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
A rental flat by a Blue Flag beach
A rental flat 150 m from a Blue Flag beach, for €420,000
Furnished, energy class A, ready to let from the day you get the keys. You see the real yield after every fee before you decide, and you buy straight from the developer.
Two homes, one developer. When they are sold, they are gone.
Sound familiar?
Your savings barely keep up with inflation, and the stock market swings every week.
Buying abroad feels risky when you cannot see the flat or check the numbers yourself.
Agents quote a gross yield and forget fees, empty months and tax.
Best fit: 1-bed apartment
The 1-bed in Potamos Germasogeia is the easiest format to let in Limassol: furnished, near the beach and close to the city’s offices. A 1-bed here rents for about €1,400 a month at the 2026 median.
Also fits
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
Why buy from the developer
Ready to let on day one
Fully furnished, air conditioning in every room, covered parking and a shared pool. No refit, no waiting.
Numbers you can check
We show the net yield after communal fees, insurance, management and tax, not just the gross figure.
Two ways to rent
Long-term to people working in Limassol, or summer lets with a licence from the Deputy Ministry of Tourism.
A euro asset in a rising market
Cyprus house prices rose 7.5% in a year to Q1 2026, according to the Central Bank of Cyprus.
≈4%
gross yield at median rent
€1,400
median 1-bed rent in Germasogeia
+7.5%
Cyprus house prices, Q1 2026 vs 2025
From your door to the sea
Scroll to walk the route. The map is to scale; distances are measured to the beach.
1-bed apartment
150m2 min on foot
Penthouse with rooftop pool
300m4 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 investor pack
- Rent forecast in three scenarios
- Net yield after fees, insurance and tax
- Introductions to local letting managers
- Every purchase cost, to the euro
Get my rent forecastAsk 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.
Rental income from a Limassol beach flat
The honest numbers
Rental yield in Limassol is real but rarely as high as adverts claim. This page walks through the figures for our 1-bedroom apartment in Potamos Germasogeia, priced at €420,000 with no VAT added, so you can judge it the way a careful investor would: net, not gross.
Who rents near the beach in Germasogeia
Limassol’s economy is built on shipping, finance, technology and services, and many of the people working in those sectors are foreign. They want to live near the sea, close to cafés and a short drive from offices in the city. Furnished one-bedroom flats in Germasogeia are exactly what they ask agents for, which is why this format lets faster than larger homes.
Companies also rent for relocating staff, usually on one-year contracts, and prefer new buildings with good energy ratings, parking and a lift. The apartment has all three.
Long let: the base case
The 2026 median asking rent for a 1-bed flat in Germasogeia is about €1,400 a month, €16,800 a year. That is a gross yield of 4.0% on the €420,000 price. From that, deduct communal fees, insurance, minor repairs, a letting agent if you use one (often one month’s rent per year) and a month without a tenant every couple of years. A realistic net figure before tax is around 3%.
That is not a spectacular yield, and we will not pretend it is. What a long let gives you is steady income in euros, a tenant who looks after the flat and very little of your time.
Holiday let: higher income, more work
Short stays earn much more per night in June to September, when beachfront demand is strongest, and far less in winter. To let for short stays in Cyprus you need a licence from the Deputy Ministry of Tourism, and in practice a management company that handles cleaning, check-ins and reviews for 15–25% of revenue.
In a good year a well-run holiday let can beat a long let by a clear margin; in a weak one it can fall below it. We prepare both scenarios with every cost included so you can decide with numbers rather than hopes.
Mixed use: your weeks plus letting
Many owners keep a few weeks in spring and autumn for themselves and let the rest. It lowers income but keeps the flat available when Cyprus is at its most pleasant. The forecast in the property pack shows what each week you keep costs you in lost rent.
Tax on rental income
Rental income from Cyprus property is taxed in Cyprus. Non-residents pay income tax on the net rent after allowable deductions, and a small defence contribution on rents may also apply. If you are tax resident elsewhere, for example in the UK or Israel, you usually declare the income there too and use the double tax treaty to avoid paying twice. A tax adviser can set this up properly in an hour or two.
Capital value
Cyprus house prices rose about 7.5% in the year to Q1 2026, according to the Central Bank of Cyprus. Past growth is no guarantee, but new, energy-efficient flats close to the sea are the segment that has held value best in Limassol, because the supply of such plots is limited and demand from international buyers continues.
Why buy this flat for income
- Furnished and never lived in: let it the week the transfer completes
- 150 m from the beach, the location tenants ask for first
- Energy class A, covered parking, lift and a communal pool
- Bought from the developer with no agent commission in the price
- No VAT added; transfer fee at the reduced rate
Running the numbers yourself
A quick way to sanity-check any rental claim: take the realistic monthly rent, multiply by eleven rather than twelve to allow for a vacant month, subtract communal fees, insurance and management, and divide by the total cost of buying including the transfer fee and lawyer. That is your net yield before tax. Use the calculator on the apartment page to try different rents.
Questions buyers ask
Who will rent the flat?
Mostly people working for Limassol’s shipping, fund and tech companies, plus couples relocating to Cyprus. The median asking rent for a 1-bed in Germasogeia is about €1,400 a month.
Can I let it short-term in summer?
Yes, with a licence from the Deputy Ministry of Tourism. Summer demand on this stretch of coast is strong. We can show you both a long-term and a summer-let scenario.
How is rental income taxed?
Rent from Cyprus property is taxed in Cyprus, and since 2026 there is no Special Defence Contribution on rent. Your home country may tax it too; the UK and Israel both have double tax treaties with Cyprus.
Who looks after it while I am abroad?
Local management companies handle tenants, repairs and rent collection for a share of the rent. We introduce you to the ones we know.
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 real yield before you fly
Send your WhatsApp number. Within 60 minutes you get the rent forecast, the net yield and every purchase cost.
- Rent forecast in three scenarios
- Net yield after fees, insurance and tax
- Introductions to local letting managers
- Every purchase cost, to the euro
