Investing in immovable property in Cyprus can offer long-term value and security — even when you are living abroad. However, owning assets across borders introduces additional estate planning responsibilities. To ensure your Cyprus property is transferred according to your wishes, it is strongly advisable for non-residents to prepare a Will that is governed by Cypriot law.

WHY SHOULD OVERSEAS OWNERS HAVE
A CYPRUS WILL?

Although a foreign Will may include your Cyprus-based assets, relying solely on it can result in procedural obstacles, lengthy delays, and increased legal fees
during probate. Creating a separate Will specifically for your Cyprus estate offers significant advantages:

● Adherence to Local Legal Requirements
Your estate will be administered in compliance with the Wills and Succession Law (Cap. 195), reducing the potential for legal challenges.
● Faster Administration and Probate
A Cyprus-specific Will streamlines the transfer of property and ensures a more efficient process for your beneficiaries.
● Certainty and Clarity
Local instructions provide executors and heirs with confidence that your intentions will be respected without ambiguity.

REQUIREMENTS FOR A VALID WILL IN CYPRUS
Cypriot law sets out mandatory criteria for a Will to be
legally enforceable:
■ The testator must be at least 18 years old and mentally capable.
■ The Will must be in writing and signed by the testator at its conclusion.
■ Two adult witnesses must be present at the same time to witness the signing.
■ Witnesses cannot be named as beneficiaries or have any personal interest in the Will. A Will executed abroad can still be accepted in Cyprus, so long as it fulfils the above legal standards.

PREPARING A CYPRUS WILL WHILE OVERSEAS
You do not need to be physically present in Cyprus to create a Will under Cypriot law. However, a few practical considerations should be taken into account:
● Original Will Required
The Cypriot probate court will only act upon the original signed document.
● Witness Verification
At least one witness must later provide an affidavit confirming the Will’s proper execution. This may become more difficult if witnesses are based abroad.
● Document Legalisation
Depending on the country of execution, notarisation or Apostille certification may be necessary to ensure recognition in Cyprus.

SECURE STORAGE OF THE WILL
Quick access to the original Will is essential once probate begins. The following safeguarding options are recommended:
1. Storing the Will Securely in Cyprus Sent via reliable courier and held safely for future use.
2. Depositing the Will with the District Court The testator may deliver it directly to the Registrar for official storage and protection.
THE PROBATE PROCESS IN CYPRUS
Following the death of the testator, the probate process generally includes:
1. Obtaining the original Will
2. Filing an application for probate in the relevant District Court
3. Providing witness affidavits to verify the Will’s execution
If the Will was signed overseas and witnesses cannot be located, this may cause delays — making local drafting and storage more practical where possible.

IS A CYPRUS WILL NECESSARY FOR NON-RESIDENTS?
For most international property owners, yes. A Will governed by Cypriot law ensures:
● Confidence that your wishes will be respected
● Simplified estate administration
● Protection for your beneficiaries

CHOOSING THE LAW GOVERNING YOUR WILL
IN CYPRUS
Under Article 22 of EU Regulation 650/2012, any person who holds a foreign nationality and owns property in Cyprus may elect that the law of their
nationality governs their succession. This allows, for example, an Israeli or British national with assets in Cyprus to have their estate distributed under
their own national law rather than Cyprus law. Without such an election, Cyprus forced heirship rules apply automatically, granting fixed shares to the spouse and children. By including an express choice of law in the will, the testator secures full testamentary freedom and avoids potential challenges. A suggested wording is:
“In accordance with Article 22 of Regulation (EU) No.650/2012, I declare that the law of my nationality shall govern the succession to all my property situated in Cyprus.” This clause ensures that the Cyprus courts will respect the chosen law and the will is enforced according to the testator’s true intentions.

PRACTICAL RECOMMENDATIONS
■ Ensure full compliance with Cypriot legal formalities
■ Keep the original Will easily retrievable in Cyprus
■ Select witnesses who can be contacted in the future
■ If visiting Cyprus, consider filing the Will with the District Court for safekeeping.

HOW WE CAN SUPPORT YOU
Our firm specialises in assisting overseas clients with comprehensive estate planning for assets located in Cyprus. We offer tailored advice to protect your
interests and ensure that the inheritance process for your loved ones remains as straightforward as possible. We are here to provide peace of mind — wherever you reside.