The Cyprus Land Registry was established in 1858 during the Ottoman Empire and is considered the oldest department of the public service. Initially known as “Defter Hane,” it was responsible for registering agricultural land granted for rent to citizen-farmers. In 1878, with the island’s transition from Ottoman rule to British colonial rule, the basic functions and objectives of the Land Registry were retained, but gradual modernization of the department followed.
As is well known, the Ottoman Land Code was repealed and replaced by Cap. 224 – The Immovable Property Law, which came into force on 01/09/1946.
The then colonial government, aiming for complete and systematic administration of Cyprus, recognized the need for topographic and cadastral mapping. Thus, under the appointment of Herbert Horatio Kitchener, the British left their mark by mapping the entirety of Cyprus, creating a model cadastral system.
Today, the Land Registry stands as one of the largest departments in the Public Administration and falls under the Ministry of the Interior. Its role is to implement existing land laws, while its Director possesses quasi-judicial powers in many matters—though subject to judicial oversight.
In recent years, the department has made slow but steady efforts to leverage technology, following practices from other countries, upgrading the Land Information System and offering some online services. Notably, the emergence of the DLS PORTAL platform and the ARIADNI System has been significant, offering services that citizens are gradually embracing.
However, the COVID-19 pandemic in 2020 revealed that these upgrades were not sufficient, marking the need for a new era for the Land Registry. In particular, further digital development of the department is necessary to ensure that property transactions are not disrupted.
The department seems to have taken this position into account. Following the President’s address on 29/04/2020, it issued a press release showing, at first glance, a shift in that direction.
According to the press release, applications are divided into four categories:
- Applications without appointments
- Applications accepted by appointment
- Applications submitted through the DLS PORTAL or ARIADNI
- Applications sent by email
Categories of Applications
- Without appointment: Only applications for registration of encumbrances on properties or prohibitions on natural/legal persons are accepted.
- By appointment: For transfers (gifts/sales/exchanges) and mortgages. Requests for appointments must be made via email to the respective District Land Officer at the following addresses:
District | |
Nicosia | nidlo@dls.moi.gov.cy |
Kyrenia | kydlo@dls.moi.gov.cy |
Famagusta | fadlo@dls.moi.gov.cy |
Larnaca | ladlo@dls.moi.gov.cy |
Limassol | lidlo@dls.moi.gov.cy |
Paphos | padlo@dls.moi.gov.cy |
- Via DLS PORTAL / ARIADNI: Only for applications included in these systems (e.g., search certificates, title deed copies, boundary reports, etc.). These applications are exclusively submitted online.
- Other applications: Those not falling under the above three categories are accepted via email at the following addresses:
District | |
Nicosia | nidlo-applications@dls.moi.gov.cy |
Kyrenia | kydlo-applications@dls.moi.gov.cy |
Famagusta | fadlo-applications@dls.moi.gov.cy |
Larnaca | ladlo-applications@dls.moi.gov.cy |
Limassol | lidlo-applications@dls.moi.gov.cy |
Paphos | padlo-applications@dls.moi.gov.cy |
It is emphasized that none of the document or procedural requirements have changed, including forms, signatures, document certifications, etc. However, the application form itself must be certified, and accompanied by a copy of both sides of the applicant’s ID or passport / ARC (for foreign nationals).
Original documents are not required, unless—in exceptional cases—staff need to verify the applicant or sender. In such cases, originals may be submitted in a sealed envelope to the designated drop box of the appropriate District Land Office.
In all cases, it is mandatory to include the full name, ID number, full address, email address, and contact phone number of the applicant.
Once the application is received, the applicant will be notified via email that the application has been received and is under review. If all requirements are met, a file number will be issued and applicable fees will be calculated. The applicant will receive an email with a payment link to JCC Smart. A payment receipt will then be emailed to the applicant by JCC Smart.
The payment deadline is three working days. If payment is not completed, the application will be rejected, and the applicant will be informed by email.
We are confident that the above temporary measures, adopted to keep the Cyprus Land Registry functional, can be upgraded and eventually become standard practice, recognizing the needs of our time.
After all, the Land Registry owes this evolution to the legacy it carries.
This article is for informational purposes only and should not be considered legal advice.
Panayiotis G. Kyprianou
Lawyer
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