Berengaria

A Historic Hotel Restoration With New Homes in Prodromos, Cyprus

Berengaria is a residential development for sale beside a real, named landmark: the Berengaria Hotel, in Prodromos, the highest village in Cyprus, in the Troodos Mountains of the Limassol district. The project centres on restoring a nearly hundred-year-old hotel, built for the Kokkalos family in 1931, and adding new apartments, villas and condo residences in the forest around it. It is under construction, with completion set for the third quarter of 2029.

Built in 1931, Closed in 1984, Under Restoration Since 2020

The Berengaria Hotel was built for the Kokkalos family of Prodromos, designed by British architect Walter Henry Clarke in a distinctive eagle-shaped layout, and opened in 1931. It took its name from Berengaria of Navarre, who married Richard the Lionheart at Limassol Castle in 1191 — a piece of Cyprus's own medieval history borrowed for a mountain hotel built more than seven centuries later. In its prime the hotel drew heads of state and royalty, including Egypt's King Farouk and Israeli president Ezer Weizman, and a 1961 renovation added an asymmetric pool and what is generally described as the island's first nightclub.

Tourism on the island slowed sharply after 1974, and the hotel closed its doors in 1984. For the following decades the building stood empty, drawing urban explorers and photographers and becoming one of the most recognisable abandoned buildings in Cyprus, along with a body of local legend that grew up around it. A Cyprus-based investor bought the property in 2020 and began emergency repairs before the derelict structure could collapse further; a restoration budget of around EUR 35 million is now rebuilding the hotel as a boutique property, with the surrounding residential development built alongside it.

Three Ways to Buy Here: Apartments, Villas and Condo Residences

The development's homes fall into three distinct groups: compact apartments, larger villas, and condo residences set inside the hotel building itself. One-bedroom apartments make up the most compact group, sized from around 65 m² up to 109 m², each with its own veranda. A larger group of villas offers two to four bedrooms across substantially bigger footprints, from roughly 226 m² up to 324 m², most with both covered and open verandas. A smaller group of condo residences sits within the hotel building itself, two to three bedrooms, from around 92 m² up to close to 280 m², putting a buyer's front door inside the same structure as the restored hotel's public rooms.

Spa, Pool and Gym Shared With the Restored Hotel

Amenities here are not a generic developer add-on; they are the hotel's own facilities, restored alongside the guest rooms and made available to residents.

• A heated indoor swimming pool as part of the hotel's spa wing
• A fully equipped gym, built into the hotel's restored spa wing
• A yoga area for low-impact daily use
• A sauna and jacuzzi, both built for a genuinely cool mountain climate
• Outdoor exercise and relaxation space around the hotel grounds

How Remote Is Prodromos, Really?

Prodromos is honestly remote, and the real distances are worth stating plainly. Restaurants in the village sit around 3 km away and everyday shops around 8 km, close enough for daily errands. A school is roughly 4 km off and the nearest hospital around 14 km. The beach is around 36 km away, a golf course around 39 km, and Limassol's city centre around 60 km — all reached by mountain road down from the village. This is the trade-off of a genuine Troodos address: more time to the coast, in exchange for silence, altitude and forest on the doorstep.

Under Construction, Completion Due Q3 2029

Berengaria is currently under construction, with the hotel restoration and the surrounding residences progressing together as a single build. Completion across the development is scheduled for the third quarter of 2029. Buying at this stage means a longer wait than a finished, move-in-ready building, set against the choice of layout, floor and orientation that a completed project no longer offers.

Prodromos: Cyprus's Highest Village and Its Winter-Sports Centre

At around 1,380 metres above sea level, Prodromos is the highest permanently inhabited village in Cyprus, a title that shapes daily life here as much as any other fact about the place. It is also the island's main base for winter sport, with three ski slopes on nearby Mount Olympus and snow that regularly settles more than a metre deep for weeks at a time — a genuinely different Cyprus, a short drive from a coastline most visitors assume is the whole island. Summers stay cool by comparison with Limassol, walking trails run through the surrounding pine forest, and the village keeps its own steady rhythm across the year, independent of any resort season.

Who Buys Into a Restored Village Landmark

Berengaria suits buyers who want more than a new address: a real, verifiable historical story attached to the property, combined with new-build apartments, villas and condo residences built to current standards. It is a fit for buyers who want a mountain retreat with genuine architectural provenance, access to a restored hotel's spa and amenities on their doorstep, and a lifestyle far removed from the coastal villa-and-apartment developments common everywhere else on the island.