No More Planning or Building permits!!!

[Pantheman]

Its in Greek, but cab easily be translated.

https://www.philenews.com/oikonomia/kyp ... knaSiXNo4o

I can't believe this, we are going to be heading for chaos.

[Nigel Howarth]

Yes - chaos

I have the article in English & will publish late tomorrow.

Regards

[Nigel Howarth]

I've published. Presumably building permits will still be needed?

[Transmitter Man]

Nigel, Where exactly did you publish this? I cannot located it under Announcements! Thanks. David

[Nigel Howarth]

Hi David,

I published the article in Cyprus Property News - Ministry to axe building permits for low-risk developments.

Regards,

[tom.want]

So if I want to build a single home one a single plot, I don't need a planning permit and the architect guarantees the building conforms to the regulations? Regardless of the size of the plot and the house?

[Nigel Howarth]

Hi tom

The proposed changes designed to simplify the application process have yet to be agreed. Once the new process has been agreed and published, we'll all have a better idea of what's needed.

Regards,

[Pantheman]

So if I want to build a single home one a single plot, I don't need a planning permit and the architect guarantees the building conforms to the regulations? Regardless of the size of the plot and the house?

This applies to official building plots or 'Oikopedo'. Not any piece of residential land.

[tom.want]

This applies to official building plots or 'Oikopedo'. Not any piece of residential land.

Thanks for the clarification. So - speaking practical terms for the typical expat situation - it will be the case for smaller plots of 500-1000m² which you typically find after a developer bought 30.000m² residential land, built roads, had it subdivided into building plots 'Oikopedo' and now wants to sell these individually for profit.

It will not be the case when an expat wants to buy a larger 10.000 - 40.000m² residential land pot and build a 1000m² villa. For that you still need a building permit.

Is there a way in DLS to tell the difference between a residential plot which will require a building permit (colored blue after activating "Density Values_SqM") and the subset of these which will not require a permit?

[Nigel Howarth]

Hi tom

Assuming you're British, Brexit has dealt Brits wanting to move to Cyprus a serious blow.

Your options to buy property are now severely limited. See Buying property in Cyprus and visiting post Brexit.

Regards,

[Pantheman]

This applies to official building plots or 'Oikopedo'. Not any piece of residential land.

Thanks for the clarification. So - speaking practical terms for the typical expat situation - it will be the case for smaller plots of 500-1000m² which you typically find after a developer bought 30.000m² residential land, built roads, had it subdivided into building plots 'Oikopedo' and now wants to sell these individually for profit.

It will not be the case when an expat wants to buy a larger 10.000 - 40.000m² residential land pot and build a 1000m² villa. For that you still need a building permit.

Is there a way in DLS to tell the difference between a residential plot which will require a building permit (colored blue after activating "Density Values_SqM") and the subset of these which will not require a permit?

A non EU citizen can only purchase a residential plot of up to 4014m2 with the sole purpose to build a residence in reasonable time. It is not the norm to buy such large areas of residential land to build a single home, above all else it'll be very expensive depending where you buy it.

And yes you will need a Planning AND building permit.

[tom.want]

A non EU citizen can only purchase a residential plot of up to 4014m2 with the sole purpose to build a residence in reasonable time.

Born and bred in Austria, so the 4k m² limit doesn't apply to me forunately. Is "in reasonable time" an actual requirement for non-EU buyers?

It is not the norm to buy such large areas of residential land to build a single home, above all else it'll be very expensive depending where you buy it.

I come from a country of snow and very little buildable land due to the geography of the alps. Now I want sun and space. The availability of large residential plots and agricultural land in Cyprus has me dreaming of a lemon orchard. I am looking for something around 10k m² or larger. I can dream, right?

From what I have read, agricultural plots theoretically still offer the option to build a single home under some circustances, but limit the size of the house and you can't build a pool. You might not get a permit at all, depending on circumstances.

So I am left with two options: Pay up and get a large residential plot, or find the (rare) perfect combination of smaller residential plot with adjacent, cheap, large agricultural plot. Is it legally possible to fence your agriculatural plot? How about about a stone encircling wall that would run all the way around the residential plot and agricultural land? Dreams, dreams.

And yes you will need a Planning AND building permit.

I was reading the Cyprus' planning laws page to try and understand the difference between planning permit and building permit. In Austria this usually there is usually only one-step, eg a building permit required, except if you need a change to the zoning (because you want a higher building or greater density), then you need a zone planning permit before the building permit. But from what I understand the Cyprus planning permit is not about changing the zoning (max floors, height, etc), but just about checking if the building conforms to the zoning restrictions available in DLS?

You say it is not the norm, but legally it is still possible to buy any size residential plot and use it for a single home, correct?

I also read about enforced public green spaces. Is that only required when a developer subdivides a large piece of residential plot into smaller individual plots or does it apply to single homes on large plots as well? In other words, if I buy a 10k residential plot for a single home, do I have to give away part of that plot for public green space?

[Pantheman]

I answer as follows:

1. Is "in reasonable time" an actual requirement for non-EU buyers? -- YES

2. Is it legally possible to fence your agriculatural plot? How about about a stone encircling wall that would run all the way around the residential plot and agricultural land? - You will need a Planning permit to put up a fence around the Agricultural plot. Walls around residential plot are governed by height and type. When you apply to build your hose you need to include the type of fencing, it may or may not be approved depending where you build. You may have to fall in line with what's already around you.

I wouldn't bank on getting permission on agricultural land this has 'stopped' now, although there are certain criteria where it is possible, although I am not totally sure how this might apply to non Cypriots.

3. but just about checking if the building conforms to the zoning restrictions available in DLS? - Correct. The planning permit checks the regulations of the zone you wish to build in.

4. You say it is not the norm, but legally it is still possible to buy any size residential plot and use it for a single home, correct? - YES of course it is legal, I say it is not the norma as most people don't want or have the money to buy such large areas for a single dwelling.

5. In other words, if I buy a 10k residential plot for a single home, do I have to give away part of that plot for public green space? - Yes you do, they may even ask for further space for public utilities and or walkways. Depending on location you may have to also give access to an adjoining plot that is enclosed. Before you go buy such a plot, you need to seek professional advice, lest you be left with not what you dreamed of.

6. If you hunt enough, you ,ay just fond a property built in a large agricultural plot that obtained planning / building permits in the past before things changed.

If we can assist in any way, let us know

Good luck

[tom.want]

4. You say it is not the norm, but legally it is still possible to buy any size residential plot and use it for a single home, correct? - YES of course it is legal, I say it is not the norma as most people don't want or have the money to buy such large areas for a single dwelling.

I've done a bit of searching and sometimes it appears possible to get a good deal on large plots. Sure, if you want the sea-front 10k m² plot with direct road access it will be 1 million+. But if you're willing to search further inland in the hills of the south or a couple hundret meters away from the coastline in the Greek north, then you sometimes find large plots going for low-ish 6 digits.

5. In other words, if I buy a 10k residential plot for a single home, do I have to give away part of that plot for public green space? - Yes you do, they may even ask for further space for public utilities and or walkways. Depending on location you may have to also give access to an adjoining plot that is enclosed. Before you go buy such a plot, you need to seek professional advice, lest you be left with not what you dreamed of.

Thanks for the warning. I am willing to take a little bit of risk and am going in with the expectation that it will take 5 years to sort out issues like road access, utilities, green spaces, building permits etc.

6. If you hunt enough, you ,ay just fond a property built in a large agricultural plot that obtained planning / building permits in the past before things changed.

I'd rather not be stuck with something on agricultural land where it will be hard to get any changes or additional buildings approved. There seem to be plenty of undeveloped residential zones which are not popular for some reason. Either too remote, too close a landfill or zoned Touristic but only 1 floor (why do that?). That's what I am looking for. Large and cheap for a reason which matters to others, but which I don't care about or cheap because of problems which I have to sort out. In short: I want a rough, uncut diamond and then spend some time to make it shine. It may not work out, but it will be an adventure.

If we can assist in any way, let us know

I appreciated all the free advise you (and Nigel) give on forums here. I really do respect that, because in my experience people who publicly post on forums to help others out, truly are some of the most competent people you can find. I am happy to pay for competent advise.
Your website says you're focues on eastern Cyprus, I am mainly looking in the west. Do know that market? Let me be perfectly straight forward: I am unlikely to buy a property from your portfolio and earn you a comission. It is possible that I buy property which has never been advertised. I my experience these are some of the best deals. I spend more time in DLS looking for good plots and I do on property websites.
I am however looking for advise and services and am willing to pay for that. I'll need to get a lawyer too (and soon), but also looking for somebody with real estate insight or access to tools which I don't have access to.

For example, at the moment I'd need a way to find out the owner of plots which are not advertised anywhere. This might be for actual plots I am interested in, as well as all neighbouring plots, to know my potential future neighbour landowners (often these are also empty plots).
I understand there is no public access to title deeds and you need a legitimate reason to access these according to Cyprus law. Can you provide a service like that for a fee?

[Nigel Howarth]

For example, at the moment I'd need a way to find out the owner of plots which are not advertised anywhere. This might be for actual plots I am interested in, as well as all neighbouring plots, to know my potential future neighbour landowners (often these are also empty plots).

When we were looking for land, we visited our local Community Council who put is in contact with a local family who were selling two building plots.

I understand there is no public access to title deeds and you need a legitimate reason to access these according to Cyprus law. Can you provide a service like that for a fee?

No-one can do this unless they have an interest. See New title search procedures in Cyprus.

Regards