Limassol Real Estate: Apartments, Villas and Penthouses in Cyprus

Limassol is Cyprus's second city and its financial and shipping centre. The coastline runs from the old port and the Molos promenade towards the Marina and the tourist strip along Germasogeia, with high-rise developments rising along the waterfront. The Old Town has restaurants and bars, while Agios Tychonas and Germasogeia hill areas offer villas with sea views. The Mediterranean climate gives hot summers and mild winters.

Paphos and Larnaca airports are each roughly an hour away; Larnaca is closer to the main road. The city has international schools, private hospitals and a large expat population including Russian-speakers, Israelis, Lebanese and Britons. Many buy for the combination of lifestyle, residency and tax.

For other Cyprus markets compare Larnaca, Paphos, Nicosia and Famagusta.

EU citizens can buy freely. Non-EU buyers need permission from the Council of Ministers for a single property, which is normally granted for a residence or holiday home. Buyers can usually buy only one property for private use, within size limits, so seek advice on land.

• Title deeds. Check that the title is issued and free of mortgages, or that the developer has a clear path to issuing it.
• Transfer fees. They are tiered by price and reduced by 50% under current rules; none are due when VAT is paid on the purchase.
• VAT. New builds carry VAT; a reduced 5% rate can apply on the first 200 m² of a main residence for qualifying buyers.
• Stamp duty. Stamp duty on contracts was abolished from 1 January 2026.

A permanent residence permit is available to non-EU buyers investing a minimum amount in new property, but rules change, so verify. See our Cyprus consultation guide, financing guide and the Cyprus overview.

Annual costs in Cyprus are lower than in much of Europe. Municipal taxes and a small immovable property tax regime apply, building service charges depend on the complex, and electricity is expensive because most homes are cooled in summer. Landlords must register tenancy agreements, and rental income is taxable. Short-let rules apply to holiday lets and require a tourist licence. Ask any seller for last year's bills, and for the building's maintenance plan if it has a pool or lifts.

Use an independent lawyer, not the developer's. Inspect the planning permit, the sales contract registered at the Land Registry and the developer's finished buildings. Model finance on the mortgage calculator.