The new Urban Amnesty Plan has been approved during today’s session of the Council of Ministers, and it will come into effect immediately for a limited period of just six months.
This amnesty is designed to allow property owners to legalize unauthorized constructions within approved developments, as long as these violations are minor and do not significantly alter the overall development or affect the comfort of neighbors. Examples of such violations include enclosing open spaces, converting verandas into enclosed areas, building pergolas, BBQ areas, and similar modifications.
According to official sources, thousands of unauthorized structures exist in buildings that, due to planning infringements by owners or developers, have not been able to receive final approval, and as a result, cannot obtain Title Deeds. This amnesty gives owners of such properties the opportunity to resolve these issues.
The Problem with Title Deeds
One of the ongoing issues in Cyprus, particularly with foreign buyers, is the difficulty in obtaining Title Deeds due to planning violations. Many buyers have been trapped in situations where they have fully paid for their property but cannot get Title Deeds because the developer has made planning or building violations, or has failed to complete required infrastructure, such as roads, green spaces, or sewage systems. For instance, Lionel Grancourt, a buyer, cannot receive his Title Deed because the roads and sewage system in his development have not been completed.
The same issues also affect Cypriots. Many local buyers have paid in full for their properties but are also unable to obtain Title Deeds due to the irregularities committed by contractors. In some cases, buyers receive Title Deeds marked with “notes” regarding violations. This means the property cannot be sold or mortgaged unless the buyer corrects the violations, often at their own expense, even though it was the developer’s fault.
In light of these issues, the government has launched this new amnesty to provide an avenue for people to legalize their properties. For those looking to invest in the Cyprus real estate market, this could be a good opportunity, as it provides a legal mechanism to resolve longstanding planning issues. To explore available properties, you can visit index.cy for a comprehensive list of properties for sale in Cyprus.
Who Can Apply for the Amnesty?
The amnesty is open to owners of the following types of properties:
- Residential units
- Industrial, storage, livestock, and agricultural developments
- Commercial and office spaces (additions to ground-floor shops)
- Recreational and entertainment spaces such as cafes, restaurants, and snack bars
A key requirement is that the property must have an existing planning or building permit by the date the Council of Ministers approved the amnesty, September 13, 2024. Additionally, the unauthorized construction must have been completed before this approval date.
Why Introduce a New Amnesty?
In 2015, the Council of Ministers introduced a similar amnesty program to legalize unauthorized constructions. However, that plan only applied to buildings licensed before 2015, limiting its effectiveness. The program resulted in only 3,151 applications, a small number compared to the total number of properties in Cyprus with planning violations.
The new amnesty aims to address this by applying to a broader range of properties and allowing owners to obtain Title Deeds and approval certificates, which can facilitate sales, mortgages, and investments.
Terms and Conditions
For properties to qualify under the amnesty, several conditions must be met:
- The building must have been approved with a planning or building permit before September 13, 2024.
- Unauthorized modifications must have been completed before this date.
- The modifications must comply with the building’s overall morphology and architecture and not negatively impact the environment, neighboring properties, or public safety.
In cases where a property has exceeded its building density limit, the amnesty includes a provision requiring owners to pay financial compensation, calculated based on the current value of the property as determined by the Department of Lands and Surveys. These funds will be directed to the Special Funds of the Cyprus Land Development Corporation (KOAG) to support affordable housing projects.
Conclusion
This new Urban Amnesty Plan provides property owners across Cyprus with a valuable opportunity to resolve long-standing planning violations and finally obtain the legal Title Deeds for their homes and businesses. This could have a significant positive impact on the real estate market, encouraging more transactions and investments. To see a list of properties currently available for sale in Cyprus, check out INDEX.cy.
With the introduction of this amnesty, the government hopes to clear up thousands of pending cases and improve the legal certainty for property buyers and sellers alike. For those looking to make new investments, this amnesty could be the key to unlocking real estate that has been stuck in legal limbo for years.
source: Cyprus Property News
