One Place logo - AI-powered real estate search engine

Residential lease agreement template for Cyprus

Residential leaseΣυμφωνία Ενοικίασης Κατοικίας

A fixed-term lease of a home used as the tenant's main residence. Outside the Rent Control Law the parties set the rent, term, deposit and notice freely. Rent must be paid electronically from 1 July 2026, and leases signed from 2026 need no stamp duty.

Use it to let or rent a home, furnished or unfurnished, for a fixed term. First find out whether the Rent Control Law applies: it covers homes in areas the Council of Ministers declared controlled that were completed by 31 December 1999. For such a home the lease still works, but the law's rules on rent increases and recovery of possession override it once the term ends. Furnished homes let for less than 6 months fall outside that law. No official model lease was found.

Reviewed October 28, 2026. Not legal advice. Have a notary or lawyer check your case before you sign.

Key facts

Applies to
Areas under the effective control of the Republic of Cyprus. Written for free-market lets; the Rent Control Law adds mandatory rules for homes it covers.
Governing rules
The signed lease and the Contract Law (Cap. 149), unless the Rent Control Law (23/1983) applies.
Rent Control Law scope
Homes in controlled areas completed by 31 December 1999. Furnished lets under 6 months excluded (Law 23/1983, s. 2).
Deposit
No statutory cap. One to two months' rent is the market norm (Zeno, 2026).
Rent payment
From 1 July 2026 only by bank transfer, card or other electronic means. No cash or cheque (Law 4/1978, art. 48A).
Stamp duty
None for leases signed from 1 January 2026 (Law 239(I)/2025).
Rent increase under rent control
No court application for an increase within 2 years of the start or last increase. Cap set by decree (Law 23/1983, s. 8).
Landlord repairs under rent control
Latent defects, roof waterproofing, electrics, plumbing and drains, unless the lease says otherwise (Law 23/1983, s. 27(2)).
Energy performance certificate
Shown to the tenant and handed over. Valid 10 years (Energy Service).

The document

Text shown

You sign the Greek version. The English version helps you understand it. Your answers fill both.

Residential lease

  1. 1.Parties

    1. 1.1

      This lease is made at Place of signature today, Date of signature, between Landlord's full name, holder of identity card or passport no. Landlord's ID card or passport number, residing at Landlord's address ("the Landlord"),

      Name every registered owner, or the company and the person who signs for it.

    2. 1.2

      and Tenant's full name, holder of identity card, passport or ARC no. Tenant's ID card, passport or ARC number, residing at Tenant's current address ("the Tenant").

      Name every adult tenant. With several, write "οι Ενοικιαστές, οι οποίοι ευθύνονται από κοινού και ο καθένας ξεχωριστά" so each owes the whole rent.

  2. 2.The premises

    1. 2.1

      The Landlord lets to the Tenant the home at Address of the home, consisting of Description of the home and registered at the Land Registry under Land Registry details ("the Property").

      Copy the registration details from the title deed.

    2. 2.2

      The Property is let Furnished or unfurnished, together with Parking and storage included. The condition of the Property, the furniture and the appliances are recorded in the Condition Report and Inventory, which the parties sign at handover and which forms an integral part of this lease.

    3. 2.3

      The Property is used only as the main home of the Tenant and the Tenant's family, by no more than Maximum number of occupants persons.

  3. 3.Term

    1. 3.1

      The lease starts on Start date of the lease, runs for Term months and ends on End date of the lease.

      12 months is usual for a residence permit.

    2. 3.2

      The lease is renewed only by a new written agreement of the parties.

      For a home under the Rent Control Law, the tenant keeps possession after the end date (Law 23/1983, s. 27(1)).

  4. 4.Rent

    1. 4.1

      The monthly rent is €Monthly rent in euros, in figures (Monthly rent in words euros), payable in advance by day Day of the month the rent is due of each month.

    2. 4.2

      Optional

      The rent does not increase during the term. On renewal, the rent may increase by no more than Maximum increase on renewal%.

      Outside rent control the law sets no cap today. A bill to cap increases is pending. Delete the clause if you prefer to negotiate at renewal.

  5. 5.Method of payment

    1. 5.1

      In accordance with article 48A of the Assessment and Collection of Taxes Law, rent is paid only by bank transfer to the Landlord's account IBAN Landlord's IBAN at Landlord's bank, or by debit or credit card or another recognised electronic means. Payment in cash or by cheque is not accepted.

      Mandatory from 1 July 2026.

    2. 5.2

      Proof of the bank transaction is proof of payment of the rent.

  6. 6.Deposit

    1. 6.1

      On signing this lease the Tenant pays the Landlord €Deposit in euros as a deposit securing the Tenant's obligations. The deposit is not set off against rent.

      The law sets no cap. One to two months' rent is usual. Pay it by bank transfer too.

    2. 6.2

      The Landlord returns the deposit within Days to return the deposit days of the return of the Property and the keys. The Landlord may deduct only unpaid rent and bills and the cost of repairing damage beyond normal wear and tear, stated in writing with receipts.

  7. 7.Utilities and common charges

    1. 7.1

      The Tenant pays the electricity, water, telecommunications and any other service bills for the period of the lease.

    2. 7.2

      The building's common expenses are paid by Who pays the building's common expenses. Taxes and charges that fall on the owner as owner are paid by the Landlord.

      Ask for the amount of the common expenses before you sign.

  8. 8.Maintenance and repairs

    1. 8.1

      The Landlord repairs without delay, after notice from the Tenant, latent defects, the waterproofing of the roof, the electrical, plumbing and drainage installations, the air conditioners and the solar water heater, and any wear that creates a risk to life or health.

      For homes under the Rent Control Law, s. 27(2) puts most of these repairs on the landlord unless the lease says otherwise.

    2. 8.2

      The Tenant keeps the Property in good condition, repairs at the Tenant's own cost any damage caused by the Tenant, the occupants or their visitors, and tells the Landlord at once about any defect.

  9. 9.Use, alterations and subletting

    1. 9.1

      The Tenant makes no alterations or additions to the Property without the Landlord's prior written consent.

    2. 9.2

      The Tenant does not sublet, assign the lease or offer the Property for short-term letting, in whole or in part, without the Landlord's prior written consent.

      Under rent control, breach of an express ban on subletting is a ground for recovering possession (Law 23/1983, s. 11(1)(d)).

    3. 9.3

      Pets: Pets.

  10. 10.Inspection

    1. 10.1

      The Landlord may inspect the Property at reasonable intervals, after at least twenty-four (24) hours' notice, except in an emergency.

      The Rent Control Law requires reasonable intervals and prior notice. The 24-hour period is a contractual choice.

  11. 11.Early termination

    1. 11.1

      Optional

      After Months before the break clause applies months from the start of the lease, the Tenant may end the lease by giving the Landlord Break clause notice months' written notice.

      Without this break clause the tenant is bound to the end of the term. Keep it if the tenant may need to move, for example for work.

    2. 11.2

      If the Tenant does not pay rent due within twenty-one (21) days of the Landlord's written demand, or breaches an essential term of this lease and does not remedy it within a reasonable time after written notice, the Landlord may end the lease by written notice.

      The 21 days mirror the Rent Control Law, s. 11(1)(a). Even after termination, only a court can order eviction.

  12. 12.End of the lease and handover

    1. 12.1

      When the lease ends the Tenant returns the Property empty, clean and in the condition received, apart from normal wear and tear, with all keys. The parties inspect the Property together and sign an exit condition report.

    2. 12.2

      The Tenant produces the final electricity and water bills, paid.

  13. 13.Rent control and energy performance

    1. 13.1

      The parties declare that, to their knowledge, the Property Rent control status to the Rent Control Law of 1983. Where that Law applies, its provisions prevail over any contrary term of this lease.

      Check the area and the completion date.

    2. 13.2

      The Landlord has given the Tenant a copy of the Energy Performance Certificate of the Property, energy class Energy class on the certificate.

  14. 14.Notices, law and jurisdiction

    1. 14.1

      Every notice is given in writing, by registered letter to the addresses above or by email: Landlord Landlord's email for notices, Tenant Tenant's email for notices.

    2. 14.2

      This lease is governed by Cypriot law. The District Court of the district where the Property is located has jurisdiction over any dispute or, where the Rent Control Law applies, the Rent Control Court.

  15. 15.Annexes

    1. 15.1

      The following form an integral part of this lease: the Condition Report and Inventory, a copy of the Energy Performance Certificate and copies of the parties' identity documents.

  16. 16.Signatures

    1. 16.1

      This lease is signed in two originals, one for each party. Signature of the Landlord. Signature of the Tenant.

Formalities

  1. No notary or registration is needed. Leases signed from 1 January 2026 carry no stamp duty.
  2. Both parties sign two originals and initial each page.
  3. The landlord shows the energy performance certificate and gives the tenant a copy.
  4. From 1 July 2026 the tenant pays rent only by bank transfer, card or another recognised electronic means.
  5. From 1 July 2026 the landlord must not accept rent in cash or by cheque.
  6. Attach the signed inventory and condition report.

Common mistakes

  • Paying or accepting rent in cash after 1 July 2026. The law now requires an electronic payment, and the bank record is the best proof of payment.
  • Not checking whether the Rent Control Law applies to an older flat. If it does, the tenant can become a statutory tenant when the term ends.
  • Assuming every tenant has rent control protection. The law's definition of tenant excludes non-citizens other than a citizen's spouse. Ask a lawyer.
  • Signing a fixed term with no break clause. Without one, a tenant who leaves early can owe the rent to the end of the term.
  • Moving in without a signed inventory and photos. Deposit disputes then turn on memory, not evidence.
  • Paying a deposit before seeing proof that the landlord owns the home. Ask for the title deed or a search certificate in the landlord's name.
  • Staying on after the lease has validly ended. The Court of Appeal treats it as the criminal offence of unlawful occupation. A statutory tenant may stay.

Legal basis

Sources

Describe the home you want