Sea-view Properties in Limassol for Sale

What a budget buys within two minutes of the beach

• Up to €300,000: 45 homes in 8 projects, most of them studio (36), median size 36 m².
• €300,000 to €500,000: 144 homes in 29 projects, most of them one-bedroom (84), median size 58 m².
• €500,000 to €800,000: 85 homes in 29 projects, most of them two-bedroom (70), median size 98 m².
• €800,000 to €1,500,000: 77 homes in 22 projects, most of them three-bedroom (36), median size 152 m².
• Above €1,500,000: 105 homes in 23 projects, most of them three-bedroom (60), median size 216 m².

When the homes near the sea are delivered

Of the 256 homes with a stage recorded, 81 are off plan, 131 are under construction and 44 are ready or completed. Delivery years are recorded for 163: 1 in 2024, 18 in 2026, 36 in 2027, 49 in 2028, 41 in 2029, 18 in 2030. The rest have no date on file, so ask for it and for the remedy if it slips.

What a new-build costs on top of the price

A new-build carries VAT instead of transfer fees. VAT is 19%, or 5% on the first 130 m² of a home that will be your primary and main residence, within the limits of €350,000 for the 5% part and €475,000 and 190 m² for the whole transaction. The limits matter for villas: a villa above €475,000 or 190 m² pays 19% on the whole price, so on €600,000 the VAT is €114,000. Stamp duty was abolished for contracts signed from 1 January 2026, and a lawyer costs about 1% plus VAT. A resale carries no VAT and pays transfer fees of 3%, 5% and 8% by price band, halved, which comes to €8,600 on €300,000. See Cyprus property VAT explained and the cost of buying property in Cyprus.

Buying from a Limassol developer: the order of steps

You choose the unit, sign a reservation, and an independent lawyer checks the title and permits before the contract is signed and lodged at the Land Registry. A non-EU buyer needs Council of Ministers permission, which the lawyer files after signing. Payments follow the construction stages on an off-plan project. The steps are in how to buy property in Cyprus as a foreigner. A first-sale new-build of at least €300,000 plus VAT can also qualify a non-EU buyer for Category 6.2 permanent residency, with the money transferred from abroad and income from abroad of at least €50,000, plus €15,000 for a spouse and €10,000 per child.

How to check a sea view before you pay

• Ask for the floor plan with the orientation marked, and the floor of the unit.
• Ask what can be built on the plots in front and beside the building; a view across an empty plot is not guaranteed.
• Visit at different times, or ask your lawyer to film the view from the balcony.
• Check the position of neighbouring towers and the construction site next door.
• Put the view in the contract: floor, orientation and, for a premium, what happens if it is blocked.

The lawyer who checks the plot and the permits is covered in choosing a property lawyer in Cyprus.