Shape

Class A Offices on Spyrou Kyprianou Avenue, Limassol, Cyprus

Shape is an office development planned on Spyrou Kyprianou Avenue in Kapsalos, a district in the northern part of Limassol. The developer places the site at the entrance to one of the city's main business corridors. The building is intended for companies that want a recognisable address of their own, and every office in it is sold individually.

The developer's renderings show a long, low building with about five office storeys above a raised ground level. Copper- and terracotta-coloured vertical fins wrap the façade, and a wave-shaped band of glazed terraces sweeps across the front that faces the avenue. Cars are parked underground.

The project is at the planning stage and is sold off-plan. Completion is expected in the third quarter of 2029.

Offices for Sale in Two Recurring Sizes, 293 to 491 m² Sellable

The offices are on the first to the fifth floor. Two layouts repeat on the third, fourth and fifth floors, and the offices on the first and second floors differ from them. The table groups the offices by size type. All figures are in square metres as listed by the developer.

The larger standard office has about 85 m² more indoor space than the smaller one, while the covered verandas differ by only about 5 m². The second-floor office has almost the same indoor area as the larger standard office, with a covered veranda about 16 m² bigger. The first-floor office is the most compact unit in the building.

How Indoor, Sellable and Total Office Areas Relate

Developers in Cyprus usually quote several area figures for each unit, and each one measures something different. For Shape, the indoor area is the enclosed office space. The covered veranda is the roofed outdoor terrace attached to the office. The sellable area is the sum of the two: 300.7 m² indoor plus 83.1 m² covered veranda gives 383.8 m² for the smaller standard office, and 386 m² plus 88.2 m² gives 474.2 m² for the larger one.

The total area is larger again. It adds further space that the developer counts towards each office beyond the indoor area and the covered veranda, such as a share of common areas. This is why offices with the same layout show slightly different totals on different floors, for example 461.0 m² and 483.4 m² for the smaller standard office. The developer's area schedule shows exactly what the total includes for a specific office.

When comparing offices in Limassol, compare like with like. Some listings quote only the total area, others only the indoor area, and in this building the gap between the two is between about 130 and 200 m² per office. Fit-out plans and desk counts depend mainly on the indoor figure.

Spyrou Kyprianou Avenue, 4 Minutes by Car from Limassol City Centre

Spyrou Kyprianou Avenue is one of the long arterial roads of Limassol and runs through the districts north of the old town. In recent years many commercial buildings have gone up along it, typically with showrooms at street level and offices on the floors above. For a company, an office here means a visible address on a road that clients and staff already know.

The developer highlights connections in three directions: the city centre, the motorway and the seafront. By car, the centre of Limassol is about 4 minutes away and the beach about 5 minutes. The A1 motorway links Limassol with Nicosia and Larnaca, and the A6 continues west to Paphos, so the capital and both international airports are reached by motorway.

Everyday needs are close at hand. Shops, restaurants, a school and a hospital are each about a minute away by car, and a golf course is about 29 minutes away. All of these are estimated driving times.

What Class A Means for an Office Building

Class A is the top category in the usual grading of office buildings. The term describes new or recently built buildings with modern structure and building services, efficient floor plates, good access and parking, and a location that clients regard as a business address. It is a market classification with no single legal standard in Cyprus, so the technical specification is the document that shows what a particular building delivers.

Limassol is home to many international companies, among them shipping management firms, financial services providers and technology businesses. These are the typical occupiers of Class A office space in the city.

For Shape, the confirmed points are the developer's Class A designation, the covered veranda attached to each office and underground parking. Details such as ceiling heights, the air-conditioning system, lifts and the energy rating will be set out in the developer's technical specification, which we can request for any office you are considering.

Buying an Office Off-Plan in Cyprus, Completion Expected Q3 2029

Buying an office before it is built follows the same legal route as other new-build property in Cyprus, with a few points that matter more to commercial buyers. The steps below are general; a Cypriot lawyer should review the contract for the specific office.

• Due diligence: the lawyer checks the planning permit, the building permit, the ownership of the land and any mortgage registered on it.
• Sale contract: payments are normally staged against construction milestones, and the contract should state the specification, the completion date and the penalties for delay.
• Land Registry: the signed contract is deposited with the Department of Lands and Surveys, which protects the buyer's claim to the office until title deeds are issued.
• VAT: a new commercial building is sold with VAT at the standard rate, currently 19%. A VAT-registered company that uses the office for taxable business can usually reclaim it, and Land Registry transfer fees generally do not apply when VAT is charged.
• Ownership structure: many buyers hold an office through a Cypriot or foreign company. The structure affects tax and financing, so it should be settled before the contract is signed.

Completion of Shape is expected in the third quarter of 2029. Until then, the floor plans, the area schedule and the technical specification are the documents to compare offices with, and we can send all three for each office in the building.