Two homes by the sea in Limassol

What it costs on top of the price

No VAT is added to either price. The main extra cost is the Land Registry transfer fee, which is charged at a 50% reduced rate when no VAT applies: 1.5% on the first €85,000, 2.5% from €85,001 to €170,000 and 4% above that, calculated per buyer. For one buyer that is about €13,400 on the apartment and about €40,600 on the penthouse. Two buyers buying jointly pay less, because each share is calculated separately.

Add your lawyer, usually around 1% of the price plus VAT. Stamp duty no longer applies to contracts signed from 1 January 2026. Cyprus has had no annual immovable property tax since 2017, so ongoing costs are mostly communal fees, utilities, insurance and a small municipal charge.

Which home fits which plan

The apartment suits people who want an easy, low-maintenance place by the beach: a base for long weekends, a first step into Cyprus, or a flat to let. One-bedroom homes in this part of Limassol are the easiest format to rent to professionals who work in the city. The 2026 median asking rent for a 1-bed in Germasogeia is about €1,400 a month.

The penthouse suits families, people moving to Cyprus and anyone who wants space and privacy. A pool on your own terrace is rare this close to the seafront, and three bedrooms leave room for children, guests or a home office. The median asking rent for a 3-bed in the area is about €3,300 a month, and a penthouse with a private pool can be expected to sit above the median.

How the purchase works, step by step

A typical timeline from agreed price to keys is four to eight weeks. First we send the property pack and hold a live video tour, usually within 24 hours of your request. If you fly in, we meet you at the airport and show both homes and the area in one day.

Your lawyer then checks the title deed, any charges and the draft contract. Only after that do you sign and pay a deposit. The lawyer deposits the signed contract at the Land Registry, which protects your right to the home. Buyers from outside the EU, including Israeli and British citizens, also need a permit to acquire, which the lawyer files after signing. The balance is paid at transfer, and the keys are handed over the same day.

Why Germasogeia

Germasogeia stretches from the sea up into the hills above Limassol. The seafront part, including Potamos Germasogeia, is the city’s tourist strip: sandy beaches, the Dasoudi beach park, restaurants, cafés and shops within walking distance. Inland you reach supermarkets, international schools and private clinics in ten to fifteen minutes by car.

Larnaca airport is about 45 minutes away by motorway and Paphos airport a little over 50. From Tel Aviv the flight to Larnaca takes under an hour, and from London about four and a half hours. Limassol has more than 300 sunny days a year, an English-speaking business community and a large international population, which is why demand for good homes near the sea stays steady.

Is now a sensible time to look

House prices in Cyprus rose about 7.5% in the year to the first quarter of 2026, according to the Central Bank of Cyprus, and the Land Registry recorded 12,047 sale contracts from January to July 2026, 14% more than a year earlier. That is past data, not a promise, and nobody can tell you where prices go next. What we can say plainly is that there are two homes, and when they are sold there will not be another unit like them from us in these buildings.