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Pitfalls: Buying a plot and building timber house

Posted: 25 Aug 2016 13:01
by Adam
Hello All,

I am currently considering buying a plot and building a timber house (probably 3b bungalow) on it. The plot owner and timber house developer are not the same, and not even linked to my knowledge. My main motivation for doing what is admittedly the most bureaucratically complex way of getting a home is cost and time. I intend to buy the plot first with cash and then finance the construction with a relatively small loan. Fortunately I have enough money to do so, and would like to minimize debt as much as possible. Also, construction time for wooden homes is to my understanding much faster than concrete construction. I am also fortunate to have a solicitor friend and a surveyor friend who are both Cypriots and who will advise me as I go along. The wooden house developer comes recommended for professionalism and honesty.

Having followed Nigel's articles, I am well aware that purchasing and constructing here in the ROC is a bit of a minefield. While I know of the general problems concerning title deeds in the ROC, I am a first-time buyer and want to be extra careful which is why I have enlisted help.

As it never hurts to wear suspenders and a belt (so I'm told), I would like to ask the forum for your thoughts regarding the potential pitfalls of acquiring a home in this manner.

Thanks in advance.

Re: Pitfalls: Buying a plot and building timber house

Posted: 25 Aug 2016 21:06
by Nigel Howarth
Hello Adam & welcome to the forum.

I did what you are planning - I bought a plot of land in 1992 and then built when we moved to Cyprus in 2002.

You need to ensure that you can build on the plot of land you're planning to buy. Although may be able to get an 'off the record' thumbs up/down (as the case may be) from the planning office, you will not get a final decision until until the planning and building permits have been issued.

Getting the deeds for the land is the vital thing, once you have that deed anything you build on the land will be yours. (It took us 4 years to get the deeds because the owner of the adjacent field claimed that 5 metres of our land - and everyone else's land that abutted his field - was his. The court decided in our favour I'm pleased to say.)

The bureaucracy was no problem - our architect handled getting all the permits, etc. He also oversaw the construction work.

It sounds as if you've found a decent developer. That's good because in the early days when we started to build every man and his dog were building timber homes with varied degrees of success.

A couple of things we did that we did may be useful to you:

1. With the exception of the the light fittings and electrical sockets and cabinets in the bathrooms, we sourced all the other fixtures and finishes including the floors, internal wooden doors, lighting, kitchen and bathroom suites ourselves - and got a price from our main contractor to fit them.

2. We subcontracted the mechanical engineering - solar water heating, underfloor heating system from a specialist company. (Our contractor used the same company to carry out all of the plumbing work).

We've been in the house for 12 years with no major problems. We had the entire house redecorated earlier this year and will be replacing a couple of taps in the kitchen and utility room - and loo seats!.

I found the whole process of 'self-build' very enjoyable. We got on well with our contractor and apart from a few minor problems during the aluminium shutters, which he fixed, it was all plain sailing.

I hope you're planning to stay in Cyprus when your house is built to keep an eye.

Regards & every success.

Re: Pitfalls: Buying a plot and building timber house

Posted: 27 Aug 2016 22:53
by Pantheman
You don't state whether the plot is in a residential area or agricultural.

If residential, usually won't be a problem if there is an official road access. Although get your surveyor to check.

If it is agricultural, I highly recommend that you only buy the plot once the planning permit has been issued, not on say so's of getting a permit. I had such a situation where we were advised we will get the permit, up until the last moment the planning officer told us to come pick it up, but when it went to his boss for sign off, it was rejected.

The planning department have instructions from Nicosia planning authority not to issue planning permits on agricultural land easy unless some conditions are met and even then as they do not want to develop agricultural plots so be very careful.

I think you and Nigel have most of the other things covered.

Good luck.

Re: Pitfalls: Buying a plot and building timber house

Posted: 25 Mar 2024 11:23
by Bejinariu
Hi everyone and thank you for welcoming me to the forum!

Currently I am looking for a plot for my parents who will wish to built a wood home, ideally a bungalow 3 or 4 bedroom. From what I gather the value lies into finding an agricultural plot which you know for sure approval will be granted. ( maybe impossible to guarantee) This begs the question; if you have the title deed at purchase you can do as you see fit on your own land right?

Does this resonate with anyone else?

Thank you

Re: Pitfalls: Buying a plot and building timber house

Posted: 25 Mar 2024 13:05
by Nigel Howarth
Hi Bejinariu and welcome to the forum

Building a home on agricultural land is currently prohibited. The earlier messages were posted in 2016, but the ban was introduced later to prevent land speculation as people bought agricultural land close to planned roads, etc. in the hope its value would increase.

All land is 'zoned' and what you are allowed to do with any land you purchase is governed by its zone and other factors that determine the height, coverage and building density. (Zones may be residential, industrial, agricultural, green belt, touristic, or for animal rearing)

Even if you buy land and have its Title Deed, you cannot do whatever you wish with it - you can only do what's permitted by its zoning. Even if you buy residential land, it has to be within 600 feet (I think) of a public road and you'll be restricted to the height, number of floors coverage and building density.

There's a spreadsheet (in Greek) on the data.gov.cy site that lists the zones - see Memorandum on Town Planning Zones of the Republic of Cyprus.

Regards,

Re: Pitfalls: Buying a plot and building timber house

Posted: 25 Mar 2024 13:05
by Nigel Howarth
Hi Bejinariu and welcome to the forum

Building a home on agricultural land is currently prohibited. The earlier messages were posted in 2016, but the ban was introduced later to prevent land speculation as people bought agricultural land close to planned roads, etc. in the hope its value would increase.

All land is 'zoned' and what you are allowed to do with any land you purchase is governed by its zone and other factors that determine the height, coverage and building density. (Zones may be residential, industrial, agricultural, green belt, touristic, or for animal rearing)

Even if you buy land and have its Title Deed, you cannot do whatever you wish with it - you can only do what's permitted by its zoning. Even if you buy residential land, it has to be within 600 feet (I think) of a public road and you'll be restricted to the height, number of floors coverage and building density.

There's a spreadsheet (in Greek) on the data.gov.cy site that lists the zones - see Memorandum on Town Planning Zones of the Republic of Cyprus.

Regards,