Can non-EU citizens buy property in Cyprus? As of September 2026, the short answer is yes, subject to a long-established permission process. At the same time, the government and Parliament are discussing proposals that could change some of these rules in future. This article explains both clearly and separately: what the law says today, and what is only under discussion.
Our aim is simply to set out the position as we understand it. Nothing proposed has become law, and final details have not been decided.
Who counts as a non-EU buyer in Cyprus?
The permission rules described in this article concern buyers from outside the European Union, often called third-country nationals, as well as companies controlled by them. Since Brexit this group includes buyers from the United Kingdom, alongside buyers from the Middle East, Asia and the Americas, among others.
Whether a particular person falls into this category can depend on nationality, residency and, for companies, ownership structure. This is one of the first points to confirm with an independent lawyer.
The current rules for non-EU citizens buying property in Cyprus
Today, purchases by non-EU citizens are governed by the Acquisition of Immovable Property (Aliens) Law, Cap. 109. Under this law, a non-EU buyer needs permission to acquire immovable property, and applications are made to the District Administration of the district where the property is located, according to the official gov.cy guidance on purchasing property.
Based on the official guidance, a foreign national or foreign couple can obtain permission for one of the options below. For a couple, the limit applies to them jointly.
| What may be acquired | Limit in the official guidance |
|---|---|
| A plot, or undivided land, to build a home for owner occupation | Up to 4,000 m² |
| Two homes | Up to two units, which may be at different stages of development |
| A home plus a shop | Shop of up to 100 m² |
| A home plus an office | Office of up to 250 m² |
These are the typical parameters described by the government, not a guarantee that a specific application will be approved. Individual circumstances matter, and the District Administration assesses each case.
How the process usually fits into a purchase
In most transactions, the buyer’s lawyer submits the application after the sale contract is signed, since a copy of the contract is among the documents requested, and the permission is needed before the property can be registered in the buyer’s name. Our guide to the property contract in Cyprus explains how the contract stage works.
Your lawyer will normally handle:
- Checking whether Cap. 109 applies to you or your company
- Confirming the plot size and property type fall within the usual limits
- Preparing and submitting the permission application
- Searching the Land Registry for mortgages or other encumbrances
- Depositing the contract at the Land Registry to protect your interest
Proposed changes: what is under discussion (not law)
Separately from the current law, proposals to tighten non-EU purchases have been debated in Cyprus during 2026. It is important to be precise about their status: these are proposals, they are not law, and final details have not been decided.
Here is what has been reported so far:
- A bill to restrict certain non-EU purchases was reported by Cyprus Mail in March 2026 as heading to the House plenum. Reported areas of focus included agricultural and forest land, land near the ceasefire line or critical infrastructure, and limits on property area.
- No such law was passed before the parliamentary elections of 24 May 2026.
- In September 2026, the Interior Minister said the government was ready to incorporate proposals into an updated law, and the House interior committee resumed discussion, as reported by Cyprus Mail. The committee was expected to look at purchases through companies in October.
What any updated law will contain, when it might be voted on, and whether it would affect existing owners or contracts already signed are not known. We do not think it is helpful to speculate. If the rules change, the details will be published officially and your lawyer can explain how they apply to you.
“Base your decision on the law as it stands today, not on headlines about proposals, and let an independent lawyer confirm how the rules apply to you.”
John Theodorou Group
How non-EU buyers can approach a purchase calmly
A property purchase is a long-term decision, and it is best made on your own timeline rather than in response to headlines. A few sensible steps apply to every non-EU buyer, whatever happens with the proposals.
First, appoint an independent lawyer who acts only for you, not for the seller or the developer. The Cyprus Bar Association is a useful starting point. Second, make sure the contract addresses what happens if permission is delayed or refused. Third, check the planning and title position of the property before you commit.
If you are also thinking about living in Cyprus, residency is a separate question from ownership. Our guide to Cyprus permanent residency through property investment covers the current requirements, and our earlier article on residence permits in Cyprus gives background.
Buying land rather than a finished home
Land deserves extra care. The usual plot limit under Cap. 109 already applies, and reported proposals have specifically mentioned agricultural land and plot sizes. Before considering a plot, read our guide to buying a plot of land in Limassol and ask your lawyer how the current rules apply to that specific parcel.
How John Theodorou Group can help
As a family-owned Limassol developer building since 1978, we are used to supporting buyers from many countries. We do not give legal advice, but we can explain our projects, share the documents your lawyer will need, and coordinate with your legal adviser throughout the process.
Frequently asked questions
Can non-EU citizens buy property in Cyprus in 2026?
Yes. As of September 2026, non-EU citizens can buy property with permission under Cap. 109, granted through the District Administration, typically within set limits for a home.
Has Cyprus banned foreign buyers?
No. Restrictions have been proposed and are under discussion, but they are not law and their final details have not been decided.
Do I need a lawyer for the permission application?
It is strongly recommended. An independent lawyer can check your eligibility, prepare the application and protect your position in the contract.
If you would like to discuss a purchase, please contact our team and we will be happy to talk you through our current projects.
This article is for general information only and reflects our understanding of the rules as of September 2026. It is not legal, tax or financial advice. Rules change, so please confirm the details with an independent lawyer or tax adviser before making decisions.
