Seven years ago, I arrived in Cyprus not knowing exactly what I would find. What I did know was that this island had potential — not just as a postcard paradise, but as a serious destination for investors and families alike. In those early years, I worked closely with developers and guided private investors through the ins and outs of the local market. It wasn’t always smooth, but every client taught me something. Every deal added to my understanding of how to build trust and create value in Cyprus.
Three years ago, I founded Noah’s Ark Holdings. Today, as CEO, my team and I offer something I wished existed when I started: a full-circle property solution built around clarity, integrity, and long-term thinking.
If you’re reading this in 2025, wondering whether now is the right time to buy property in Limassol, this guide is for you. No fluff — just experience, insight, and a clear breakdown of what it really takes to own a piece of this exceptional city.
Why Limassol Stands Out
There’s something electric about Limassol. It’s the kind of place where luxury yachts share coastline with fishermen, and where your morning coffee might come with three languages overheard. The city blends the warm heartbeat of a Mediterranean port with the sophistication of a modern European destination.
For investors and property buyers alike, it offers three things that rarely come in one package:
- Economic stability and growth — even as other markets stumble
- A lifestyle that sells itself — sunshine, beaches, gastronomy, safety
- Solid property fundamentals — rising demand, limited supply, and robust legal protections
Unlike many cities that sell dreams, Limassol delivers substance.
Who Can Buy Property in Limassol?
The short answer? Almost anyone.
- EU/EEA citizens can buy with no restrictions at all. Multiple properties, residential or commercial.
- Non-EU citizens can buy one residential property (or a plot of up to 4,000 m²) and will need approval from the Council of Ministers.
That approval, by the way, is generally straightforward — especially when everything is correctly prepared. Our legal team handles this as part of our complimentary representation service for clients, so you won’t need to navigate paperwork alone.
And yes, once your purchase is registered, you hold full ownership under Cypriot law. It’s not a leasehold. It’s yours.
What Types of Property Are Available in Limassol?
Limassol’s property market is diverse — and surprisingly nuanced. Here’s what most clients ask us about:
- Apartments in the city or near the marina (€220,000–€1M+)
- Suburban family homes (€350,000–€700,000)
- Seafront luxury villas (€1.2M and up)
- Off-plan investment projects (€180,000–€600,000 depending on stage and location)
- Land plots for custom builds (starting around €150,000)
What you choose depends on your goals — and we take that seriously. An investor looking for rental yield will get very different advice than a retiree planning to relocate.
The Real Numbers: What You’ll Actually Pay
Aside from the purchase price itself, here’s what you should budget:
- Deposit: €10,000 (standard at Noah’s Ark Holdings — this reserves your unit)
- Down payment: 30–40% depending on the project and stage
- Legal fees: Included with us — our clients get full legal representation free of charge
- Stamp duty: €0–€600 (based on value)
- Transfer fees: Varies, but often reduced or waived if VAT applies
- VAT: 5% for first residence (on first 130m²), 19% for anything else
- Annual municipal taxes: Minimal — often €100–€300/year
This means that for a €300,000 new property, your up-front investment could look like:
- €10,000 deposit
- €90,000–€120,000 down payment
- €0 legal (we’ve got it covered)
- ~€15,000 VAT if applicable
And that’s it. There are no hidden trapdoors — just a clear roadmap.
The Step-by-Step Buying Process (How It Actually Works)
I’ll walk you through the process as we see it day-to-day, not the theoretical version from a brochure.
1. Define your purpose
Are you investing for rental income? Relocating permanently? Buying a future retirement home? The answer to this question shapes everything — location, unit type, VAT strategy, and more.
2. Choose a property (with our help)
We help match your profile with suitable units. Want a turnkey apartment near the beach that’ll be easy to rent out? Or something quieter inland with room for the grandkids? Our portfolio is curated for quality and location — no dead-end developments.
3. Reserve the property
You place a €10,000 deposit, and the unit is taken off the market. This is fully credited against your purchase.
4. Sign the contract & pay down payment
Once the agreement is finalized and due diligence is completed, you sign and pay your 30–40% down payment. For many clients, this happens within 2–3 weeks of reservation.
5. Legal process & application (for non-EU)
We submit the Council of Ministers application for non-EU buyers (at no charge), while our lawyers ensure the contract is lodged with the Land Registry.
6. Construction (if off-plan)
Progress is monitored with milestone updates. Most of our builds complete in 12–24 months.
7. Handover & title
Once full payment is complete, you receive keys — and, in due course, title registration follows.
We’re with you the entire way.
What About Rental Returns?
Limassol’s rental market is healthy and diverse. Short-term rentals (e.g. holiday lets) thrive near the coast, while long-term rentals serve professionals, digital nomads, and expat families.
In well-located units, we consistently deliver:
- 7%–8% ROI across our investment properties
- Stability over speculation, focusing on long-term value
These returns reflect not just the location, but the way we structure and manage investments from day one.
It’s not just about percentages though. It’s about stability. With tourism back in full swing, and growing interest in remote working from sunny locations, demand isn’t slowing down anytime soon.
We also offer in-house property management, so you can be fully hands-off — or as involved as you’d like.
Permanent Residency: A Bonus Worth Knowing
If your investment exceeds €300,000 (plus VAT), you may qualify for Cyprus’s fast-track residency program. It doesn’t give you citizenship, but it grants the right to live in Cyprus — for life.
For some of our clients, this was an unexpected bonus that allowed them to:
- Enroll children in international schools
- Access healthcare as a resident
- Plan for EU retirement or part-year living
We help guide eligible clients through this process alongside the property purchase.
Why Work With Us
Let me be blunt: real estate in Cyprus is full of options — but not all options are created equal.
At Noah’s Ark Holdings, we build and manage projects in Limassol ourselves. That means no third-party surprises. Our clients get:
- Free legal representation throughout the process
- Verified title-ready properties only
- One-on-one strategy sessions before you commit
- In-house rental & maintenance services post-sale
You’re not buying from a guy with a phone. You’re partnering with a team that has skin in the game.
Final Thoughts
Limassol isn’t a hidden gem anymore — it’s a proven destination. The window for easy, high-quality investment is still open in 2025, but it’s shifting fast. With limited coastline and rising construction costs, today’s €300,000 apartment may be tomorrow’s €450,000 benchmark.
Whether you’re buying a lifestyle, securing a second home, or building a portfolio, we’re here to help you do it with confidence and clarity.
Let’s turn those dreams into deeds.
— Sagi Rozen, Noah’s Ark Holdings