Inheritance and Property Ownership in Cyprus

⚖️ Basic Information
Southern Cyprus operates under the Common Law legal system, which differs from Slovak or Czech inheritance law.

Since 2015, Cyprus has also applied EU Regulation No. 650/2012, which allows EU citizens residing in Cyprus to choose which legal system will govern the inheritance of their estate.

This means that a foreign national (e.g., Slovak, Czech, Hungarian) may decide whether their property in Cyprus will be inherited under Cypriot law or under the law of their home country.

1️⃣ Who Can Own Property in Cyprus

EU citizens may own property without restrictions – apartments, houses, land, and multiple units.

Non-EU nationals require approval from the Council of Ministers; however, in cases of inheritance, ownership is automatically transferred to the heir without the need for a separate application.

💡 Ownership rights to the property pass to the heir upon the owner’s death, even if the property was linked to an investment-based residence permit (PRP) – the heir inherits the property together with all associated rights.

2️⃣ Inheritance Law under Cypriot Legislation

If a person does not make a choice of legal system (e.g., has no will), Cypriot inheritance law applies, which includes forced heirship – mandatory shares for close relatives.

Distribution of estate under Cypriot law:

💡 A portion of the estate may be freely bequeathed (disposable portion), while the remainder is inherited compulsorily according to law.

3️⃣ Last Will and Testament

In Cyprus, every resident or property owner can create a will, specifying who will inherit their estate in Cyprus.

Options:

• The will may cover only property in Cyprus, or
• The entire estate under Cypriot law.

Requirements:

• Must be in writing, signed, and witnessed by two individuals.
• It is recommended to store the original with a lawyer or notary.
• The will can be amended or revoked at any time.

💡 A Cypriot will may be written in English, and may include a reference that inheritance is governed by the law of the home country (e.g., Slovak Republic) – in accordance with EU Regulation No. 650/2012.

4️⃣ Transfer of Property After Death

After the owner’s death:

• A lawyer submits the death certificate and a copy of the will to the District Land Office.
• The office issues a Certificate of Transfer of Ownership (Probate).
• Heirs may transfer the Title Deed to their own name or sell the property.

Required documents:

• Original Title Deed
• Death Certificate (apostilled and translated)
• Will or court decision
• Verified IDs of heirs
• Tax clearance certificates – confirming that all taxes and fees have been paid

5️⃣ Inheritance Tax

💶 There is no inheritance tax in Cyprus. This is one of the biggest advantages for investors.

Since 2000, inheritance tax has been completely abolished – there are no fees or taxes on the transfer of property to heirs.

Heirs are only responsible for:

• Administrative fees at the Land Registry (approx. €50 – €100)
• Legal fees for the transfer of title (approx. €300 – €500)

6️⃣ Inheritance for Foreign Nationals (Expats)

If the property owner is from another EU country:

• They may choose the legal system of their home country (e.g., Slovak or Czech inheritance law), or
• They may retain Cypriot law if they reside in Cyprus and have a permanent residence permit.

💡 It is recommended to specify this choice in the will; otherwise, inheritance will follow local Cypriot law.

7️⃣ Property Ownership After the Death of a Partner

• If the Title Deed is registered in both spouses’ names, the surviving partner automatically becomes 50% co-owner.
• The remaining 50% is transferred to the deceased’s rightful heirs.
• If the Title Deed is registered in the name of only one spouse, a lawyer will handle the inheritance procedure and transfer the property to the rightful heirs.