A note that appears on many property titles in Cyprus reads: "Registration not based on the current plan." 

Based on research carried out by our firm, this means that a registration update is required to align the title with the current plan — and once that update is completed, the actual area of the property may differ from what is currently recorded.

Why This Happens

Historically, immovable property in Cyprus was recorded in handwritten land registry books. The area figures in those books do not always correspond to the plans in use today. For example, a property may show a registered area of 6,689 sq.m. in the old books, while the current plan — the one the Land Registry uses today — records only 5,017 sq.m.

The Update Process

Upon application by the owner, the Land Registry opens a file with the purpose of updating the registration and correcting the discrepancy. The correct area is not determined by a boundary demarcation but by on-site inspection and measurement of the relevant plans.

Important: The property cannot be transferred until the registration has been updated, unless a specific exemption is granted.

Trifonas Mamas 

Property Valuer (MRICS–ΕΤΕΚ) 

Registered Estate Agent