Buying property abroad is always a sensible move, but often associated with additional risks — especially for foreigners.
In Cyprus, the attractiveness of the market stems from a combination of climate, jurisdiction, and investment potential, yet this does not eliminate cases of fraud and legal traps.
Below is an overview of the most common fraud schemes, real examples, and recommendations on how to reduce risks and make the transaction as safe as possible.
1. Why the real estate market in Cyprus becomes vulnerable
– Many foreigners choose to buy an apartment or house in Cyprus, creating an environment where scammers can exploit unfamiliarity with local specifics.
– Regulation of agency activity is not always perfectly adjusted: for example, in 2024 the Cyprus Real Estate Agents Registration Council recorded 125 convictions for unlicensed brokerage activity.
– Particular attention should be paid to the geopolitical situation: the division of the island, existence of unrecognized territories, property rights disputes — all of this creates additional complexity.
2. Real fraud schemes — and how they work
a) Selling property without valid ownership rights (Title Deeds)
This is one of the most common traps: the buyer signs the contract, pays part or all of the money, and later discovers that the title either does not exist, has not yet been issued, or the land is encumbered by debts.
Example: “British buyers in Oroklini” discovered that their house stood on land mortgaged to a bank and could be sold at auction.
(Investropa)
b) Selling property through unlicensed agents
An agent without proper registration may present himself as official, mislead the client on price, conditions, or documentation.
Context: in 2024 there were hundreds of complaints, 400 criminal cases against intermediaries.
c) Transactions involving property in disputed or occupied territories
Some properties in Cyprus have been sold in areas occupied after 1974, where the legal status remains highly uncertain.
Recent example: an Israeli developer received a criminal sentence for selling homes built on Greek Cypriot land in the northern part of the island.
d) Insufficient due diligence of all ownership shares or encumbrances
Inheritance divisions, multiple co-owners, unclear transfer chains — all this may lead to surprises after purchase: unexpected claimants, lawsuits.
e) Overpriced deals, fake projects, pressure on the buyer
“...almost every agent I spoke with tried to trick me… exaggerated prices, pressure, fake ‘limited availability’.” — from a Reddit discussion.
Sellers or agencies may use emotional tactics: urgency, “the only apartment like this”, hidden contract terms.
3. Warning signs (“red flags”) that should alert you
An offer that is “too good to be true” without a clear reason.
The agent refuses to provide a license or registered agency details.
The sale agreement is signed without proper verification of legal clarity and title ownership.
The land or property is located in an area with legal complications (occupied, disputed jurisdiction).
The Title Deed has not yet been issued, or its status is “in process”, but the seller insists on payment.
The contract contains clauses giving the seller or agency an “exit”, while the buyer loses money.
The agent or seller insists on cash payment or transfer to an unfamiliar account without proper banking transparency.
Absence of independent legal representation for the buyer — a very alarming sign.
4. How to protect yourself: recommendations for the buyer
Hire an independent lawyer specializing in real estate in Cyprus who does not work for the seller/developer.
Verify that the agent is licensed and registered with the Cyprus Real Estate Agents Registration Council.
Ensure that the Title Deed for the property has been issued and corresponds exactly to what is being sold. Clarify whether there are encumbrances, debts, or mortgages.
Make sure the property is located in a controlled jurisdiction, not in a disputed/occupied area without reliable legal protection.
Check all taxes, fees, and specifics — for example, property tax, municipal charges, plot status.
Make all payments officially, through the bank, under a contract that clearly states conditions and responsibilities of the parties.
Do not rush. Fraudsters often create time pressure (“only today”, “last unit available”). A good deal withstands due diligence.
At the slightest doubt — request additional verification: ownership history, court cases, property condition.
5. What to do if you suspect fraud
– Immediately contact your lawyer and agency if something does not match the contract or hidden terms are discovered.
– Report it to the licensing authority: Cyprus REA (or the relevant authority) or to the Cypriot police.
– Stop any further payments until the situation is clarified.
– Follow legal news and court practice: in recent years, Cypriot authorities have strengthened control over fraud cases.
6. Why reliability is especially important for Property One clients
Since Property One works with an international audience, especially with foreign buyers, it is crucial to provide safety, transparency, and expert support.
Any fraud complaint is not only a financial risk for the client but also a reputational risk for the agency.
By directing the buyer to verified properties with legal support, the agency demonstrates professionalism and responsibility.
7. Conclusion
Buying real estate in Cyprus can be an excellent decision: picturesque surroundings, market prospects, and attractive conditions.
However, without proper due diligence and caution, serious fraud risks are possible.
For a Property One client, it is important to understand:
the key factors are documents (especially the Title Deed), legal assistance, licensed agents, and transparent transactions.
When these conditions are met, risks are minimal — and the investment is safe.
In Cyprus, the attractiveness of the market stems from a combination of climate, jurisdiction, and investment potential, yet this does not eliminate cases of fraud and legal traps.
Below is an overview of the most common fraud schemes, real examples, and recommendations on how to reduce risks and make the transaction as safe as possible.
1. Why the real estate market in Cyprus becomes vulnerable
– Many foreigners choose to buy an apartment or house in Cyprus, creating an environment where scammers can exploit unfamiliarity with local specifics.
– Regulation of agency activity is not always perfectly adjusted: for example, in 2024 the Cyprus Real Estate Agents Registration Council recorded 125 convictions for unlicensed brokerage activity.
– Particular attention should be paid to the geopolitical situation: the division of the island, existence of unrecognized territories, property rights disputes — all of this creates additional complexity.
2. Real fraud schemes — and how they work
a) Selling property without valid ownership rights (Title Deeds)
This is one of the most common traps: the buyer signs the contract, pays part or all of the money, and later discovers that the title either does not exist, has not yet been issued, or the land is encumbered by debts.
Example: “British buyers in Oroklini” discovered that their house stood on land mortgaged to a bank and could be sold at auction.
(Investropa)
b) Selling property through unlicensed agents
An agent without proper registration may present himself as official, mislead the client on price, conditions, or documentation.
Context: in 2024 there were hundreds of complaints, 400 criminal cases against intermediaries.
c) Transactions involving property in disputed or occupied territories
Some properties in Cyprus have been sold in areas occupied after 1974, where the legal status remains highly uncertain.
Recent example: an Israeli developer received a criminal sentence for selling homes built on Greek Cypriot land in the northern part of the island.
d) Insufficient due diligence of all ownership shares or encumbrances
Inheritance divisions, multiple co-owners, unclear transfer chains — all this may lead to surprises after purchase: unexpected claimants, lawsuits.
e) Overpriced deals, fake projects, pressure on the buyer
“...almost every agent I spoke with tried to trick me… exaggerated prices, pressure, fake ‘limited availability’.” — from a Reddit discussion.
Sellers or agencies may use emotional tactics: urgency, “the only apartment like this”, hidden contract terms.
3. Warning signs (“red flags”) that should alert you
An offer that is “too good to be true” without a clear reason.
The agent refuses to provide a license or registered agency details.
The sale agreement is signed without proper verification of legal clarity and title ownership.
The land or property is located in an area with legal complications (occupied, disputed jurisdiction).
The Title Deed has not yet been issued, or its status is “in process”, but the seller insists on payment.
The contract contains clauses giving the seller or agency an “exit”, while the buyer loses money.
The agent or seller insists on cash payment or transfer to an unfamiliar account without proper banking transparency.
Absence of independent legal representation for the buyer — a very alarming sign.
4. How to protect yourself: recommendations for the buyer
Hire an independent lawyer specializing in real estate in Cyprus who does not work for the seller/developer.
Verify that the agent is licensed and registered with the Cyprus Real Estate Agents Registration Council.
Ensure that the Title Deed for the property has been issued and corresponds exactly to what is being sold. Clarify whether there are encumbrances, debts, or mortgages.
Make sure the property is located in a controlled jurisdiction, not in a disputed/occupied area without reliable legal protection.
Check all taxes, fees, and specifics — for example, property tax, municipal charges, plot status.
Make all payments officially, through the bank, under a contract that clearly states conditions and responsibilities of the parties.
Do not rush. Fraudsters often create time pressure (“only today”, “last unit available”). A good deal withstands due diligence.
At the slightest doubt — request additional verification: ownership history, court cases, property condition.
5. What to do if you suspect fraud
– Immediately contact your lawyer and agency if something does not match the contract or hidden terms are discovered.
– Report it to the licensing authority: Cyprus REA (or the relevant authority) or to the Cypriot police.
– Stop any further payments until the situation is clarified.
– Follow legal news and court practice: in recent years, Cypriot authorities have strengthened control over fraud cases.
6. Why reliability is especially important for Property One clients
Since Property One works with an international audience, especially with foreign buyers, it is crucial to provide safety, transparency, and expert support.
Any fraud complaint is not only a financial risk for the client but also a reputational risk for the agency.
By directing the buyer to verified properties with legal support, the agency demonstrates professionalism and responsibility.
7. Conclusion
Buying real estate in Cyprus can be an excellent decision: picturesque surroundings, market prospects, and attractive conditions.
However, without proper due diligence and caution, serious fraud risks are possible.
For a Property One client, it is important to understand:
the key factors are documents (especially the Title Deed), legal assistance, licensed agents, and transparent transactions.
When these conditions are met, risks are minimal — and the investment is safe.