The short answer
When you buy new-build near Limassol you are buying a specification and a payment schedule. Verify the energy class, the written specification sheet, the staged payment milestones, the delivery clause, the warranty terms and the Land Registry deposit of your contract of sale — in that order.
Key points
- Depositing the contract of sale at the Land Registry within six months protects your rights before the title deed issues.
- Payments should be tied to construction milestones, never to calendar dates alone.
- The specification sheet, not the brochure, is the contractual description of your home.
- Energy class A with a heat pump changes the running cost of the house for its whole life, not just its rating.
The specification sheet is the real brochure
Renders sell; the specification sheet is what you can enforce. It should name materials and systems rather than describe them: insulation type and thickness, glazing specification, heating and cooling system, sanitary ware allowance, kitchen allowance, external works and landscaping scope.
Where an item is an allowance rather than a fixed product, the allowance figure should be written down. Vague wording is the single most common source of handover disputes in Cyprus.
Payment schedule and delivery
A typical Cyprus new-build schedule is 5% on reservation, 25% on contract, staged instalments against construction milestones, and roughly 30% on delivery. Milestones should be physical and verifiable — foundations, frame, roof, blockwork, plaster, finishes — so a payment is never due for work that has not happened.
| Stage | Share | Trigger |
|---|---|---|
| Reservation | ≈5% | Unit removed from the market, price frozen |
| Contract of sale | ≈25% | Signature and Land Registry deposit |
| Construction milestones | ≈40% | Verified stages of the build |
| Delivery | ≈30% | Handover, snag list, warranties |
Protections to insist on
Three protections do most of the work: an independent Cyprus-registered lawyer acting only for you; deposit of the contract of sale at the Land Registry within six months of signing; and a written defects and warranty period after handover with a named process for reporting.
Extraland runs the entire pipeline in-house — land, design, construction, handover and after-sales — so the party that built the house is the party that answers the snag list.
Frequently asked
It gives your purchase priority against later claims on the property and lets you seek specific performance. Your lawyer must deposit within six months of signing.
It shows up as lower bills every month for the life of the house. Class-A construction with a heat pump and proper insulation typically runs a fraction of the heating and cooling cost of an uninsulated pre-2000 Cypriot house.
Depending on the build stage, yes — layout and finish changes are usually possible before the relevant works begin, and are agreed in writing as a variation to the contract.
Next steps
Last reviewed 20 August 2026. General information, not legal or tax advice — always instruct an independent Cyprus-registered lawyer.