Eden Valley

Detached villas for sale in Oroklini, Larnaca, Cyprus: three and four bedrooms on their own plots

Eden Valley is a gated community of detached houses in Oroklini, in the Larnaca district of Cyprus. Each house is a freestanding villa on a spacious plot of its own, with a landscaped garden around it and covered parking ports for the cars. The gate gives the whole group of plots one controlled point of access. The scheme is at the Off Plan stage, which means a house is bought from plans and a written specification.

The developer's current price list contains two villa types. The three-bedroom villa has 189 m² of covered area and the four-bedroom villa 236 m². In both, living and dining areas form one open-plan room and a laundry room sits next to it. A marble staircase connects the floors. Outside, the plan provides for a BBQ area with bar features and, if the buyer chooses it, a pool with an outdoor shower. The plan of one house in the scheme shows a plot a little over 34 metres wide; the plot sizes of the other houses are confirmed by the developer on request.

What is standard and what is optional in the 189 m² and 236 m² villas

The developer's feature list separates fixed elements of the house from extras that a buyer adds. The list below keeps that split. Items that carry no option mark in the developer's list are treated here as standard, and we request the itemised specification of each house on enquiry.

• Standard: gated community of detached houses on spacious plots
• Standard: landscaped gardens
• Standard: covered parking ports
• Standard: BBQ area and bar features
• Standard: laundry room
• Standard: marble staircases
• Standard: local natural stone on the exterior
• Standard: wall-mounted toilets and decorative false ceilings
• Standard: solar panels for water heating and a water pressure system
• Standard: energy efficiency rated A and a five-year warranty
• Optional: outdoor pool and shower
• Optional: roof garden
• Optional: underfloor heating
• Optional: fireplace

The four optional items decide how the house is used through the year: the pool for summer, underfloor heating and a fireplace for winter, the roof garden as extra outdoor space. Because they are options, two villas of the same type can end up with different specifications, so the itemised specification is the document to compare between offers. Solar water heating, the water pressure system and the A energy rating are the standard items that relate to running costs.

Oroklini: the beach about a minute by car, Larnaca city centre about eleven

Oroklini is a village on the coast north-east of Larnaca, and the position of the scheme within it is what the distances describe. By car, the beach, everyday shops and restaurants are each about one minute from the site. A school and a hospital are about two minutes away. Larnaca city centre is about eleven minutes, the airport about nineteen and the nearest golf course about ten. These are estimated driving times derived from straight-line distance, so the real time varies with the route and the traffic.

For daily life this means that school runs, shopping and a restaurant dinner all happen within a few minutes of the gate, while the city, the airport and a round of golf each stay within a short drive. We go through these figures with every buyer, because the weight of each one differs between a family living here all year and an owner who travels often.

Off plan houses for sale near Larnaca: how the purchase works in this scheme

The developer has given us no completion date and no construction stage for the scheme, so we quote neither; both are confirmed in writing before a reservation. What the Off Plan stage offers a buyer is time to settle the optional items, such as the pool, roof garden, underfloor heating and fireplace, while the specification of the house is still being agreed.

Every house is described with energy class A and a five-year warranty, and the contract for a specific house should repeat both. Off plan purchases in Cyprus normally follow a payment schedule tied to construction milestones; the schedule for this scheme comes from the developer on enquiry. The prices in the price list are quoted before VAT, and the VAT that applies depends on the buyer's own circumstances, so we recommend confirming it with a lawyer before signing.

On every enquiry we ask the developer which houses are still available, what the itemised specification contains, how large the plot is and where it lies within the scheme, and what the payment schedule looks like.

Three- and four-bedroom villa types: covered area and indicative starting price

The table lists the two types from the developer's price list dated 13 October 2026. The figure in each row is the developer's indicative starting price for that type, quoted before VAT. The final price for a particular house depends on the house itself and on the options chosen, and the developer confirms availability of a specific home on enquiry.