3-bed penthouse
3-bedroom penthouse with private rooftop pool, Germasogeia · Ref. SC-P3
€1,100,000Developer direct. No VAT added
photos & priceBedrooms 3Area 146 m²To the sea 300 mBuilt 2020
Move to Limassol, ready on day one
Move to Limassol into a home that is ready on day one
Skip a year of renting, searching and furnishing. Two finished homes by the sea in Germasogeia, one for a couple, one for a family, sold by the developer with straight answers on schools and residency.
Two homes, one developer. When they are sold, they are gone.
Why moving is hard
Renting first, then searching, then furnishing: a relocation can take a year and a lot of money.
You do not know which areas work for daily life, schools and the commute.
Every website says something different about residency rules.
Best fit: 3-bed penthouse
The 3-bed penthouse gives a family space, a private rooftop pool and a garden on the roof. The furnished 1-bed suits a couple who want to move in with two suitcases.
Also fits
1-bed apartment
1-bedroom apartment, Potamos Germasogeia · Ref. SC-A1
€420,000Developer direct. No VAT added
photos & priceBedrooms 1Area 73 m²To the sea 150 mBuilt 2022
Why buy from the developer
Beach on foot, school run by car
The sea is 150–300 m away. Several international and private schools are 10–15 minutes by car.
Everything for daily life nearby
Supermarkets, clinics, cafés and Dasoudi park are within walking distance.
Straight answers on residency
These are new homes sold by the developer. Whether a sale qualifies for the €300,000 fast-track route depends on its documents; we share them and an immigration lawyer confirms before you pay.
Move in within weeks
Buying a completed home usually takes four to eight weeks.
≈45 min
to Larnaca airport
10–15 min
to international schools
300 m
from the penthouse to the sea
From your door to the sea
Scroll to walk the route. The map is to scale; distances are measured to the beach.
Penthouse with rooftop pool
300m4 min on foot
1-bed apartment
150m2 min on foot
Schematic map: distances to scale, streets simplified.
1-bed apartmentPenthouse with rooftop pool
SeaBeach100 mYou are on the beachHow the purchase works
Buying a finished home from the developer usually takes four to eight weeks.
Day 1
Video tour and property pack
Floor plans, title status, every cost and a rent forecast on your WhatsApp.
No payment, no obligation
Week 1–2
Viewing in person
We meet you at the airport and show both homes and the area in one day.
Still no payment
Week 2–3
Your lawyer checks everything
Title deed, charges, permits and the contract, by a lawyer you choose.
Deposit only after the check
Week 3–4
Contract signed and deposited
The lawyer deposits the contract at the Land Registry.
Your right to the home is registered
Week 3–8
Permission to acquire
Non-EU buyers apply after signing; your lawyer files it.
Handled by your lawyer
Week 4–8
Transfer and keys
Balance paid, title transferred, keys in your hand.
Ownership in your name
Why it makes sense to look now
+7.5%
Cyprus house prices in a year to Q1 2026
Central Bank of Cyprus
≈ +€31,500
what that pace would add to €420,000 in a year
Illustration of past growth, not a forecast
12,047
sale contracts Jan–Jul 2026, up 14%
Land Registry data
2
homes for sale. When they are sold, they are gone
Developer-direct, no new stock
Facts, not sales pressure. Buying before spring means the home is ready to rent out for the 2027 summer season.
What you get in your relocation pack
- Family area guide: schools, clinics, shops
- Video tour of the home and the street
- Fly-in day with airport pickup
- Introductions to immigration lawyers
Plan my move with the developerAsk the developer on WhatsApp
Free, no obligation. Only the developer’s team sees your details.
Our four promises
- Every number in writing
- Price, transfer fee, lawyer, communal fees, running costs. No surprises after you commit.
- Your lawyer, not ours
- We give you a shortlist of independent lawyers. You choose; they work only for you.
- No pressure
- We will never invent a deadline. The only limit is real: there are two homes.
- Straight answers
- If something is a weakness, we say it first and in writing. For example, if a sale does not meet the €300,000 residency conditions, you hear it from us before your lawyer finds it.
Moving to Limassol
A practical plan for the first 90 days
Relocating to Cyprus is simpler than many people expect, but the order of steps matters. Here is the sequence that works for most families and professionals moving to Limassol, and how a ready, furnished home removes the hardest part: finding somewhere good to live.
Step 1: the right permit for you
EU citizens can live and work in Cyprus and register their stay after three months. Non-EU citizens need a permit: an employment permit through a Cypriot employer, a permit for employees of foreign-interest companies, a digital nomad visa, or a visitor permit for people with their own income. New homes bought from a developer may also open the fast-track permanent residence route if the sale meets its conditions; an immigration lawyer confirms this from the documents.
Step 2: a home before the school term
Good homes near the sea in Limassol rent and sell quickly, and the busiest months are July to September, just before schools start. Families who sort housing first have a calmer move. Our penthouse is furnished and ready: three bedrooms, a covered veranda, and a private pool on the second-level terrace, about 300 m from the sea.
Step 3: schools
Limassol has several English-language private schools following the British curriculum, plus international and Greek-language schools. Most are ten to twenty minutes by car from Germasogeia. Apply early: popular year groups fill up by spring for a September start. Ask schools for a tour and a placement test date before you sign anything else.
Step 4: bank, tax number and health cover
Open a Cypriot bank account (expect a thorough know-your-customer process), get a tax identification number and register with the national health system GHS (GESY) once you are resident and contributing. Many expatriates add private health insurance. A local accountant can file your registrations in a few weeks.
Step 5: tax residency
Cyprus has a 60-day and a 183-day rule for tax residency, and new residents who are not Cypriot-domiciled can benefit from the non-domicile regime on certain income. The rules changed with the 2026 tax reform, so get advice that reflects the current law before you move income or savings.
Step 6: car and daily life
Cyprus drives on the left. You can use a foreign licence for a period and then exchange it. Most families have a car; within Germasogeia’s seafront area, daily errands are easy on foot. English is spoken almost everywhere, from banks to clinics.
Why buy rather than rent first
Renting first is sensible when you are unsure about the city. If you already know Limassol is right, buying a finished home saves a second move and a year of rent. Both our homes are new, furnished and ready for move-in, and buying a completed home usually takes four to eight weeks from agreed price to keys.
A home office with a view
Many people relocating to Limassol work remotely or for international companies. The penthouse’s third bedroom works well as an office, and high-speed internet is available in both buildings. On hot afternoons the covered veranda becomes a second workplace in the shade.
Questions buyers ask
Can I get residency by buying one of these homes?
Possibly. They are new homes sold by the developer, and the €300,000 fast-track route accepts such sales when they meet its conditions. Your immigration lawyer checks the sale documents before you pay anything.
Are there international schools nearby?
Yes. Several international and private schools are 10–15 minutes by car from Germasogeia.
How soon can we move in?
The 1-bed is furnished, never lived in and ready. Buying a completed home usually takes four to eight weeks.
Is Limassol expensive to live in?
It is the priciest city in Cyprus: a 3-bed rents for about €3,300 a month in Germasogeia. Owning protects you from rising rents.
Is the price negotiable?
Prices are set to the market. Serious offers after a viewing are discussed directly with the developer, without a middleman.
What if my lawyer finds a problem?
You will know before you pay a deposit, because the check comes first. You decide whether to proceed.
Is it safe to pay from abroad?
Payments are made by bank transfer, usually through your lawyer, and the contract is deposited at the Land Registry. A currency specialist can save you money on the exchange rate.
Plan your move with the people who own the home
Tell us your dates and family size. We send the area guide, a video tour and a plan for your fly-in day.
- Family area guide: schools, clinics, shops
- Video tour of the home and the street
- Fly-in day with airport pickup
- Introductions to immigration lawyers
