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17th January 2022
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Top 5 tips: Buy Cyprus property safely

PAUL OWEN, the Chief Executive of AIPP, the Association of International Property Professionals, gives us his top 5 tips on buying overseas property.

I often get cries for help from people who have come to Cyprus on a two week holiday and thought “this is nice, I’ll buy a property”, without really investigating what it would really be like – too many people fall into this trap. To avoid doing the same thing yourself, follow Paul’s top 5 tips below:

Buying property is not a process to be rushed. You need time to research the market as a whole and your particular destination of choice. You should also spend time researching the companies in the market place – using the right professionals will save you time, money and stress. Investing time at the beginning of the process will save you time later.

1. Independent lawyer

  • No matter what anybody tells you, no matter how easy it all seems and no matter how lovely the agent seems, ALWAYS use an independent lawyer to represent you throughout the purchase of your property overseas.
  • It is the lawyer’s job to protect you and inform you.
  • You will need to pay the lawyer a fee – accept that as part of your purchase costs. This is not an area in which to keep costs down.
  • The definition of ‘independent’ is that the lawyer represents you and only you.

2. Do the numbers

  • Make sure you know your budget before you start looking at properties – this should include at least a provisional mortgage offer if you’re borrowing money.
  • Don’t then be tempted to buy more properties than you can afford (particularly on off-plan properties) hoping to sell the extra properties before completion unless you fully understand the risks as well as the rewards (see point 5).
  • If borrowing money, your repayments will stretch over several years, years in which lending criteria and borrowing costs may change. Discuss the long term repayment with a financial specialist before proceeding.

3. Beware exchange rate movements

  • The rates do not need to move substantially to affect the value of your purchase. When you start looking, £100,000 may buy you a certain property – a 10% drop in the value of the £ against the Euro, for example, may then put that property out of your budget. If you’ve already signed contracts to buy, this could cause you a problem. Speak to specialists in this area and secure your rate of exchange early.
  • The rate fluctuations will also affect the costs of mortgages (if you raise the mortgage overseas and earn your income at home). Again, speak to a foreign exchange specialist to highlight the risks and to take appropriate action.

4. Use professional agents and developers

  • There are few, if any, guarantees when buying property, at home or overseas. Using an independent lawyer (see point 1) significantly reduces the risks you take on an overseas property purchase and employing a professional agent or buying from a professional developer will also help you.
  • Ask lots of questions. 3 year old children are known for asking lots of questions (why? why? why?) and you should follow their lead when talking to agents about a purchase. Initially, focus questions on the company itself, not the properties for sale. Dig around for details on the founders of the company and the track record of the company. Ask for client testimonials (real ones) and make sure you find out in detail exactly what service they offer. Don’t just take their word for it – ask for details on their service in writing, preferably in the form of some type of ‘Terms of Business’.

5. Remember the reward : risk ratio

  • If you are buying property overseas as an investment (as many people have done in recent years), you need to bear in mind that big returns may come with significant risks. Be careful to assess the possible downsides to an investment property as well as the enticing investment numbers that could be achieved if all goes to plan.
  • Take your time and follow these tips and there is no reason why you’ll be taking any more risk buying overseas than you do at home.

Paul Owen
Chief Executive, AIPP

For more information and advice, visit The Association of International Property Professionals – AIPP

Editor’s note.

The Association of International Property Professionals (AIPP) does not sell property. It is a non-profit organisation whose sole aim is to improve the standards of professionalism in the international property market, helping the industry and the public.

The AIPP was established provide the consumer with confidence, and the industry professionals with a united voice.

For further advice see:

List of English speaking lawyers provided by the British High Commission in Nicosia

Top 5 legal tips for property buyers

Top 10 pitfalls to avoid when buying property in Cyprus

Top 10 property contract clauses

How to reduce your risks when buying off plan

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