Legal counsel for real estate transactions in Cyprus
Nicosia
A small, English-speaking European island, less than an hour’s flight from Tel Aviv - and one of Israelis’ most sought-after destinations. Those who come as tourists discover Cyprus, and some of those who discover it buy. Our role: to check the registration, the protective mechanisms and the tax position before the purchase closes.
- Flight time from Tel AvivUnder one hour
- Israeli buyersCouncil of Ministers approval required
- Closing costsApprox. 8%-10% on top of the purchase price
- On the groundCooperation with a local law office in Larnaca
Why Israelis choose Cyprus
Cyprus combines proximity, a familiar language and a legal system based on English common law. It has also become a business and technology hub in the Eastern Mediterranean, and Israel is one of its key tourism markets. For Israeli business owners, Cyprus can also form part of legitimate international planning within the European Union - when it is done properly.
What to know before you enter
- Delays in issuing the title deed (Title Deed) are the most common risk in the market. The remedy: depositing the sale contract with the Land Registry immediately upon signing.
- Buyers who are not EU citizens, including Israelis, require Council of Ministers approval - which is usually granted without difficulty.
- Closing costs amount to approximately 8%-10% on top of the purchase price and should be planned for in advance.
- The north of the island is not part of the Republic of Cyprus, and purchasing there carries material legal risk.
How we support you in Cyprus
- 1
Purchase and letting support
From negotiation through to transfer of ownership.
- 2
Due diligence
Legal, financial and physical review, including the status of the title deed and encumbrances on the project.
- 3
Contracts and registry deposit
Drafting the contract and depositing it with the Land Registry to protect the buyer.
- 4
Entities and international tax
Establishing legal entities and tax planning in relation to Israel.
- 5
Residency through investment
Assessing and guiding residency processes linked to real estate investment.
- 6
Local team
Coordinated work with lawyers, engineers and contractors on the ground.
Adv. Ilan Leibovitch is an Israeli attorney. Advice and acts under local law are carried out by lawyers and notaries licensed in the relevant country, coordinated by the office.
How it works in Cyprus
- 1
Due diligence
Ownership, title deed, encumbrances on the land and permits.
- 2
Sale contract
Drafting and signing, with mechanisms to protect your funds.
- 3
Stamp duty and registry deposit
Depositing the contract with the Land Registry immediately after signing.
- 4
Council of Ministers approval
For buyers who are not EU citizens.
- 5
Transfer of ownership
Paying the transfer fees and registering the property in your name.
Why us
For several years we have worked in cooperation with a local law office in Larnaca, and we maintain relationships with local agents, contractors and engineers - experience built on transactions actually completed.
Guides · Cyprus
Land Registry Transfer Fees and Stamp Duty in Cyprus: Calculation, Exemptions and Discounts
How much Cyprus Land Registry transfer fees cost, when a 50% reduction or exemption applies, and what happened to stamp duty from January 2026, with examples.Title Deeds in Cyprus: The Problem of Stuck Deeds and How to Protect the Buyer
Why thousands of Cyprus buyers still lack a Title Deed, what the 2025 law changed, and which checks and contract clauses protect you when buying from a developer.Depositing the Sale Contract at the Land Registry in Cyprus (Specific Performance): Why It Is the First Step After Signing
Depositing the sale contract at the Cyprus Land Registry creates a charge for the buyer and prevents double sale. Deadlines, documents and doing it from Israel.Taxation of Rental Income in Cyprus: Individual or Cypriot Company, Double Taxation and Reporting in Israel
Cyprus rental income tax for Israelis in 2026: tax brackets, abolished special levy, 15% company holding, no treaty with Israel, and Israeli reporting routes.Reduced VAT on a Residential Apartment in Cyprus: Eligibility Conditions, Who Qualifies and What Has Changed
5% reduced VAT on a Cyprus apartment: who qualifies, 130 sq m, EUR 350,000 and 475,000 ceilings, 10-year residence duty, end-2026 extension, 2026 changes.Permanent Residency in Cyprus Through Real Estate Investment: The Investment Threshold, Conditions and What Not to Promise Yourself
Cyprus permanent residency via property: EUR 300,000 plus VAT in a new home, EUR 50,000 income, who is included, and what it does not give: citizenship or work.Northern Cyprus vs. the Republic of Cyprus: The Legal Risk of Buying Property in the North and Why It Matters to Israelis
Buying in northern Cyprus exposes the buyer to civil claims, criminal proceedings and a European arrest warrant. How it differs from the Republic and how to check.The Council of Ministers Permit in Cyprus for Non-EU Buyers: When It Is Required, Limits and Process
An Israeli buying real estate in Cyprus needs a Cap. 109 permit. When it is required, its limits, how to apply, EU passport and company questions, and the reform.
Frequently asked questions
What is a Title Deed, and why is it discussed so often?
It is the official document of title to the property. In many projects it has been issued years late, so the most important protection for a buyer is depositing the sale contract with the Land Registry immediately upon signing and checking the encumbrances on the project.
Does an Israeli need approval to buy property in Cyprus?
Yes. Buyers who are not EU citizens require Council of Ministers approval. It is usually granted without difficulty, but it carries conditions and limitations that are worth understanding in advance.
Is it advisable to buy in Northern Cyprus?
The north of the island is not part of the Republic of Cyprus, and purchasing there carries material legal risk, including ownership disputes. We recommend approaching any such offer with great caution, and before making any payment.
Considering a transaction in Cyprus?
A sound international transaction begins long before signing. A short introductory call will clarify whether, and how, we are the right firm to support you.
- Office
- 7 Hanafat HaDegel St., Ness Ziona, Israel
- Bucharest
- Bucharest, Romania