Delivery record
Questions to ask a developer about completed projects
A claim such as “100 completed projects” says little about the buyer's outcome. A development may look finished while it still awaits Final Approval, division or separate title deeds. Start by defining what completed means.
Ask the developer to define the status
- Physical building work is complete.
- The property has been handed over and can be occupied.
- A Certificate of Final Approval has been issued.
- An application for division has been filed or completed.
- Separate title deeds have been issued for the units.
These events occur at different times. The word completed, without a date and document, does not identify the project's actual stage.
Questions about timing
- What date was given to the first buyers and in the earliest marketing?
- What date appears in the contract, and does it differ from the advertising?
- When were units actually handed over?
- Which common areas or facilities remained unfinished after handover?
- Were deadlines extended, and how were buyers notified?
Questions about documents and operation
- Can the developer show the planning permit, building permit and Final Approval?
- Have separate title deeds been issued, and for what share of the units?
- Who manages the development and how are common expenses calculated?
- What defects were reported after handover and who remedied them?
- Can you speak to several owners without the sales team participating?
How to verify the answers
Save the current project page and look for earlier versions in a web archive. Compare promised dates with later press releases, independent coverage and evidence of actual handover.
A developer's statement can establish what the developer says, but it may not independently establish completion. A material conclusion is stronger when supported by an official document or an independent source.
How to read missing information
Cyprus has no complete public project-by-project register of construction promises and handover dates. Original dates for many low-rise projects were never published, so delay cannot be calculated reliably.
A missing date means that it could not be confirmed in public sources. It does not mean on-time delivery or a delay.
Sources and scope
Official sources support the procedures and records described here. The editorial checklists help a buyer prepare for due diligence but do not replace a review of the particular transaction by an independent Cyprus lawyer.
Official guidance on the land and contract checks buyers should make.
Official land services, forms and guidance.
How the project collects and compares public evidence and limits its conclusions.