Buy-to-let residence
3–7 years · From €320,000
A single apartment in a walkable neighbourhood, specified and furnished for long-term letting, with management arranged on your behalf.
Suited to: Investors who want income with minimal involvement.
Investors
Property investment in Limassol, Cyprus — direct with the developer
Arvora builds nine residences at a time in established Limassol neighbourhoods. Investors buy from us with no agency commission, on staged payment plans, with the specification, measurements and assumptions written down before anything is signed.
Every Arvora residence is a first sale from the developer — the position that qualifies for Cyprus's residency route and the reduced-VAT route, and the position where your money buys construction rather than someone else's margin.
Current stock spans 18 homes across 2 developments, from €425,000. Whole floors, full buildings and co-development are available by negotiation before public release.
- 9 homes
- Per development
- Small schemes sell through faster and hold value better than towers with hundreds of competing resales.
- 5%
- Reduced VAT route
- First-home buyers can qualify for reduced VAT on part of the property, subject to conditions in force.
- €300k
- Residency threshold
- New-build purchases from €300,000 excluding VAT are the most-used route to Cyprus permanent residency.
- 0%
- Inheritance tax
- Cyprus levies no inheritance tax, which matters when property is held for the next generation.
Why invest with Arvora
Six reasons the numbers hold
Not a market forecast — the structural reasons a small, well-built scheme in a walkable neighbourhood tends to outperform volume stock.
A market with real end-users
Limassol demand is driven by relocating companies, universities and long-stay residents — not only holiday lets. That underpins occupancy in the shoulder months, when purely seasonal stock sits empty.
Scarcity by design
We build nine residences at a time in established neighbourhoods. Limited supply in a walkable location is the simplest protection an investor has against being repriced by the next phase next door.
Off-plan entry, staged payments
Reserve early, pay against construction milestones, and take handover at a completed value. Your capital is committed in tranches rather than all at once.
Residency and mobility
A qualifying purchase can support a permanent residency application for the whole family — an asset and a plan in the same transaction.
Predictable running costs
Envelope-first construction — insulation, shading, glazing — keeps cooling loads and service charges low, which is what actually protects net yield.
One accountable team
We design, tender and supervise in-house. There is a named director on your file from reservation through the defect liability period.
Opportunities
Five ways to invest with us
From a single let apartment to an entire building or a co-development on your own land. Each route has its own paperwork, and each is priced the same way: transparently.
Enquire
Off-plan capital growth
18–30 months · From €350,000
Early reservation at launch pricing within a nine-home scheme, with payments staged against construction and the option to sell at or after completion.
Suited to: Investors comfortable with a build timeline.
Residency-qualifying purchase
Long hold · From €300,000 + VAT
A new-build first sale structured to meet the permanent residency requirements, with documentation prepared alongside the reservation.
Suited to: Families relocating to Cyprus.
Floor or full-building acquisition
By negotiation · From €2.5m
Acquire a floor, a tier of residences, or an entire Arvora building before public release, with commercial terms agreed directly.
Suited to: Family offices and institutional buyers.
Land and co-development
3–5 years · By negotiation
Contribute a plot or capital and co-develop under the Arvora standard, with design, permitting, construction supervision and sales handled by us.
Suited to: Landowners and development partners.
How we invest
Six steps, in writing
The same sequence for a single apartment and for a full building — only the commercial terms change.
01
Brief and shortlist
A private call with the investor desk to establish objective, horizon and budget. You receive a shortlist with areas, internal and outdoor measurements, prices and expected completion — usually within one working day.
02
Underwriting pack
For each shortlisted residence we issue the specification schedule, payment plan, projected service charge, comparable evidence and an indicative net-yield range with the assumptions written out.
03
Reservation
A reservation fee holds the unit and price while contracts are drafted. We introduce independent lawyers — we never act on both sides.
04
Contract and lodging
Contracts of sale are signed and lodged at the Land Registry promptly, protecting your position ahead of title transfer.
05
Construction reporting
Monthly progress reporting with photographs and milestone certification, so each staged payment is released against verified work.
06
Handover and management
Snagging, handover, and — if you want it — furnishing, letting and management through vetted partners, with a named contact through the defect liability period.
Schemes & structures
Residency, VAT, tax and payment routes
The schemes investors most often use in Cyprus, described plainly. Thresholds and conditions change — we confirm the position in force with your own lawyer and tax adviser before you commit.
Permanent residency by investment
New residential property from €300,000 excluding VAT, purchased as a first sale from the developer, plus evidenced overseas income for the family. Permits residence for the household and requires a visit to Cyprus at least once every two years.
Documents prepared alongside the reservation.
Reduced 5% VAT on a main residence
Buyers using the property as their primary residence in Cyprus may qualify for a reduced VAT rate on a defined portion of the property, with the standard rate applying above it, subject to the conditions in force.
Eligibility confirmed by your lawyer before contract.
Non-domiciled tax status
Cyprus offers a non-domiciled regime under which qualifying individuals are exempt from the defence contribution on dividends and interest for a set number of years, alongside a favourable personal income tax structure.
Tax advice is given by your own adviser.
Rental income and structuring
Residential letting income is taxable in Cyprus with allowable deductions; ownership can be held personally or through a company depending on your objective and exit route.
We model both before you commit.
Staged payment plans
Off-plan purchases are paid against construction milestones rather than up front, typically beginning with a reservation and contract instalment and completing at handover.
Plans issued in writing per residence.
Title and buyer protection
Contracts of sale lodged at the Land Registry, separate independent legal representation, written specification forming part of the contract, and bank-account transparency on every transfer.
Standard on every Arvora purchase.
Nothing on this page is legal, tax or investment advice. Figures are indicative and conditions in force at the time of purchase apply.
VIP investor hotline
Arvora Investor Desk — a direct line, answered by a director
No forms, no call queue, no junior handler. Call, message or email the desk and you receive a shortlist with prices, measurements and payment plans — usually within one working day.
Mon–Sat, 08:00–20:00 (EET) · calls answered by a named director, not a call centre
Spoken: English, Greek, Russian, Ukrainian, Hebrew
Investor questions
Answered directly
Can non-EU nationals buy property in Cyprus?
Yes. Non-EU buyers can acquire residential property in Cyprus, subject to a routine Council of Ministers permit, which is granted as a matter of course for a primary residence or an investment property of standard size.
What is the minimum investment for Cyprus permanent residency?
The most-used route requires the purchase of new residential property worth at least €300,000 excluding VAT, bought as a first sale from the developer, together with evidenced secure annual income from outside Cyprus.
What rental yields should I expect in Limassol?
Well-specified new-build apartments in walkable Limassol neighbourhoods have typically produced gross yields in the region of 4–6%, depending on location, furnishing, letting strategy and service charge. We issue the assumptions behind every figure we quote rather than a headline number.
Do you charge investors a fee?
No. Arvora is the developer, so you buy directly from us with no agency commission. You pay your own independent lawyer and the statutory transfer and VAT costs.
Can Arvora manage and let the property after handover?
Yes. Furnishing, letting and property management are arranged through vetted partners, with terms disclosed to you before you appoint anyone.
How do staged payments work on an off-plan purchase?
You pay a reservation fee, then an instalment on signing the contract of sale, then payments against certified construction milestones, with the balance due at handover. Every plan is issued in writing per residence.
How quickly can I speak to someone senior?
The investor desk on +357 25 482 611 is answered by a named director, Monday to Saturday, 08:00–20:00 EET, in English, Greek, Russian, Ukrainian or Hebrew.
Further reading
Investment guides
Longer-form detail on residency, taxation, yields and the buying process in Cyprus.
- Cyprus permanent residency by property investmentThe most-used route for non-EU buyers: a qualifying property purchase plus verified overseas income, granting permanent residency for the whole family.
- Cyprus tax residency basicsCyprus is one of the more attractive tax residencies in the EU for investment income. Here are the rules that decide whether you qualify.
- Cyprus property rental yields, honestlyGross yield is a marketing number. This is how to get to a net figure you can actually plan around.
- Buying Cyprus property from the UKBritain remains the largest source of foreign buyers in Cyprus. Post-Brexit, the property side is unchanged; the immigration and tax sides are not.
- Buying Cyprus property from IsraelCyprus is a fifty-minute flight from Tel Aviv, which changes what a second home can be used for.
- How to read the Cyprus property marketRather than forecasts, a set of indicators you can check yourself before committing capital to a Cyprus purchase.
