Inheriting Property in Cyprus – Wills, Succession Laws, and Probate Guide (2025)

Inheriting Property in Cyprus – Complete Guide (2025)

Inheritance law in Cyprus combines elements of common law tradition with European Union regulations, creating a unique framework for succession. Understanding how property passes to heirs is essential for both residents and foreign investors to ensure assets are protected and distributed according to their wishes.

Legal Framework for Inheritance in Cyprus

Inheritance in Cyprus is governed primarily by the Wills and Succession Law (Cap. 195). Key provisions include:
• Forced heirship rules – certain heirs (spouse, children, parents) cannot be fully disinherited.
• Freedom to dispose of part of the estate through a will.
• EU Succession Regulation (Brussels IV), which allows foreign residents to elect the law of their nationality for succession matters.

Making a Will in Cyprus

Any adult of sound mind may make a will in Cyprus. Formal requirements include:
• The will must be in writing.
• It must be signed by the testator.
• It must be witnessed by at least two independent witnesses.
Foreign residents are strongly advised to prepare a Cypriot will covering their local assets to avoid conflicts and delays.

Intestate Succession (No Will)

If a person dies without leaving a will, their estate is distributed under intestacy rules. The order of succession gives priority to spouse, children, parents, and siblings. Foreign heirs are entitled to inherit, though additional documentation (translations, apostilles) may be required.

Probate Process in Cyprus

The probate process is overseen by the District Court. Steps include:
• Application for grant of probate (if there is a will) or letters of administration (if intestate).
• Appointment of executor or administrator.
• Verification of the will, identification of assets, and settlement of debts.
• Distribution of the estate to heirs.
The process can take months to years depending on complexity.

Inheritance Taxes in Cyprus

Inheritance tax was abolished in Cyprus in 2000. There is no estate duty on property transfers following death. The only fees that may apply are transfer fees if heirs later sell or formally transfer ownership of the property.

Rights of Foreign Heirs

Foreign heirs are generally treated equally to Cypriot citizens in succession matters. However, they may need to provide translated and apostilled documents to prove their rights. Wills drafted abroad may be recognised if properly legalised, though a Cypriot will is strongly recommended for local property.

Common Pitfalls in Inheritance Cases

Inheritance disputes in Cyprus often arise due to:
• Invalid or missing wills.
• Disagreements among heirs.
• Long probate delays.
• Unregistered properties that complicate succession.

Case Study

A British family with property in Paphos avoided a lengthy inheritance dispute by drafting a Cypriot will that complied with forced heirship rules. This ensured clarity in property distribution and avoided probate delays.

Practical Tip

Foreign residents should always prepare a separate Cypriot will for assets in Cyprus. This simplifies probate and reduces the risk of disputes or delays.

Internal Links

• /title-deeds-in-cyprus/

• /cyprus-property-taxation/

• /risk-management-cyprus-real-estate/

• /buying-process-in-cyprus/

External Links

• Cyprus Bar Association – https://www.cyprusbarassociation.org/

• EU Succession Regulation (Brussels IV) – https://eur-lex.europa.eu/

• Cyprus Courts Service – https://www.court.gov.cy/