Building Permits & Planning Permission in Cyprus

In Cyprus a construction project passes through two permits: first a planning permit (πολεοδομική άδεια), also called a town planning permit or planning permission, and then a building permit, sometimes called a building licence. When the work is finished, the building authority issues a certificate of final approval, and only then can the Land Registry issue separate title deeds. Some older lists and lawyer pages call this service “Urban Planning Law”. English-speaking lawyers in Cyprus help owners and buyers at every stage.

Who needs it

• Owners who want to build a house, add a floor, a pool or an extension on their plot.
• Buyers who want to know before signing whether a house was built in line with its permits, see property purchase.
• Owners who discover irregularities when they try to sell or to obtain their title deeds.
• People who want to know what the planning zone of a plot allows before they buy it.

How it works in Cyprus

The planning permit decides whether and how a plot can be developed under its planning zone and building density; the building permit follows and covers the construction itself. Applications are prepared by an architect or engineer, who also supervises the works. At the end the owner applies for the certificate of final approval. Where the house differs from the approved plans, the certificate can be refused, or minor irregularities may be noted on the registration, which records them but does not make them lawful. Which office handles a file depends on where the property is, and local government has been reorganised in recent years.

What to look out for

Many buyers in Cyprus have waited a long time for title deeds because a development never received final approval. Schemes for legalising unauthorised works have been opened and closed more than once, so the rules in force are checked case by case. Delays in issuing permits are a common complaint, and a permit does not stay valid indefinitely if building does not start. For the transfer of the deeds, see property title transfer. This page is general information, not legal advice.

What a lawyer does

Obtains the permits and plans on file, compares them with the property, explains the gaps, works with the architect on applications and legalisation, and represents the owner in objections, in a recourse against a refusal and in disputes with a developer, see property rights and disputes.

Questions and answers

What is the difference between a planning permit and a building permit?

The planning permit approves the use and size of the development; the building permit approves the construction itself. In Cyprus both are normally needed, in that order.

Why does the certificate of final approval matter?

Without it separate title deeds are not issued, which affects selling, mortgaging and inheriting the property.

Can a house built without permits be legalised?

Sometimes. It depends on the kind of irregularity and on the scheme in force at the time, which a lawyer and an architect check together.

Are small works exempt from permits?

Some minor works are and others are not. The answer depends on the work and the plot, so it is checked before work starts.