Buying a home near Limassol.
Clear, straight answers on prices, taxes, residency, timelines and everyday life in Sotira, Limassol — Kourion Municipality — fifteen minutes from central Limassol.
The short answers.
One sentence first, the detail underneath.
Can a foreigner buy a home in Cyprus?
Yes. EU citizens buy on the same terms as Cypriots, and non-EU citizens may buy a residential property freehold with Council of Ministers approval.
For non-EU buyers the approval is a standard administrative step rather than an obstacle, and the purchase proceeds while it is processed. Buyers who want to hold more than one property commonly do so through a Cyprus company. Your lawyer confirms which route applies to you before contracts are signed.
Full buying guideHow much VAT do you pay on a new home in Cyprus?
The standard rate is 19%. A reduced 5% rate can apply to part of a primary and permanent residence, subject to conditions.
The reduced rate is governed by Cyprus Law 42(I)/2023, which sets floor-area and value thresholds and requires the home to be your primary and permanent residence. Above those thresholds the standard 19% applies to the balance. Our unit pages state whether a listed price is net of VAT, and the VAT calculator on each home shows the total under both rates.
See a home with the VAT calculatorWill I get a title deed?
Yes. Every Extraland home is built towards a separate title deed for the individual property.
Between signing and deed issue, your contract of sale is deposited with the Cyprus Land Registry, which protects your interest in the property. Somnius Habitat has already been delivered with title deeds issued. Your lawyer handles the deposit and tracks the deed through to transfer.
How we buildHow do I secure a home?
A home is secured once the reservation process is completed and the sales contract is signed.
We take you through the reservation paperwork, share the full specification for that specific home, and coordinate with your lawyer on the contract. Payment structure is agreed per purchase and confirmed in writing before anything is signed.
Talk to the teamHow does a viewing work?
Private viewings run by appointment. We drive you to Sotira, walk the plot and the home, and answer prices, timelines and ownership on site.
Viewings take about ninety minutes including the drive from Limassol. If you are abroad, we run the same walkthrough live on video and send the floor plans and specification afterwards. There is no obligation attached to a viewing.
Book a viewingHow far is Sotira from Limassol?
About 15 minutes by car to central Limassol, with the A6 highway roughly one minute from the area.
Sotira sits in the Limassol district and forms part of Kourion Municipality. The marina is around 12 minutes away and Paphos International Airport around 30 minutes. That proximity is the whole point: city access without city density or city land prices.
About SotiraPlease note. General information only, correct to the best of our knowledge at the time of writing. It is not legal or tax advice. Rules, rates and eligibility change and depend on your circumstances — always instruct an independent Cyprus-registered lawyer and a qualified tax adviser before you commit.
Living in Sotira, near Limassol
3 questions
About 15 minutes by car to central Limassol, 1 minute to the A6 highway, 12 minutes to the marina, and 30 minutes to Paphos International Airport.
You get a larger plot, cleaner air, quieter streets and a lower price per square metre, while the city stays within a short drive. It suits families who want the comfort of the city without its chaos.
Heritage and Foley's international schools are 10–15 minutes away. Bakeries, pharmacies, tavernas and mini-markets sit within the area; hospitals and larger shops are in Limassol.
Buying property in Cyprus
5 questions
Yes. Non-EU buyers may purchase one residential property freehold (up to 4,014 m² of land) with Council of Ministers approval — a routine process our team supports. Multiple properties can be held through a Cyprus company.
VAT is 19% (reduced to 5% on a qualifying primary residence up to 130 m²). Stamp duty applies to the contract. Transfer fees are 3–8% but are waived when VAT is paid. There is no annual property tax.
Yes. Cyprus Permanent Residency (Regulation 6(2)) requires from €300,000 investment in new-build residential property plus proof of stable overseas income. Approval typically takes 2–3 months.
Yes — always instruct an independent Cyprus-registered lawyer. They handle due diligence, contract review and Land Registry deposit.
Cyprus banks lend to non-residents at typically 60–70% loan-to-value. We can introduce you to established local lenders.
The purchase process
3 questions
A reservation deposit secures the home, followed by contract-stage payments and a final balance on delivery. The exact schedule is tailored to each purchase and shared by the Extraland team.
For off-plan family homes in Sotira, 18–30 months depending on scale. Every site publishes weekly progress updates.
No. The whole purchase can be handled remotely via power of attorney. Most of our international buyers still visit once for the viewing.
Owning an Extraland home
3 questions
Cyprus has no annual property tax. Owners pay municipal fees (usually a few hundred euros a year), electricity and water. Our energy-class-A homes typically halve running bills compared with a conventional Cypriot house.
Yes. Our concierge service handles short and long-let management. Speak to the team for current management terms and availability.
Pets are welcome across every Extraland development.