Cyprus Property Forum for Buyers, Sellers & Investors

Hi,
I came across this forum while researching potential for building on our land near Kato Drys.
The land is approx 21000 sq m, registered in Γ3 planning zone.
It has a wide shingle road running to it from the main road but no utilities.
There are a few properties within 500m although I'm not sure if they're residential or agricultural.

The DSL Portal info states:
Zone Γ3
Build factor 10%
Cover factor 10%
Max height 8.3m
Max floors 2

I have come across some interesting comments regarding Γ3 zone, e.g. https://cyprus101.com/agricultural-land ... -new-laws/

But found nothing 'official'...are there any distinct rules/regs around building on such land? Or is it very much a case-by-case basis?

Finally, I am a Cypriot living in the UK hoping to retire to Cyprus and have Cypriot ID.
Any useful info greatly appreciated.

Thanks in advance...

Hi Astipalea and welcome to the forum.

Γ3 is an Agricultural Zone. There's currently an embargo on building residential buildings in an agricultural zone.

The article you referred to is way out of date.

Regards

Nigel Howarth wrote: 10 Oct 2024 14:30 Hi Astipalea and welcome to the forum.

Γ3 is an Agricultural Zone. There's currently an embargo on building residential buildings in an agricultural zone.

The article you referred to is way out of date.

Regards

Ah, OK. Many thanks for clarifying.
I don't suppose it was specified how long the embargo is for...

Astipalea wrote: 11 Oct 2024 13:25I don't suppose it was specified how long the embargo is for...

No, we don't know for how long the embargo will remain in force. It was imposed a few years ago to prevent land speculation.

Regards,

Nigel Howarth wrote: 12 Oct 2024 08:30

Astipalea wrote: 11 Oct 2024 13:25I don't suppose it was specified how long the embargo is for...

No, we don't know for how long the embargo will remain in force. It was imposed a few years ago to prevent land speculation.

Regards,

Makes sense, I guess. Thanks for confirming.

Hi Astipalea

If you're looking to buy land to build a home, you should look for land in zones starting with H.

There's a spreadsheet on my website that lists all the planning zones at https://www.news.cyprus-property-buyers ... yprus.xlsx

Regards,

Nigel Howarth wrote: 14 Oct 2024 11:04 Hi Astipalea

If you're looking to buy land to build a home, you should look for land in zones starting with H.

There's a spreadsheet on my website that lists all the planning zones at https://www.news.cyprus-property-buyers ... yprus.xlsx

Regards,

Or Ka, depending on where you want to be.

Nigel Howarth wrote: 14 Oct 2024 11:04 Hi Astipalea

If you're looking to buy land to build a home, you should look for land in zones starting with H.

There's a spreadsheet on my website that lists all the planning zones at https://www.news.cyprus-property-buyers ... yprus.xlsx

Regards,

Very useful thanks!

Pantheman wrote: 14 Oct 2024 12:25 Or Ka, depending on where you want to be.

Or T for tourist zone. These are often beach front land, not always though.

What's the main difference between Ka and H?

Check out the planning zones on my website - https://www.news.cyprus-property-buyers ... yprus.xlsx

Cheers,

Thanks Nigel. If I interpret correctly: Seems like it is pretty much the same quality-wise, and the main difference is that different regions use different codes.

Nigel Howarth wrote: 10 Oct 2024 14:30 Hi Astipalea and welcome to the forum.

Γ3 is an Agricultural Zone. There's currently an embargo on building residential buildings in an agricultural zone.

The article you referred to is way out of date.

Regards

Hello Nigel,
Can't find any details about a blanket embargo on residential buildings outside of residential zones. As a default they are not allowed, but there are exceptions in most policy statements. Can you let me know of the directive you are talking about?

Hi xamenos

The ban was imposed more than 10 years ago to stop land speculation. I expect the announcement is lurking somewhere on the Interior Ministry's website. And the law/regulations on the cylaw.org website.

An article on the subject was also published last year - Buying land or plot in Cyprus.

Regards,

xamenos wrote: 27 Jul 2025 11:24

Nigel Howarth wrote: 10 Oct 2024 14:30 Hi Astipalea and welcome to the forum.

Γ3 is an Agricultural Zone. There's currently an embargo on building residential buildings in an agricultural zone.

The article you referred to is way out of date.

Regards

Hello Nigel,
Can't find any details about a blanket embargo on residential buildings outside of residential zones. As a default they are not allowed, but there are exceptions in most policy statements. Can you let me know of the directive you are talking about?

Depending on Where you are, many location now have a local plan (Topiko Sxedio) as opposed to the Policy Statement (Dilosi Politicis). This will tell you the usage. There are some exceptions depending on certain criteria, but this is not blanket. Better ask the planning department for the district the land is in, as I have noticed they don't all operate with the same rules.

Some of the criteria I am aware of:

1. Must have a registered road
2. Be wishing 200m of the residential zone
3. Be wishing the water network
4. You must have no other residential land to your name
5. You must be from that location
6. You apply to the Ministry of Interior for the exception
7. Can't remember anything else at this time.

Thank you Nigel and Pantheman for the information, much appreciated.