My name is Gena. A lawyer with hands on construction and due diligence experience. I live in Paphos and inspect every property myself before I show it to you.
I am the developer's agent and I say so upfront. My commission does not change your price.
You can buy the home and then wait years for ownership. I am waiting for the Title Deed on my own house, so I know exactly where it gets stuck.
The rules for the reduced 5% rate changed on 16 June 2026. On a specific home the difference reaches tens of thousands of euros.
Handover in 20 months on paper sometimes means 30 in reality. I check the developer's track record and the penalty clauses.
A pool in the render does not mean a pool in the price. I read the price list line by line: what is included and what is a paid extra.
I do not sell the dream of the island. I help you keep your money on the way to it.
Before a property makes it onto this site, I run it through the same points every time. No exceptions for the developer.
I work with the developers directly. I verify availability and prices against the price lists and state dates honestly.
On Telegram or through the form. Tell me what you are looking for and why: to live in, to rent out, to move the family.
Budget, goal, timing, schools or the sea. I say honestly if I have nothing that fits your task.
Every property through the lawyer's checklist: documents, VAT, timing, what is in the price. With the downsides, not only the upsides.
I stay with you up to the contract and the handover of keys. I review the deal from the buyer's point of view: documents, specification, dates and the VAT calculation. I flag risks before you sign.
My services cost the buyer nothing: the developer pays the commission. That is exactly why I disclose my agent status upfront, not in small print.
The old 5% scheme on the first 200 square metres is gone for good. Now the 5% rate applies only to the first 130 square metres, and only while the price stays within the state caps. I calculate the difference on real examples.
Soon · all reviewsHow title issuance works in Cyprus, where the process stalls, and what to check before you sign the contract.
Soon · all reviewsA short digest: what is happening to prices in the villages of Paphos, which developments are completing, and what it means for the buyer.
Soon · all reviewsIt depends on the property and on you. Since 16 June 2026 the rule works like this: the 5% rate applies only to the first 130 square metres of the home, and only if its price stays within the caps set by the state. Anything above that is taxed at 19%. One more condition: it must be your first home in Cyprus and you must live in it yourself. That is why on a large house the reduced rate barely helps. How this lands on your deal I calculate before the deposit.
Yes: a video viewing, a power of attorney, opening an account and closing the deal remotely. But I always advise at least one visit before signing the contract. We will work out what can be done remotely and what needs you in person for your situation.
It is the certificate of ownership. The keys and the contract do not make you a full owner until the title is issued. On new builds it is awaited for years, and that is normal when the process is under control. I check the title status of the complex before the deal. I am waiting for mine too, by the way.
Programmes for buyers exist, the terms depend on the amount and type of property, and the requirements change from time to time. I will not rehash other people's articles: I will give you the current picture for your situation and tell you where a licensed immigration adviser is needed.
On properties under construction, usually yes: a first payment and a schedule tied to the construction stages. Terms differ from one development to the next. In each property review I show the schedule and work out what suits your budget best.
I will reply personally: on properties, VAT and documents. If I have nothing that fits your task, I will say so.
Message me on Telegram: @GenaCY_bot will pass your question to me. I will reply personally and send floor plans and current availability.
Message me on Telegram genacypaphos@gmail.com
