Individual Housing (“Μεμονωμένη Κατοικία”) in Cyprus: When It Is Allowed and When It Is Not
One of the most frequently asked questions in Cyprus regarding the construction of a new home is:
“Can I build an individual house (‘Μεμονωμένη Κατοικία’) on my rural or agricultural land—and under what conditions?”
The term Individual House refers to the construction of a single residential building located outside designated Development Boundaries or urban planning zones. These areas are typically rural, agricultural, or otherwise undeveloped, not covered by a detailed Local Plan or zoning scheme.
The purpose of this policy is to support genuine residents of rural communities who wish to build a permanent home on land they already own, while at the same time preventing uncontrolled urban sprawl and protecting the natural and agricultural landscape.
Can individual houses be built on rural land? | Photo by Slava Arkhipenko
How This Policy Emerged
Cyprus was historically an agrarian society, with agriculture once accounting for over 17% of GDP and approximately one-third of employment in the 1960s. As the economy shifted toward services and tourism, agriculture’s share declined sharply—to around 3.7% of GDP and 7% of employment by 2004.
This transformation, coupled with the introduction of a modern planning framework through the Streets and Buildings Regulation Law (Cap. 96) and later the Town and Country Planning Law (1972; implemented in 1990), created the foundation for a more controlled and sustainable development model.
The “Individual House” policy was established to allow limited and carefully assessed residential construction on rural plots, primarily to meet the permanent housing needs of local residents, while ensuring that development outside the Development Boundaries remained exceptional and tightly regulated.
It is important to note that housing is generally not permitted outside Development Boundaries. However, under exceptional circumstances, and at the discretion of the Town Planning Authority, a house may be approved if all required conditions of the Policy Statement are satisfied.
Policy Abuse
Over time, the “Individual Housing” policy has unfortunately been misused by some landowners and developers, distorting its original social and environmental purpose.
The policy was created to help genuine rural residents—not to facilitate speculative or recreational development. Yet, artificial inheritance transfers (where parents transfer only one agricultural plot to a child to qualify for a permit, then later transfer other properties) and conversions of approved rural homes into villas or short-term rentals have become common.
These practices have led to the fragmentation of agricultural land, unnecessary infrastructure expansion (roads, water, and electricity through farmland), and the degradation of the rural landscape the policy sought to preserve.
For these reasons, the 2016 Policy Statement was revised to become far stricter, and the 2024 revision reaffirmed that the authorities are now highly vigilant in detecting and preventing such abuses. Each application is scrutinised closely for genuine social need, pre-existing ownership, and environmental impact.
Individual houses fragmenting rural land | Photo by Jonathan Arbely
Current Situation: Conditions for Applying the “Individual House” Policy
Under the current framework (2024 Policy Statement) and older provisions (such as Policy 9.4.8–9.4.15) that the EOA still applies selectively, the development of an individual house is only possible under very specific and tightly controlled conditions.
In summary, a property and its owner must meet the following core criteria:
Proximity to a settlement:
The plot must lie within 500 metres of a defined residential or development boundary (holiday zones excluded) and at least 300 metres away from livestock or industrial zones.
Land status:
The plot must have existed before 1 December 1990 and not have resulted from a later unauthorised subdivision.
Ownership:
The applicant (or their “organic family”) must have owned the property before the policy’s adoption. Transfers through inheritance or donation are accepted only if the donor held it prior to the policy’s enactment.
Social criteria:
The house must serve the permanent housing needs of the applicant’s immediate family—not as a holiday or investment property. No family member should own suitable buildable land within the same or neighbouring community.
Access and infrastructure:
The plot must have legal, safe access and an adequate water supply.
Building size:
The house may not exceed 240 m², with an additional 15 m² per child beyond the third.
Plot coverage and sealing:
The total sealed area, including the building, may not exceed 20% of the plot. Pools and extensive paved areas are not allowed.
Setbacks:
Buildings must be set back at least 10 metres from all plot boundaries (minor exceptions possible for very small plots).
Aesthetic and environmental integration:
The design must harmonise with the rural landscape, respecting topography, materials, and colour palettes typical of the region.
Natura 2000 / protected zones:
In protected or sensitive areas, the relevant environmental authorities must give formal approval before any permit is issued.
Single-use rule:
Each organic family can benefit from this policy only once; once approved, a ten-year restriction applies on sale or transfer (except inheritance).
Authority discretion:
The District Planning Office retains the final discretion to approve or refuse an application based on the specific site conditions, social need, and cumulative local impacts.
Key Takeaways for Property Owners
For property owners considering building under the Μεμονωμένη Κατοικία framework, the following practical points are crucial:
Do not purchase agricultural land expecting automatic building rights — permission is exceptional, not guaranteed.
Confirm the plot’s legal history with your architect or lawyer: pre-1990 registration and no illegal subdivision are essential.
Expect rigorous checks on access, water, and social criteria; speculative or secondary residences are unlikely to be approved.
Respect environmental and design standards — blending the home into its setting is not optional, it’s a requirement.
Be aware of the single-use limitation — your family can only apply for this once.
Consult a qualified architect early — professional assessment can determine eligibility before any purchase or design work begins.
Understand post-approval restrictions — additions like swimming pools or large patios are often refused or subject to strict conditions.
By preparing carefully and working with professionals experienced in rural planning, you can avoid costly mistakes and align your project with both the spirit and letter of the planning law.
Conclusion
The ‘‘Individual Housing’’ policy remains a valuable tool for supporting rural families, but it is now tightly controlled to prevent abuse and protect the Cypriot countryside. Each application undergoes detailed examination by the District Planning Authorities, who weigh social need, location, infrastructure, and environmental impact before granting approval.
At Studio PADA, we specialise in guiding clients through this process — from site evaluation and design to planning application and compliance — ensuring that every step meets both current policy requirements and sustainable design principles.