Quick answer
Expats in Cyprus should make a written will, signed in front of two witnesses, that also expressly chooses the law of their nationality. Without that choice, Cyprus forced-heirship rules can limit how much you can leave freely. When someone dies, their executor needs a grant of probate (or letters of administration if there is no will) from the District Court before banks or the Land Registry release assets. Cyprus has no inheritance tax.
- A Cyprus will must be in writing and signed in front of two witnesses who are present at the same time.
- Cyprus law reserves part of an estate for close family (forced heirship) unless a valid choice of foreign law applies.
- Under the EU Succession Regulation you can choose the law of your nationality in your will.
- Executors apply to the District Court for probate; foreign grants may be resealed in some cases.
- Cyprus has had no inheritance tax (estate duty) since 2000.
If you own property, a bank account or a car in Cyprus, what happens to them when you die depends on Cyprus law and on whether you've planned ahead. A clear Cyprus will saves your family months of delay and cost. Here's what expats need to know.
This guide is general information, not legal advice. Succession is complex, especially across borders, so have your will drafted or checked by a Cyprus advocate.
Do you need a Cyprus will?
Not legally, but it is strongly advised if you own assets here. Without a Cyprus will:
- your family may have to prove a foreign will in Cyprus, which means extra translations, apostilles and court steps, or
- if you leave no will at all, Cyprus intestacy rules decide who inherits.
Many expats keep a home-country will for assets there and a separate Cyprus will for Cyprus assets. The two must be drafted carefully so that one doesn't revoke the other.
What makes a will valid in Cyprus?
Under the Wills and Succession Law (Cap. 195), a will must:
- be in writing,
- be signed by you at the end (or by someone else in your presence and on your instruction),
- be signed or acknowledged in front of two or more witnesses who are present at the same time, and
- be signed by those witnesses in your presence and each other's.
On a multi-page will, every page should be signed or initialled by you and the witnesses. You must be over 18 and of sound mind. Witnesses must be adults and able to sign. It is safest not to use beneficiaries or their spouses as witnesses.
Wills can be written in English. Your advocate can keep the original safely; tell your executor where it is.
What is forced heirship?
Cyprus law reserves part of an estate for close family (the "statutory portion"). Only the rest, the "disposable portion", can be left as you choose. As of 2026, under Cap. 195:
| Who survives you | Share you can leave freely |
|---|---|
| Spouse and/or children (or their descendants) | One quarter of the net estate |
| Spouse or parent, but no children or descendants | Up to one half |
| No spouse, descendants or parents | The whole estate |
If a will leaves more than the disposable portion, the excess is cut back and the balance goes to the statutory heirs.
How do expats avoid forced heirship?
The EU Succession Regulation (No 650/2012) applies in Cyprus to deaths from 17 August 2015. Under it:
- by default, the law of your habitual residence at death governs your whole estate, so Cyprus law for most expats living here, but
- you can choose the law of your nationality instead. You must do this expressly in your will (or another disposition) during your lifetime.
If your national law allows you to leave your estate freely, forced heirship may not apply. The Regulation allows the choice of a non-EU nationality too, so British nationals often choose English or Scots law, for example. Cross-border cases have pitfalls, so take advice from a Cyprus advocate.
How does probate work in Cyprus?
When someone dies, banks, companies and the Land Registry (Department of Lands and Surveys) won't release or transfer assets until someone has legal authority.
1. Register the death and get certificates
Order several copies of the death certificate.
2. Apply to the District Court
- With a will: the named executor applies for a grant of probate.
- Without a will: a close relative applies for letters of administration and usually has to provide a bond.
An advocate files the application at the District Court for the area where the deceased lived. It includes the death certificate, the original will, an affidavit and an inventory of Cyprus assets and debts.
3. Collect, pay and distribute
Once the grant is issued, the executor or administrator collects the assets, pays debts and any taxes, gets tax clearance from the Tax Department, and then distributes the estate. Property is transferred at the Land Registry.
Resealing a foreign grant
If probate was granted in certain other countries, it may be possible to reseal that grant in Cyprus instead of starting again. Whether this is possible depends on the country, so check case by case.
How long does it take, and what about tax?
Simple, uncontested estates with a Cyprus will often get a grant within several months. Full administration commonly takes six to 18 months, longer with foreign documents or disputes.
Cyprus has no inheritance tax; estate duty was abolished for deaths from 2000. Income from the estate, such as rent, is still taxable, and a later sale of inherited property may involve capital gains tax. Your home country may also tax the estate; see our guide to non-dom status and taxes.
Common problems
- No choice of law in the will. Forced heirship then applies by default.
- Conflicting wills. A new will that revokes "all previous wills" can cancel your home-country will.
- Original will lost. Courts can sometimes accept other evidence, but it causes long delays.
- Joint accounts and title deeds. Check how assets are held; it affects what goes through probate.
What to do next
- List your Cyprus assets, including property, bank accounts, vehicles and shares.
- Find an advocate to draft or review your will; see how to find an English-speaking lawyer.
- Review your will after marriage, a birth or a property purchase; see our marriage guide.
- Keep your finances organised with our finance guide for expats.
Frequently asked questions
Is a UK or foreign will valid in Cyprus?
A foreign will can be recognised, but probate is slower and costlier. Many expats make a separate Cyprus will for Cyprus assets, drafted so it doesn't revoke their home-country will.
What is forced heirship in Cyprus?
Cyprus law reserves part of an estate for close relatives. As of 2026, if you leave a spouse and children you can freely dispose of only a quarter of your net estate.
Can I avoid forced heirship in Cyprus?
Often yes. The EU Succession Regulation lets you choose the law of your nationality in your will. If that law allows free disposal, forced heirship may not apply. Take legal advice.
Is there inheritance tax in Cyprus?
No. Estate duty was abolished for deaths from 2000, and there is no inheritance or gift tax as of 2026. Your home country may still tax the estate.
How long does probate take in Cyprus?
There is no fixed timetable. Simple estates often get a grant within several months; full administration commonly takes six to 18 months, longer for cross-border estates.
