Larnaca · Limassol · Paphos
Your Next Chapter
Starts in Cyprus
A curated selection of new-build residences — handpicked from leading developers, offered at direct prices.
Larnaca · Limassol · Paphos — with personal advisory from first viewing to key handover.
Our Properties
0 Projects
Your Contact
Georgia Kosmidou
Senior Advisor
Head of Sales & Contract Management
Limassol, Cyprus
Operations lead at Thalios Advisory with deep roots in Cyprus. Fluent in English and Greek, Georgia personally coordinates viewings, developer negotiations and the entire purchase process on the ground. Your direct contact from first inquiry to key handover.
Vicken Varbedian
Senior Advisor
M. Sc. Real Estate Management
Offices in Larnaca and Limassol
With a Master’s degree in Real Estate Management and years of hands-on experience in the Cyprus property market, Vicken is our Senior Advisor for Limassol and beyond. Fluent in English, Greek and Armenian, he guides international buyers through every step — from property selection and developer negotiations to final handover. Your trusted expert on the ground.
Market Overview
Why New Build — Not Resale?
Cyprus has experienced a massive construction boom over the past decades — but not every phase produced quality. Without local knowledge, buyers can easily run into problems.
Build Quality Before 2015: A Risk
Before the financial crisis and stricter building regulations, construction in Cyprus was often fast and cheap. Poor insulation, faulty electrics, missing waterproofing and substandard materials are common in many resale properties from the 2000s. Add to that frequent issues with missing or delayed Title Deeds — the land registry entry that legally secures your ownership.
New Building Regulations Since 2017
Since 2017, Cyprus has enforced stricter energy efficiency and construction standards aligned with EU norms. New builds must meet higher requirements for insulation, earthquake resistance and energy consumption. The result: modern, well-insulated buildings with significantly lower operating costs and higher resale value.
The Developer Risk
Not every developer in Cyprus delivers what they promise. There are excellent developers with proven track records, on-time completion and clean Title Deeds — and there are those who delay projects, cut quality or run into financial difficulties. Without local knowledge, it's nearly impossible for foreign buyers to separate the wheat from the chaff.
Why a Local Partner Is Essential
We know the developers personally. We've visited their construction sites, inspected their completed projects and know their financial situation. We know who delivers on time and who doesn't — and we know which projects have clean and timely Title Deeds.
That's the difference between buying through an online platform and investing with a local partner who knows the island, the industry and the people.
We only present developers we would personally stand behind. Every project in our portfolio has been personally vetted — build quality, finances, references, Title Deed history.
Construction & Process
How Cyprus Builds
New-build properties in Cyprus differ fundamentally from what you know in Europe. Here are the key points so you know what to expect.
Reinforced Concrete Construction
In Cyprus, construction is exclusively reinforced concrete — no timber frames, no brick. Steel reinforcement and poured concrete ensure maximum stability, earthquake resistance and longevity. The buildings are solid, well-insulated and last decades without structural maintenance.
Payment by Construction Progress
You don't pay the full price upfront. Off-plan projects are paid in installments by construction progress — typically: 30% at contract signing, further payments at foundation, shell and completion. This keeps your capital flexible and risk manageable.
Turnkey with Furnishing
All our projects are delivered completely turnkey — including fitted kitchen, bathrooms, flooring and depending on the project, fully furnished. You choose from three design lines (Dark HPL, Grey, Walnut) and move in without worrying about contractors.
What's Included?
Unlike in many European markets, Cyprus new-build projects include many items in the purchase price that you'd pay extra for elsewhere:
In Germany, you'd pay €30,000–50,000 extra for parking, kitchen and flooring. In Cyprus, it's included in the purchase price. See each project page for exact inclusions.
Title Deed & Security
Every property comes with a Title Deed (land registry entry) — full ownership, EU law, no leasehold. We also offer an optional bank guarantee (€5–10k) that secures your deposit in case the developer doesn't deliver.
Construction Time & Quality Control
Typical construction time is 18–24 months from start. During construction, you receive regular photo updates. We visit the sites in person and can report on current progress at any time.
Off-Plan Price Advantage
Buying off-plan means entering at the lowest price. Typically, prices increase 10–20% between project launch and completion. Early buyers secure the best units and the best price — especially in prime locations near the beach.
Full Service
Everything Under One Roof
We're not a typical broker. We're your personal partner for the entire process — from the first viewing to key handover and beyond. Our network of local specialists covers every aspect of your investment.
Property Selection
We work directly with vetted developers and brokers in Larnaca, Limassol and Nicosia. Every developer has been personally checked — we know the sites, the quality and the delivery reliability. You only see projects we'd stand behind ourselves.
Currently: 50 new-build projects with over 200 available units, from 1-bedroom apartments starting at €148k to seafront penthouses at €3.6M.
Tax & Legal Advisory in Cyprus
Our network includes experienced Cypriot tax advisors, auditors and lawyers specializing in international clients. From tax structuring to company formation to contract review for property purchases.
Golden Visa, Non-Dom status, IP Box regime, holding structures — we connect you with the right expert for your situation and guide the process.
Tax Advisory in Germany
A property purchase in Cyprus has tax implications in Germany — from exit tax to extended unlimited tax liability. We connect you with a German tax consultancy with 30 employees and the capacity to professionally support your relocation.
This ensures your investment is set up tax-efficiently from the start — on both sides.
Rental & Returns
For investors, we offer professional rental management: tenant search, contract management, ongoing administration and maintenance. Expected rental yield is 6–8% p.a. — significantly above what's currently possible in Germany.
Long-term or holiday rental — we advise which model is optimal for your property and tax situation.
Company Formation & Restructuring
Cyprus is an attractive EU location for entrepreneurs: 12.5% corporate tax, IP Box regime (2.5% on intellectual property), no withholding tax on dividends for Non-Doms. We facilitate the right advice for holding structures, corporate restructuring and building operational substance on-site.
Personal On-Site Support
We're regularly in Cyprus and accompany you personally at viewings, notary appointments and government offices. No remote broker, no call center — a direct contact who knows the island, the developers and the local processes.
Our Network
Cooperation
For Brokers & Agents
You're a real estate broker and have clients interested in Cyprus? We make cooperation simple — and profitable.
Commission Model
You refer the contact, we handle the complete process on-site — viewing, negotiation, notary, handover. You receive an attractive referral commission for every successful transaction. Your client stays your client.
Structured Overview
You get access to our complete portfolio with all relevant data: floor plans, payment schedules, availability, yield projections. Everything prepared so you can advise your clients professionally.
No Risk, No Effort
You don't need to learn the Cypriot market. We know the developers, the legal framework and the processes. You refer us — we deliver the result.
Personal Contact
No call center, no ticket system. You have a direct line to us and can check the current status for your clients at any time.
Interested in Cooperation?
Get in touch — we'll send you our broker information package with commission model, portfolio overview and all details for working together.
Request CooperationDirect from Developer — No Markup
Our prices are identical to the developer's direct prices. You pay not a cent more. The commission is paid by the developer — our service costs you nothing extra.
Did You Know?
Tax, Residency & Strategic Opportunity
Cyprus is more than a property market — it's a strategic gateway to Europe. With Schengen accession on the horizon and one of the EU's most competitive tax frameworks, the window of opportunity is open now.
Cyprus Tax Advantages
Non-Dom residents pay 0% tax on dividends and interest income (subject to 2.65% healthcare contribution only). Corporate tax is just 12.5%, and the IP Box regime provides an 80% profit exemption — resulting in an effective rate of just 2.5% on qualifying IP income. No inheritance tax. The Non-Dom status is available for up to 17 years.
Your Home Country Matters
Many countries impose exit taxes, capital gains obligations, or extended tax liability when you relocate. Whether you're moving from the UK, Israel, Germany, or elsewhere — your home-country tax situation must be carefully considered before purchasing property or establishing residency.
How We Help
On the Cyprus side, we work with experienced local tax advisors, auditors, and lawyers who specialize in international clients. From Non-Dom applications to corporate structuring — we ensure your investment is optimized from day one.
For home-country implications, we recommend consulting a qualified local advisor. We provide referrals and coordinate between jurisdictions.
This section is for general information only and does not constitute tax advice. Every situation is individual.
Location Benefits
Why Cyprus?
Yield Calculator
Calculate your potential return on investment in Cyprus
500.000 €
5.5%
42.5% ROI
Simplified example calculation. Actual returns may vary. Not tax advice.
Success Stories
How our clients invest in Cyprus
Entrepreneur, Germany → Limassol
Acquired an off-plan villa in Limassol for €1.2M with staged payments throughout construction. By purchasing early, he benefited from the developer's price progression between construction phases. Uses the property as a second home with rental management through the resort.
Staged payments + appreciation potential
Consultant Couple, Munich → Larnaca
Invested €580,000 in two apartments in Larnaca achieving 5–6% gross rental yield p.a. As Non-Dom residents, they are exempt from Special Defence Contribution (3% on rental income). With the €19,500 personal allowance and deductions, the effective tax burden remains minimal. Permanent Residency was applied for simultaneously.
5–6% gross yield + PR for the family
Investor, UAE → Larnaca
Acquired three new-build apartments as investment properties for a total of €960,000. The reduced 5% VAT rate (instead of 19%) was applied to the first unit used as primary residence (up to 130m²) — a saving of approximately €42,000. All units are managed through our property management service.
~€42,000 VAT saving on unit 1
Anonymized case studies based on typical client scenarios. Individual results may vary. Tax information provided without guarantee — please consult your own tax advisor.
Free Report
The 5 Most Expensive Mistakes When Buying Property in Cyprus
And how to avoid them — from over 200 managed transactions.
- Spot Title Deed traps
- Evaluate developer risks
- Leverage tax benefits correctly
- Off-plan vs. resale: When each pays off
- Uncover hidden costs
Contact
Personal Consultation
Receive current project details with floor plans, payment schedules and yield projections — free and non-binding.
Georgia Kosmidou
Senior Advisor
Head of Sales & Contract Management
Vicken Varbedian
Senior Advisor
M. Sc. Real Estate Management
Steffen Siesing
Senior Advisor
Tax Law & International Structuring
Alina Askarova
Managing Partner
M.Sc. & Specialist Diploma in Land Management
We'll get back to you personally within 2 hours.