Updated
GL-S-07
Glossary · Cyprus PR
Specific performance law - buyer protection in Cyprus
A law that lets the buyer demand transfer of the property under the contract
01 / In 30 seconds
The short answer
- What it is
- A law that lets the buyer demand transfer of the property under the contract
- Number
- Law 81(I)/2011 (Specific Performance, Ειδική Εκτέλεση)
- Condition
- The sale contract is deposited with the DLS
- What it gives
- Protection from new mortgages and sales of the property
02 / In plain words
What Specific performance law means
The Specific Performance Law 81(I)/2011 (in Greek Ειδική Εκτέλεση) protects property buyers in Cyprus. It lets the buyer demand the property itself, not just a refund.
Protection starts with the deposit: a contract filed with the DLS gives the buyer priority over new mortgages and sales. The seller can no longer quietly mortgage or resell the property - the entry is visible in the register.
For an existing developer mortgage the law provides forms A and B, which the lawyer uses when there is no bank release letter for the flat. That is why we deposit within 1-2 weeks of signing, not at the end of the 6-month window.
A simple example
A client signs and deposits the contract a week later. A month on, the developer takes a new loan on the plot, but the bank sees the deposited contract and the client's flat stays outside the new mortgage.
When the law applies
- The developer tries to resell the unit
- The seller wants to mortgage it after signing
- There is a developer mortgage on the plot
- The developer delays handover
- A dispute over transfer
03 / What it covers
What the law gives
Conditions
- Written contract
- Deposit with the DLS
- 6 months from signing
Protection
- From new mortgages
- From a second sale
- Buyer priority
Rights
- Demand transfer
- Go to court
- Forms A and B for a mortgage
Related laws
- 139(I)/2015 on titles
- Certificate rule 132(I)/2023
- Cap. 109 for foreigners
04 / How it works
How protection starts
Contract
Signed, certificate attached.
Preparation
Tax number, power of attorney for the lawyer.
Deposit
Contract filed with the DLS, €50.
Register entry
The contract shows in the property certificate.
Protection in force
New mortgages and sales do not override your contract.
05 / Key facts
What matters
01Key condition
Deposit
Without a contract filed with the DLS there is no protection under the law. Fee €50.
02Protects from
New mortgages and sales
The contract entry is visible in the register. A bank or later buyer will see it.
03Developer mortgage
Forms A and B
For an existing mortgage - forms under this law or the bank's release letter.
04Deadline
6 months
The law allows 6 months to deposit. We file within 1-2 weeks.
Common mistakes
Thinking a signed contract already protects you
Protection under the law starts with the deposit. Before that the contract exists only between the parties.
Delaying the deposit
We file within 1-2 weeks. In those days the seller could still mortgage the property.
Forgetting the existing mortgage
The law protects from new mortgages. An old one needs a bank letter or forms A and B.
06 / Expert advice
How to prepare in advance
Get a Cyprus tax number and give your lawyer a power of attorney before signing: then the contract is deposited at once and protection starts in the first days.
What we do for you. We deposit the contract right after signing and, if there is a developer mortgage, arrange the bank letter or forms under the law.
Igor VentsHead of real estate, Title Deed and property checks
07 / Questions
Frequently asked questions
Law 81(I)/2011, which lets a buyer demand transfer of the property under the contract.
After the contract is deposited with the DLS.
New mortgages and a second sale of the property.
For that you need a bank letter or forms A and B under this law.
6 months by law. We file within 1-2 weeks.
Indirectly: PR also requires a deposited contract.
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