Why a property broker remains indispensable when buying a new property in Cyprus

A profession that cannot be replaced by any platform, marketplace, or AI.

Every time a new platform, marketplace, or AI service appears, someone inevitably says:
“That's it, real estate agents are no longer needed. You can buy directly now.”

On paper — yes.
In real life? Not quite.

And this becomes clear not through theory, but through the real experiences of buyers who have already tried to go through the process without an agent.

Is it possible to buy a new construction propertywithout a realtor?

Yes, you can. But it's important to understand the consequences.

Buying an off-plan propertyin Cyprus, as in many other markets, often seems straightforward: developer, showroom, fixed price. Many buyers believe a real estate agent is unnecessary in such a transaction.

However, in practice, it is new build transactions that prove to be the riskiest for buyers, especially without professional representation. This is confirmed by the real-life experiences of buyers who have attempted this process independently.

“I thought I didn’t need an agent, it’s a new build”

This phrase appears regularly in online discussions, especially in communities like r/RealEstate and r/FirstTimeHomeBuyer.

One of the most common scenarios looks like this:
A buyer goes directly to the developer.
A polished showroom, a confident sales manager, a clear price.
Everything seems transparent, why involve a middleman?

That is exactly how one user describes their experience in one of the major discussion arge international discussion platforms
“Have you ever bought a home without a realtor?” 

The problems started later.
Not at the apartment selection stage.
But at the stage of contracts, terms, and negotiations.

— Incentives that were “possible” suddenly disappeared.
— Completion timelines were written in a way that left the developer with no real risk.
— Additional fees surfaced after the reservation was made.

Only then did the buyer realize: the developer’s sales manager was not on their side.

A developer’s sales manager is not a buyer’s representative

This is the key point many buyers understand too late.

In online threads, people say this directly:
“I genuinely thought the sales manager was helping me.
Then I realized they were protecting the developer’s interests — not mine.”
(A real story from a FirstTimeHomeBuyer discussion about buying without an agent.)

A buyer’s agent is the only person in the transaction who:

• negotiates terms, not speed,

• asks uncomfortable questions,

• looks at the property from a risk perspective, not a sales one.

Without an agent, the buyer is left one-on-one with the stronger party in the deal.

“I signed the contract and only later understood what I signed”

One of the most concerning stories comes from discussions titled
“I am so sick of realtors, did any of you buy your first home without one?”

Ironically, in a thread criticizing realtors, an honest admission appears:
“I bought without an agent.
And I will never do that again.”

The reason was the contract.

The buyer read it once.
Did not notice clauses allowing timeline extensions.
Did not understand how penalties were calculated.
Did not ask questions about warranties.

When problems arose, it turned out that:
— everything was written in the contract,
— but interpreted entirely in favor of the developer.

A lawyer later summed it up simply:
“This is a standard developer contract. It is never neutral.”

“I lost negotiations without even realizing they existed”

This is especially relevant for new-build properties.

In an article by Mortgage Research, based on an analysis of discussions across large international forums (“Do you need a real estate agent? What Reddit Has to Say”), buyers admit:

• they didn’t know what could be negotiated,

• didn’t understand when the right moment to negotiate was,

• didn’t use market arguments because they simply didn’t see them.

A real estate agent in new developments is not “someone who finds a property.”
It’s someone who:

• knows real transaction prices, not showroom prices,

• understands where a developer is flexible — and where they are not,

• can secure terms a buyer would never think to ask for.

“They simply wouldn’t show me properties”

Another unexpected but common story from professional communities.

Buyers without agents report that:

• some properties were refused for viewings,

• seller’s agents were reluctant to work with them,

• their offers were treated as less serious.

The reason is simple and uncomfortable:
a buyer without representation is a risk — delays, misunderstandings, unpredictability.

A buyer’s agent is not only protection.
It’s also a signal to the market that the transaction will be handled professionally.

Why this won’t disappear even with AI and platforms

Dry statistics only reinforce these stories.

According to data from the National Association of Realtors (USA), widely discussed in industry media and forums:

• the share of transactions without agents (FSBO) is at a historic low,

• despite access to platforms and information,

• buyers increasingly return to professional representation.

Not because they “can’t do it themselves.”
But because the cost of mistakes is too high.

The conclusion buyers reach themselves

If dozens of stories from real-estate forums could be summed up in one sentence, it would sound like this:
“You can buy on your own.
But calmly, profitably, and with full understanding of the consequences rarely.”

For new-build buyers, a real estate agent is:

• not a property search tool,

• but a risk filter,

• a contract translator,

• a negotiator,

• and someone who stands on the buyer’s side, not the sales side.

And that is why the real estate profession is not dying.
It is simply becoming less visible and far more valuable.

When buyers rely on forums, social media, or anonymous reviews, they often assume the market is transparent. In Cyprus, it isn’t.
Prices are not standardised, construction quality varies significantly, and discounts rarely tell the full story. A lower price does not mean better value and a premium project today may prove illiquid tomorrow.

“Cyprus Sotheby’s International Realty works across the entire Republic of Cyprus and evaluates the market comparatively, not in isolation. We analyse developers, construction standards, pricing logic, risks, and long-term liquidity, not just what looks attractive at first glance.” — CEO of  «Cyprus Sotheby’s International Realty Anastasia Yianni sad. 

“Different developers operate with very different methodologies. Some negotiate terms, others never do. Understanding where flexibility exists and where it doesn’t requires experience, volume, and relationships. Our strong market presence and ongoing cooperation with developers give us access to unique conditions, better deal structures, and meaningful negotiation leverage.

Just as important, we take responsibility beyond the purchase. Developers do not resell property years later, we do. Many of our clients return to us for resale or rental, which is why we assess liquidity from day one.” — added Anastasia.

Is it worth buying property in Cyprus without an agent? It's up to you to decide. Butif you want clarity instead of opinions, start with the Cyprus real estate market expertise.

Book a free consultation to receive an objective Cyprus market assessment before making a decision that cannot be easily undone.

Author Dina May