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
Finished, checked, keys in weeks
Finished, checked, ready: keys in weeks, not in two years
Off-plan looks cheaper until the delays start. Both homes were completed in 2020 and 2022. You walk through the real rooms, your lawyer checks the real title deed, and you get the keys after transfer.
Two homes, one developer. When they are sold, they are gone.
The off-plan trap
Projects slip by months or years while you keep paying rent somewhere else.
The show flat and the renders never look like the finished home.
Your money sits with a developer before a single wall is built.
Best fit: 3-bed penthouse
The penthouse is finished down to the rooftop pool and outdoor kitchen. The 1-bed is furnished: move in or let it the week you get the keys.
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
What you see is what you get
Every room, the view and the pool exist today. See them on a live video or in person.
No developer risk
No stage payments, no build delays, no unfinished common areas.
A building with a track record
Completed in 2020 and 2022, energy class A, with real communal fees you can check.
Income from month one
A finished home can be let straight away while off-plan buyers are still waiting.
2020 / 2022
years the two buildings were completed
4–8 weeks
typical purchase of a finished home
0
payments for unfinished construction
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
- Live video walk-through of the finished home
- Title deed status and building documents
- Communal fees and running costs in writing
- Fly-in viewing day with airport pickup
See what is ready todayAsk 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.
Finished home or off-plan in Cyprus
How to compare them properly
Off-plan sales dominate Limassol advertising, and the prices can look attractive. A finished home costs you nothing in waiting or construction risk, and you can inspect what you buy. Here is how to compare the two honestly, using our two completed homes as the example.
What you carry with off-plan
With off-plan you pay in stages while the building goes up, usually 30–40% before the frame is finished. Delays of six to eighteen months are common in Cyprus, and in a weak market some projects stall. Your money is tied up without rent or use, and the final finish may differ from the brochure.
Protection exists: bank guarantees for stage payments, a contract deposited at the Land Registry, penalties for late completion. But each protection needs checking, and none of them gives you back the time.
What a finished home gives you
You walk through the actual rooms, see the actual view, test the water pressure and the air conditioning, and check the communal areas. Your lawyer checks real documents: building permit, certificate of final approval, title status. You can live in it or let it from the week the transfer completes.
Both our homes are finished: the apartment in a 2022 building and the penthouse in a 2020 building. Both are furnished and nobody has lived in them.
Comparing prices fairly
An off-plan price often excludes VAT, furniture, and sometimes parking or storage. Add those, then add the rent you lose while waiting, typically one to two years. For a €420,000 flat that could rent for about €1,400 a month, two years of waiting costs about €33,600 in rent alone.
Our prices have no VAT added, include furniture, parking (for the apartment) and storage, and the transfer fee is charged at the reduced rate.
A viewing checklist for any finished home
- Run every tap and shower for a minute: pressure and hot water
- Switch on each air conditioning unit and check the outdoor units
- Look at ceilings under terraces and around windows for damp marks
- Check the lift, parking, storage and communal pool in person
- Ask for the energy certificate and the communal fee statement
- Ask your lawyer to confirm the title and final approval
When off-plan does make sense
If you have a long horizon, want a specific layout and find a developer with a strong record and real bank guarantees, off-plan can work. If you want to use or let the home soon, or simply prefer to see what you buy, a finished home is the safer choice.
Documents to ask for on a finished home
A completed building should have a building permit, a certificate of final approval from the local authority, an energy performance certificate and, ideally, separate title deeds for each home. Ask for these at the start; your lawyer will check them against the Land Registry. For our two homes we share the documents list before any payment.
Questions buyers ask
Is a finished home more expensive than off-plan?
Off-plan prices often look lower, but you pay before the home exists and carry the delay risk. No VAT is added to these finished homes, and you can live in them or let them straight away.
How do I know the building is in good condition?
See it live on video or in person, and ask your lawyer or a surveyor to check it before you sign. We share building documents and communal fee records.
Can I get residency with one of these homes?
Possibly. They are new homes sold by the developer; eligibility for the €300,000 fast-track route depends on the sale documents, which your lawyer checks before you pay.
How quickly can I get the keys?
Buying a completed home usually takes four to eight weeks.
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.
See the finished home before you commit a cent
Leave your number. We send a live video tour, the building documents and every cost.
- Live video walk-through of the finished home
- Title deed status and building documents
- Communal fees and running costs in writing
- Fly-in viewing day with airport pickup
