land + construction + rent for non-EU citizens

[AntonM]

Good afternoon, everyone.
I searched for information for a long time until I found your forum. Now I would like to confirm my biggest concerns with the professionals here.
We wanted to buy a plot of land for the subsequent construction of a small weekend house. The idea was to buy agricultural land, put up a prefab house and garden on weekends. Did I understand the information I found earlier correctly:
- Are agricultural lands not being sold to non-EU members now?
- can a non-EU member only buy a "resident" plot to build a house? and then with restrictions
- is it true that even after the construction of such a house, as a non-EU citizen, I will not be able to rent it officially by the day (for example, through Airbnb) until I live there on weekdays (since I will not be able to get a license for it in principle). So I'm building just for my family's living?
- do I understand correctly that for the construction of any house, including a frame type (or container), it is necessary to obtain a building permit, or are there exceptions?
- in this whole situation, does it matter if I am an individual or do I arrange everything on behalf of the company? since the owner is also not an EU citizen.

Our initial data: family (non-EU citizens), residence permit in Cyprus, we live and work here, there is no other real estate.

I will be glad to receive any answers and advice from you.
Thank you.

[Nigel Howarth]

Good afternoon AntonM and welcome to the forum.

I published an article in January 2021 that answers your questions. See [urlhttps://www.news.cyprus-property-buyers.com/202 ... d=00161115]Buying property in Cyprus and visiting post Brexit[/url], which applies to all non-EU nationals.

There's no problem renting the property - I know a number of non-residents who rent via Airbnb.

Regardless of what you intend to build - container, timber frame, etc., etc. You will need planning permission and building permits.

Regards,

[AntonM]

Good afternoon AntonM and welcome to the forum.

I published an article in January 2021 that answers your questions. See [urlhttps://www.news.cyprus-property-buyers.com/202 ... d=00161115]Buying property in Cyprus and visiting post Brexit[/url], which applies to all non-EU nationals.

There's no problem renting the property - I know a number of non-residents who rent via Airbnb.

Regardless of what you intend to build - container, timber frame, etc., etc. You will need planning permission and building permits.

Regards,

Thanks for the information.
Yes, I read your article as well, but I didn't find any mention of agricultural land anywhere. I also read on the Internet that it is possible to build a house only for independent living and this excludes the possibility of renting. In this regard, is it possible to find the full text "The Acquisition of Immovable Property (Alliance) Law, Cap. 109" somewhere so that I can try to figure it out myself.

[Pantheman]

Good afternoon AntonM and welcome to the forum.

I published an article in January 2021 that answers your questions. See [urlhttps://www.news.cyprus-property-buyers.com/202 ... d=00161115]Buying property in Cyprus and visiting post Brexit[/url], which applies to all non-EU nationals.

There's no problem renting the property - I know a number of non-residents who rent via Airbnb.

Regardless of what you intend to build - container, timber frame, etc., etc. You will need planning permission and building permits.

Regards,

Thanks for the information.
Yes, I read your article as well, but I didn't find any mention of agricultural land anywhere. I also read on the Internet that it is possible to build a house only for independent living and this excludes the possibility of renting. In this regard, is it possible to find the full text "The Acquisition of Immovable Property (Alliance) Law, Cap. 109" somewhere so that I can try to figure it out myself.

Non EU cannot buy agricultural to build as you are unlikely to get any building permit. Agricultural land is no longer developable only under very specific conditions that you will probably not meet.

They can buy land up to 4014 m2 with the purpose to build a single dwelling in reasonable time. As you require permits only build zones can get these.

As for renting it, I would question whether you can let it out if you bought and built it under the Cap 109 law. As the house is intended for you and your family . Others may be doing it, but it doesn't mean it is legal.

As for the law, it is written in Greek. However, I did find this, but can't be sure if it is current.:

http://www.mfa.gov.cy/mfa/embassies/emb ... penelement

and this one.

https://www.olc.gov.cy/olc/olc.nsf/E95B ... %20LAW.pdf

Good luck.

[AntonM]

Good afternoon. After collecting all the information, this is what I understood. Everything you wrote seems to be true. It seems my idea is doomed to failure ;( In any case, thanks for your time and links.

[Transmitter Man]

Anton, Just my 2c from living here for 10 years. I am niether a professional or expert on the subject. I am a British (so non-EU) citizen with permant residency in CY. I purchase a vineyard in Pissouri prior to the UK leaving Europe so this may of saved me! The land is in a protected zone (Z3). so no construction allowed. If, you can find a way to legally to purchase land then find some not in a protected zone such as Zone G3. It should have a registered path, track or road, I think within 500m then it is possible to get a single dwelling permit to build with certain restrictions as my next neighbour has succeeded in doing this. However, he is a Cypriot national. An alternative route, and legal if you can purchase land is to contact your local agricultural office and ask them what size 'warehouse' (Αποθήκη) they will allow on the land for growing. They have leaflets on the amount of trees, vines or whatever that you have to adhere to and they will come and inspect. The build size is small, but it is a start and you are able to update the title deed to show this 'authorised' construction. I have been down this avenue in the last 3 months here in Limassol. Photo shows looking across my Z3 3750 SqM former vineyard to the track (under registration) to Nicholas' 80 SqM bungalow on G3 land - and very nice it is too. His land is smaller than mine. https://ibb.co/85kpgGw I hope you can find a legal way to obtain land. Cyprus is not short of it, especially the undeveloped east.

[AntonM]

Thank you for your attention to my question and the detailed description of your experience.

[Sandy_BB]

Hi Transmitter Man, that is a great answer and very interesting thanks for posting. I too am looking at buying agricultural land, just to have as a hobby plot for veggies, fruit trees etc. I was thinking about buiilding a small, but smart shed/workshop on there maybe 30sq/m on a concrete slab. Not to live in or even sleep in initiallly, but maybe creep towards overnighting in the future. The local agent has said there are all sorts of permissions required even for this, so where is the first point of call to find this information? Is it the community office? I am most interested in finding out if agricultural water is available to the plots I have seen and how this might work if water is not piped in.

I was unware of the road access issues and how these impact on my plans. I too am a Brit but have just applied for residency so not sure what my status is with regards to buying property as we already have a house there.

Any additional thoughts would be very welcome....

[Nigel Howarth]

Hi Sandy & welcome to the forum.

As Brits are no longer EU citizens, you may be permitted to buy a second property for your personal use (i.e. a holiday home.) But you will not be permitted to buy land.

Please refer to my article - Buying property in Cyprus and visiting post Brexit.

Regards,

[tom.want]

An alternative route, and legal if you can purchase land is to contact your local agricultural office and ask them what size 'warehouse' (Αποθήκη) they will allow on the land for growing. They have leaflets on the amount of trees, vines or whatever that you have to adhere to and they will come and inspect. The build size is small, but it is a start and you are able to update the title deed to show this 'authorised' construction. I have been down this avenue in the last 3 months here in Limassol.

Please clarify. I don't understand why the agricultural office would decide the size of a warehouse / agricultural building on agricultural plots?

I always thought agricultural plots are zoned for building density and coverage like residential plot and go through the same planning / building permit process at the same authorities as residential projects.

I really want to understand what the agricultural office has got to do with it?

[Sandy_BB]

Hi Nigel,

Thanks for your reply and the article is very helpful, although I am a bit confused. Our local (well established) Cypriot real estate agent knows that I am a Brit and we have had a number of conversations on purchasing land - I am surprised he hasn't mentioned anything....I will double check what's going on,

Regards,

S

[Pantheman]

I think it is time people mentioned who these 'Estate Agents' are, so people can be aware.

Buying land is not the same as buying a house/apt. Many agencies just employ 'assistants/associate' that have no knowledge or expertise on such matters. Even if they are considered 'Reputable'.

You need to speak to Agents that understand the rules/laws regarding land purchases and what you can do with it and whom can buy it.

[Transmitter Man]

To Tom,

Pantheman posted this and it's how I understand it from what I have read re land purchase by non-EU citizens.

P-man is a professional and I am not:-)

I purchased an apartment and agricultural land prior to Brexit.

I have permanent residence here.

Regarding a 'warehouse' on agricultural land this is completely seperate than applying for any kind of building permit as such.

I have explored both avenues with regards 'any' type of construction on my land. My neighbour in the photo I posted earlier successfully gained a build permit for an 80 SqM single story dwelling. Unfortunately we have another neighbour who complained and I believe there is at least one condition in that the dwelling is not for permanent residence. The complainer built his 'villa' in the 70's without any planning permission. (It's even listed as such on Google maps My neighbour's bungalow is built in a 'non protection' zone (G3) which possibly helped him somewhat. My land opposite is in a protection zone (Z3) where no permit is granted AFAIK. The track between is going through registration however even when fully registered we are still outside the required distance from a residential zone. So, as you can image Tom, lots of obstacles and impossible going down this route for me regardless. However, my land was, and still is registered as a vineyard with Limassol Agricultural Office. If I were to replant the land to their stipulated requirements then 'they' not the Lands Office are able to offer permission for a warehouse on the land, and a very small one in my case circa 20 SqM. So, good enough for my cat to enjoy the weekends. The land you see in the photo is 3,760 SqM. Both properties are in my name. SWMBO & I are thinking of two options, selling the existing land and looking for agricfultural land in a non-protection zone with a registered road access or very close by and being now non-EU it would be in my wifes name only or that of a registered company (have to check the current legal situation there) and see if anymore doors open regarding the construction of a small bungalow (even if we have to plant 100 trees). I'd like to hear what P-Man has to say about the above from a professional point of view. My wife has zero property registered in her name in Cyprus.