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
A second home, an hour’s flight away
A second home for your family, an hour’s flight away
Two finished homes in Limassol, ready the day you get the keys. Under an hour from Tel Aviv, with Hebrew-speaking help at every step and a lawyer you choose yourself.
Two homes, one developer. When they are sold, they are gone.
What worries families most
When things get tense, you want a calm place for your family close to home.
Buying abroad in a hurry leads to bad decisions and bad prices.
You need a home that is ready now, not a construction site for two years.
Best fit: 3-bed penthouse
The 3-bed penthouse fits a whole family, with a private pool on the roof. The furnished 1-bed is a ready base you can rent out when you do not need it.
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
Under an hour from Tel Aviv
Daily flights to Larnaca and Paphos. From Larnaca airport to the door takes about 45 minutes.
Ready now, no construction risk
Both buildings were completed in 2020 and 2022. You get the keys after transfer, not after a build.
Help in Hebrew
We answer in Hebrew on WhatsApp and introduce you to lawyers who work with Israeli buyers every week.
A home that pays its way
When you do not need it, rent it out. We show you what it would earn.
<1 h
Tel Aviv to Larnaca
571
Limassol homes bought by Israelis, Sep 2024–Sep 2025
2020–22
both buildings completed
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 when you write to us
- WhatsApp consultation in Hebrew today
- Live video tour within 24 hours
- A lawyer who works with Israeli buyers
- Plan for renting it out when you are away
Talk to the developer 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.
A second home in Cyprus for Israeli families
For many Israeli families Cyprus is the natural place for a second home: under an hour’s flight from Tel Aviv, a familiar climate, an established Israeli community in Limassol and a stable EU legal system. Here is what buying looks like for Israeli citizens, and why a ready home in Germasogeia is a practical choice.
Close enough for a long weekend
Flights from Ben Gurion to Larnaca take under an hour, and there are several a day in normal times. From Larnaca airport to Germasogeia is about 45 minutes by motorway. A family can leave Tel Aviv on Thursday afternoon and be by the sea in Limassol for dinner.
Can Israelis buy property in Cyprus?
Yes. Israeli citizens buy as non-EU buyers. After the contract is signed, your lawyer applies for a permit to acquire, which is a routine step for one home. The purchase itself follows the same process as for any buyer: independent lawyer, title check, contract deposited at the Land Registry, transfer and keys. Israelis were the second-largest group of foreign buyers in Limassol between September 2024 and September 2025, so local lawyers and banks are used to the process.
Community and daily life
Limassol has an active Israeli and Jewish community, with a Chabad centre, kosher food available and Hebrew heard in cafés along the seafront. Many professionals commute between Tel Aviv and Limassol for work. We answer in Hebrew on WhatsApp, and we can introduce Hebrew-speaking lawyers and bankers.
Tax: Cyprus and Israel
Israel taxes its residents on worldwide income, so rent earned in Cyprus must be declared in Israel. Cyprus and Israel have a double tax treaty, which prevents paying full tax twice. Owning a home in Cyprus has no annual property tax. Talk to an Israeli tax adviser about reporting the asset and any rental income.
Which home fits a family
The penthouse is the family choice: three bedrooms, a private pool on its own upper terrace, a covered veranda and the building’s communal pool, about 300 m from the sea. It is furnished and nobody has lived in it, so it is ready the week you get the keys. The 1-bedroom apartment, 150 m from the beach, suits couples or a first, lower-cost step.
Letting it while you are in Israel
Most Israeli owners use the home for holidays and let it the rest of the time, either long-term to professionals or as a licensed holiday let through a local manager. The rent covers the running costs and more. We send a forecast in three scenarios so you can choose.
Moving money
Transfers from Israel go to your lawyer’s client account in euros. A licensed currency specialist usually offers a better rate than a bank on large amounts. Keep records of the source of funds; Cypriot lawyers and banks will ask for them.
Viewing from Israel without flying
Many Israeli buyers start with a live video tour in Hebrew: we walk through every room, step onto the terraces, show the view and walk to the beach, answering questions as we go. If the home fits, your lawyer can handle the purchase with a power of attorney, and you fly in when it suits you. We still recommend visiting before you sign if you can.
Questions buyers ask
Can Israeli citizens buy property in Cyprus?
Yes. As non-EU buyers, Israelis apply for permission to acquire property, which the lawyer files after the contract is signed.
How fast can the purchase close?
Buying a completed home usually takes four to eight weeks.
Do I need to report it in Israel?
Israel taxes its residents on worldwide income, so rent from Cyprus is declared in Israel. Cyprus and Israel have a double tax treaty; check your case with a tax adviser.
How long can we stay in Cyprus?
Israeli citizens can visit Cyprus without a visa for short stays. Longer stays need a residence permit; an immigration lawyer can advise.
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.
Talk to the developer today, in Hebrew
Leave your number. We reply on WhatsApp, show the home on video and answer every question before you fly.
- WhatsApp consultation in Hebrew today
- Live video tour within 24 hours
- A lawyer who works with Israeli buyers
- Plan for renting it out when you are away