These are the questions we are most frequently asked, but if your particular query or concern is not answered above, please contact us and we will be happy to help. 

Q: Is it not cheaper to buy a plot and find my own builder?

A: This may have been true in the past. However, since the ‘property boom’ in Cyprus over the last few years, many of the ‘choice’ plots have now been bought by builders with ‘design and build’ projects in mind. Most of their profit will be made from the building project, so most would not sell you the vacant land unless you agreed to a building contract with them. If, for any reason, they did agree to sell you the land, they would invariably ‘weight’ the price to compensate for losing the building work, so you would end up paying ‘over the odds’. But this is only half the story: let’s say you found a private owner who sold you some land which had not been ‘discovered’ by a builder. Before the sale went through, you would need to pay for the services of professional experts to determine whether planning permission would be granted, and also the feasibility of building – some sloping plots require retaining walls to be built, which costs tens of thousands of pounds. Then there is the cost of bringing mains services to the site – this can be very costly in rural areas. With a ‘Design and Build’ project, however, our builder is contractually obliged to have checked all of these issues beforehand, and they will be included in the fixed price quoted. So, ‘Design and Build’ is often a cheaper, and certainly a safer, option.

Q: How long will it take?

A: The actual building time will be about 10-12 months. However, if we are starting from scratch with a new design, there will be an additional 3-4 months for the planning and building permit application, so we normally advise clients to allow 15-18 months for the complete project. In some cases, a builder may have already obtained a building permit for a specific design. If you like this design, he can commence building immediately, and still make internal modifications to the room layouts etc. without having to apply for a new permit.

Q: Is a Design and Build house more expensive than one on a development?

A: Not necessarily! Design and Build projects tend to be carried out on plots which are zoned as agricultural land – this is much cheaper than residential land, and you get a much bigger plot for your money. Of course, if you want a large plot with a spectacular view, this is going to be more expensive, but many people go for a design and build project mainly because they want more privacy than they would get on a development. It is usually cheaper to have a house built on a large plot with lovely rural views, than to have a small residential plot with spectacular sea views in a high-density area such as Peyia.

Q: Do I need to know anything about house design?

A: Not at all. Just tell us what you want in terms of the number of bedrooms, en suite bathrooms, and features such as a utility room and/or garage. Also, give us your preferences such as a pitched, tiled roof or traditional flat roof design, and any other features (both external and internal) which are important to you. We may then show you designs which we have prepared in the past, and which we can then modify to your exact requirements, or make a new design just for you. If you have seen a house which you particularly like, tell us where it is or show us a photo.

Q: Can I change the design once building has started?

A: Possibly, yes. You cannot change the external shape or size of the house, but internal features (even such things as walls and the positions of doors) can sometimes be changed if it is not too late. This may not even have a bearing on the cost.

Q: Will the price of the whole project be fixed?

A: Yes. Once the design has been agreed, a fixed price will be quoted and a specification drawn up, which will form part of the contract. This specification will give monetary values for such things as ceramic floor and wall tiles, fitted kitchen units, internal doors and wardrobes, sanitary ware and so on, and you will be able to choose the colours, designs and finishes you want up to that value. We will take you to approved suppliers, or you can even choose your own suppliers. Once the specification and price are agreed, the builder is contractually bound to deliver the house as per the contract, and cannot increase the price.

Q: Are there any ‘extras’?

A: The specification which will normally be quoted as ‘standard’ will be for the completed house with mains water, electricity and sewage (either mains or septic tank). Also included will be solar powered water heating, fitted kitchen (but not the appliances), and full height fitted wardrobes in all bedrooms. Window and patio door frames will normally be powder-coated aluminium (usually with a choice of colours) and double glazed units. There will also be the ‘provision’ for air conditioning, i.e. the pipework and electrical points, but not the units themselves. Some builders include ‘provision’ for central heating, i.e. the plumbing and radiator points, but not the boiler or radiators. However, all the above ‘extras’, i.e. kitchen appliances, air conditioning units, full central heating system, can be quoted for at the contract stage if you prefer, and the builder will fit them as part of an ‘all-inclusive’ price. Alternatively, you can shop around for your own suppliers. What will never be included are curtain fittings (poles, tracks etc.), the curtains or blinds themselves, and light fittings other than a ceiling rose and pendant with a bayonet fitting. This is because there is such a huge choice available. However, we will be pleased to suggest curtain and lighting suppliers who offer a complete ‘supply and fit’ service after you have made your choices in their showrooms. This can be left until the building is nearly completed if you prefer.

Q: What about the swimming pool, garden and boundary walls/fences?

A: Normally included in the ‘standard specification’ and price will be an 8 metre x 4 metre rectangular lined pool, or a 10m x 5m pool for a larger house. This will be delivered in full working order including accessories for cleaning and maintenance, and the pool company will give you full instruction on how to look after it. The builder will happily quote if you require a larger pool, or a specific shape, or a concrete and tiled pool. Included in the standard price will be a pool surround (tiled or imprinted concrete) of 1-1.5 metres. If you want a larger surround, or additional paving etc., this will be quoted for.

Because there is such a variety of a personal preference when it comes to gardens (and a lot of keen gardeners!), you will need to discuss your requirements with the builder. Most clients opt for a combination of topsoil and decorative gravel, and then plant trees and shrubs etc. when they move in. All of this can be arranged with a garden/landscaping company of your choice, if you prefer. Boundary fences, walls and gates etc. are rarely included in the standard specification, mainly because there is such a large variety and range of prices, particularly when it comes to large rural plots. We have found that the cheapest and most attractive option is the planting of a flowering hedge such as hibiscus, but the choice is yours.

Q: What about staged payments, and how am I protected during the building period?

A: This is no different from buying a pre-planned house on a development. You will agree with the builder the series of staged payments, which will form part of the contract. You will normally be required to pay 30% of the contract price as a down payment. This protects you immediately, because this is the figure accepted by the Cyprus authorities as representing the value of the plot, and enables your lawyer to immediately deposit the contract at the Land Registry Office, thus giving you effective title to the land. The staged payments are then determined by the amount of work completed, not on a time schedule (but see below), so you only make subsequent payments on completion of the work. We have never heard of a builder in Cyprus going bankrupt, but if for any reason the builder fails to complete the agreed work, he is in breach of contract and you are entitled, in an extreme case, to appoint another builder to complete the work. You are also protected in 3 other ways: the final staged payment (usually 10%) is not made until the property is handed over and you have inspected it. Secondly, you can agree to withhold a modest sum for, say, 6 months after completion, to correct any ‘snagging’ faults that may arise. Finally, you can negotiate a ‘penalty clause’ in the contract, whereby you deduct an agreed amount from the final payment for each month the builder is late in delivering the property beyond the agreed month of completion. He will, however, be allowed a degree of ‘grace’ in this for circumstances genuinely beyond his control.

These are the questions we are most frequently asked, but if your particular query or concern is not answered above, please contact us and we will be happy to help.