the property is, with a bank statement and the property's registration details; your advocate files it. EU and EEA citizens need no permission.

When must the contract be lodged at the Land Registry?

Within six months of signing, under the Sale of Land (Specific Performance) Law 81(I)/2011. Lodging costs €50 and protects you if the seller later tries to sell or mortgage the property. Your advocate lodges it at the District Land Office.

Who does what in a purchase?

A licensed estate agent finds and shows homes. Your own advocate checks the title and permits, negotiates and lodges the contract, and files the permit for non-EU buyers. We handle the steps, dates and documents; we do not sell property, and the legal checks are signed by a licensed Cyprus lawyer.

Sources

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