Buyer reference
Terms found in contracts, DLS records, permissions and conversations with developers, with plain meanings, practical context and official references.
Showing 24 of 24
Rights and land
Certificate of Registration
The certificate recording immovable property in the DLS Land Register. It identifies the property, registered owner and ownership share.
Why it matters to a buyer
A title copy alone does not show every current charge; a recent Search Certificate is used for that check.
Rights and land
Separate registration
A distinct registration for a particular flat, house or other unit separated from the original land parcel or building.
Why it matters to a buyer
Until it exists, the buyer will usually be unable to register ownership of that specific unit immediately.
Rights and land
Official cadastral plan
An official DLS plan showing the location and boundaries of a registered land parcel.
Why it matters to a buyer
It identifies the parcel but does not replace checks of rights, permits or physical boundaries on site.
Rights and land
Land parcel
A land unit identified in the cadastral system by sheet, plan, section and plot references.
Why it matters to a buyer
A developer's lot number or project name is not necessarily the cadastral identifier.
Rights and land
Share in undivided property
A share in the whole property without a particular physical portion being registered to that owner.
Why it matters to a buyer
A one-half share does not automatically mean ownership of a particular half of the land or a particular house.
Rights and land
Right of way or other easement
A registered limited right to use another property, such as a right of access or passage.
Why it matters to a buyer
Check both easements benefiting the property and those burdening it.
Contracts and checks
Reservation
A preliminary private document that takes a property off the market temporarily in return for a payment or deposit.
Why it matters to a buyer
It is not a Sale Contract. Identify the property, payee, reservation period and refund terms in writing before paying.
Contracts and checks
Sale contract
The agreement between seller and buyer for the sale of identified immovable property on agreed terms.
Why it matters to a buyer
The developer's brand may not be the contractual seller. Verify the legal entity and its authority.
Contracts and checks
Deposit of contract of sale
Filing the signed sale contract with DLS for registration under the applicable procedure.
Why it matters to a buyer
Deposit does not transfer title, but it may activate protections under the Specific Performance Law.
Contracts and checks
Specific Performance Law
A legal mechanism for seeking performance of the contract and transfer of the property when the statutory conditions are met.
Why it matters to a buyer
Contracts from 12 December 2023 are subject to additional mechanisms and requirements, including a recent Search Certificate forming part of the contract.
Contracts and checks
Immovable Property Search Certificate
A DLS certificate reporting registered property, ownership and, depending on the search type, encumbrances and prohibitions.
Why it matters to a buyer
For contracts signed from 12 December 2023, the seller must attach a property certificate dated within five working days of the contract.
Contracts and checks
Charge / encumbrance
A registered right, claim or entry affecting property or the ability to deal with it.
Why it matters to a buyer
Identify the type, priority and release conditions of every encumbrance rather than accepting a general statement that a mortgage exists.
Contracts and checks
Registered mortgage
Security for a debt registered over immovable property in favour of a creditor.
Why it matters to a buyer
For a unit in a mortgaged development, the payment route and documented release mechanism are central checks.
Permissions
Town planning permit
The planning authority's decision on whether proposed development or a material change of use is acceptable.
Why it matters to a buyer
It addresses planning matters but does not by itself authorise building work to begin.
Permissions
Building permission
Permission for construction, demolition, extension, alteration or change of use, issued by the competent District Local Government Organisation.
Why it matters to a buyer
Match the permit number and approved plans to the exact project phase containing the property.
Permissions
Final Approval
The document issued through the applicable procedure concerning a completed building or works against the granted permission.
Why it matters to a buyer
Final Approval is a common informal label. Ask for the exact document name, number and copy.
Permissions
Development zone
The land category in the applicable development plan that sets permitted uses and principal development parameters.
Why it matters to a buyer
Two plots of equal size may have very different development potential because of zoning and special restrictions.
Permissions
Density coefficient
The permitted total floor area relative to plot area under the rules of the relevant zone.
Why it matters to a buyer
It is a planning ceiling, not a promise that the full theoretical area will be approved for a specific design.
Permissions
Site coverage
The maximum proportion of the plot that the building footprint may cover.
Why it matters to a buyer
Coverage is different from the combined floor area across all storeys.
Tax and fees
Property transfer
Registration of ownership moving from seller to buyer at DLS.
Why it matters to a buyer
Signing and depositing a contract may happen long before title is transferred.
Tax and fees
Immovable property transfer fees
DLS charges arising on registration of a property transfer where they apply to the particular transaction.
Why it matters to a buyer
The result depends on the deal and current reliefs. Obtain a calculation for the property rather than relying on a universal percentage in marketing.
Tax and fees
Value Added Tax
Tax that may apply to acquiring or constructing property depending on the nature of the transaction and asset.
Why it matters to a buyer
The 5% reduced rate for a primary residence has conditions and requires a certificate; it does not automatically apply to the whole price of every property.
Market
Buying off plan
Buying before construction is complete, sometimes before works begin, by reference to plans and a contractual specification.
Why it matters to a buyer
Permits, land, payment schedule, specification, delivery date, variation rights and delay protection become central.
Market
CBC RPPI
The Central Bank of Cyprus quarterly index based on residential property valuations supplied through credit institutions; 2010 Q1 = 100.
Why it matters to a buyer
It measures price movement over time and is not an average transaction price or price per square metre.
Legal and administrative terms were checked against material from the Department of Lands and Surveys, the government permissions portal, the Tax Department and the Central Bank of Cyprus. Definitions are shortened for readability.
This glossary helps readers understand documents and frame questions. It does not establish the legal status of a particular property or replace checks by an independent Cyprus lawyer, architect or tax adviser.