Contracts & Agreements

1. Reservation form

The first document. It names the specific unit, the agreed price, the reservation fee, and the period during which we hold the residence off the market while contracts are prepared — typically three to four weeks.

The fee is credited against the purchase price on signing the contract of sale. It is refundable if we cannot deliver clear title or if a condition we agreed in writing is not met.

2. Contract of sale

The binding agreement, drafted in English with a Greek counterpart where required. It records the parties, the plot and unit, the property description, the price and payment schedule, the construction programme and delivery date, penalties for delay, and the transfer of title.

Your lawyer lodges the contract with the Cyprus Land Registry for specific performance, which protects your right to the property before title deeds are issued.

3. Specification schedule

Annexed to the contract, this is the exact list of what is being built: structure and insulation, joinery, kitchen and bathroom brands, flooring, glazing, mechanical and electrical systems, energy performance, landscaping and common areas.

• Any substitution must be of equal or better quality and agreed in writing.
• Approved architectural drawings and unit plans form part of the schedule.
• Optional upgrades are recorded in a separate variation order with its own price and effect on programme.

4. Payment stages

Payments are tied to verified construction milestones — never to the calendar alone. A typical structure runs from reservation and signing, through foundations, frame, envelope and finishes, to a final balance on delivery, with each stage certified before it becomes due.

All transfers are made to the project account named in the contract. We never change bank details by email alone; always confirm by phone with your named contact.

5. Title deeds, VAT and fees

We deliver separate title deeds for each residence. Your lawyer handles the transfer at the Land Registry once the certificate of final approval is issued.

Buyers are responsible for VAT at the applicable Cyprus rate, transfer or title fees, stamp duty, their own legal fees and utility connections, unless the contract states otherwise. Reduced VAT may apply to a qualifying primary residence — your lawyer will confirm eligibility.

6. Snagging, handover and warranties

Before handover we walk the residence with you and record a snagging list with agreed completion dates. You receive the keys, a homeowner file with as-built information, appliance documentation and maintenance guidance.

Structural elements carry the statutory warranty period under Cyprus law. Waterproofing, mechanical and electrical installations and appliances carry the manufacturer and installer warranties listed in your homeowner file, and we remain your single point of contact for the defects period stated in the contract.

7. Management and community rules

Where a development has shared grounds, pools or amenities, ownership includes a share of the common property and membership of the management committee. The regulations covering service charges, use of amenities, short-term letting, pets and external alterations are provided before signing so nothing is a surprise later.

8. Buying from abroad

Non-resident buyers can complete remotely. Your lawyer can act under a limited power of attorney, documents can be signed electronically or before a notary, and where required we assist with the Council of Ministers permission for property acquisition by non-EU nationals.

9. Independent representation

We insist that every buyer appoints an independent Cyprus lawyer. We are happy to introduce firms we have worked with, but we never act for both sides. For document questions, contact info@arvora.com.cy or call +357 25 482 610.