The Cyprus property market remains one of the most attractive in the Mediterranean. Yet with growing investor interest come schemes that may put the security of a transaction at risk.
One of the riskiest areas involves purchasing property without a ready Title Deed and structuring the deal through an assignment contract.
In this article, the team at Anisad.com, together with market experts, has gathered up-to-date information on how to verify a property correctly and avoid falling into grey areas.
What is a Title Deed and Why Does it Matter?
A Title Deed is the official ownership certificate confirming your legal right to a specific property. It is the ultimate guarantee of the transaction.
Without a Title Deed you are, in practice, only acquiring the right to obtain the property in the future — and that gap often becomes a field for manipulation.
Assignment Contracts: Tool or Trap?
An assignment contract is used when a buyer resells their rights to a property before the individual Title Deed has been issued.
In practice, it works as follows:
- The first purchaser signs a sale agreement with the developer.
- A new buyer acquires the rights under that agreement via assignment.
It sounds convenient, but there are pitfalls:
- until the Title Deed is issued, you do not hold full ownership rights;
- hidden developer debts or mortgages may exist;
- there have been cases of the same property being resold several times through separate assignment contracts.
Risks in 2025
- Around 60% of new properties in Cyprus still enter the market without ready Title Deeds.
- 30–40% of units may carry encumbrances such as mortgages, court claims, or developer debts.
- In August 2025, the Ministry of Interior confirmed that the Land Registry accepts filings even without the District Officer’s permit — effectively bypassing restrictions under Cap.109 on foreign ownership (Cyprus Mail, In-Cyprus). This simplifies transactions but heightens the risk of grey schemes and abuse.
Recent Legislative Changes
Law 132(I)/2023
- Sellers are obliged to provide a fresh land search certificate (no older than 5 days) when signing a contract.
Law 110(I)/2025 — “Framework for Trapped Buyers”
- Adopted in summer 2025 to assist purchasers who have paid in full but have not received a Title Deed due to developer debts or encumbrances.
- Key provisions:
- If the property is fully paid, the buyer may petition the court for forced transfer of the Title.
- While proceedings are ongoing, enforcement actions (such as auctions) are suspended.
- Applications must be filed within 45 days.
- The law applies to contracts lodged with the Land Registry before 31 December 2024.
- Title transfer must be possible within 2 years and 8 months of the law coming into force (KPK Legal, Connor Legal).
Drafting a New Law to Replace Cap.109
The Ministry is preparing legislation to replace outdated Cap.109, which will:
- tighten requirements for foreign buyers;
- introduce mandatory financial source checks;
- close loopholes with assignments;
- strengthen Land Registry oversight.
Checklist: How to Protect Yourself
- Confirm whether the Title Deed exists or when it will be issued.
- Request a land search certificate no older than 5 working days.
- Ensure the main sale contract was lodged with the Land Registry within 6 months of signing. If not, subsequent assignments may be invalid.
- Work only with an independent lawyer, not linked to the seller or developer.
- Check whether the property qualifies under the new “trapped buyers” regime — this may serve as a fallback for securing your Title via court.
Conclusion
Assignment contracts remain a legal instrument, but only under conditions of transparency and proper legal control. The key principle is simple: without a Title Deed, you do not yet hold full ownership.
Verify documents, rely on independent lawyers, and keep abreast of legislative changes. This will protect you from grey practices and allow you to invest in Cypriot property with genuine security.
Explore vetted offers from trusted developers and agencies at Anisad.com — an international platform focused on transparent transactions and buyer safeguards.
