PELAGOS — Own Property in Cyprus Like a Local

The journey

Five stages
from idea to keys, and beyond.

Take the whole journey, or enter at the stage where you're stuck. One partner stays accountable for the entire life of your property: acquisition, renovation, letting, maintenance, and, when the time comes, resale. Each stage stands alone with its own fee, delivered by licensed professionals we manage as one team. One point of contact: us.

STAGE 1

Research & strategy

Fee · €2,500 fixed
Where to buy, what it costs, what it returns. We map locations, prices, and realistic rental income against what you actually want: a home, a holiday base, or yield. You get a clear picture before a single viewing.
What happens

We define your goal (home, holiday base, or yield), then run deep market research with our property-agency partners: location shortlists, real sold-price data, and rental-yield estimates. We build a financial model covering total budget, all-in costs, projected returns, and viability under different scenarios, so the decision rests on numbers, not hope.
Deliverables

Location shortlist

Comparative price analysis

Financial model

Clear go / no-go view
Who's involved

Pelagos (strategy & financial modelling)

Licensed property agents (market data)
Fee

€2,500 fixed for the first candidate property, further candidates €750 each. If the numbers say no, that is the deliverable.
STAGE 2

Acquisition

Fee · €3,500 fixed
Search, viewings, negotiation, legal, money. Licensed local agents and independent lawyers do the regulated work; we select them, brief them, and read every contract alongside them, flagging what a foreign buyer would never spot. We coordinate your Cypriot bank account opening, financing, the deposit of your contract at the Land Registry and the transfer fees, and the transfer of title deeds to your name. You sign with certainty.
What happens

Search and viewings, then negotiation on your behalf. Our independent lawyers run full due diligence: verifying title deeds, checking for mortgages and encumbrances, and drafting or reviewing the contract. We coordinate your Cypriot bank account, financing, the reservation, the deposit of the contract at the Land Registry, the transfer fees, and the transfer of title into your name.
Deliverables

Shortlisted viewings

Negotiated price

Completed due diligence

Signed & deposited contract

Title deeds in your name
Who's involved

Pelagos (coordination & negotiation support)

Independent lawyer (legal & due diligence)

Licensed agent (search)

Bank (financing)
STAGE 3

Design & permits

Fee · €1,500 fixed
Architects and engineers from our network design and file; the permits are theirs to obtain. Keeping them moving is ours. We manage the process through the authorities in their language and at their pace, so it doesn't run you.
What happens

If the property needs work, our architects and engineers design it and prepare the technical filings. They obtain the planning and building permits; we manage the process and the timeline with the authorities, in Greek, so the bureaucracy doesn't stall you.
Deliverables

Architectural design

Technical drawings

Submitted & approved permits
Who's involved

Pelagos (process & timeline management)

Architect

Civil/structural engineer

Planning authorities
STAGE 4

Renovation

Fee · 8% of build cost
Vetted contractors do the building; we do the managing: quality checked, budget held, progress reported. You approve decisions from wherever you are. You never chase a builder.
What happens

We tender and select vetted contractors, manage the build day to day, run quality checks at each milestone, hold the budget, and report progress to you. You approve the key decisions from wherever you are. You never chase a builder.
Deliverables

Contractor selection

Managed build

Milestone quality reports

Final handover
Who's involved

Pelagos (project management)

Main contractor & trades

Architect/engineer (site oversight)
Fee

8% of build cost, plus 5% of any renovation grants we secure for you, success-based: we only earn it if you receive the money.
STAGE 5

Rental & management

Fee · 20% of rental revenue
For income properties: furnishing, listing, pricing, guests, cleaning. Higher occupancy, better nightly rates, lower running costs through our supplier network. Your place earns year-round while you live your life: owned by you, run by us. Homeowners skip this stage, or keep us on call.
What happens

For income properties: furnishing and styling, professional photography and listing, pricing strategy, guest management, cleaning and maintenance. We run the property; you receive the income and clear reporting. Homeowners simply skip this stage, or keep us on call.
Deliverables

Furnished & listed property

Active bookings

Ongoing management & income statements
Who's involved

Pelagos (management)

Photographers & stylists

Cleaning & maintenance teams
Fee

20% of rental revenue. Cleaning and maintenance are billed at cost, at our supplier rates, lower than you'd arrange alone. Furnishing procured at cost. Launch (photography, listing, pricing, rental registration) is included.

Start at stage one, or tell us where you are.

Talk to us

Why Cyprus

One island. Two routes in. The same advantages.

Cyprus sits where Europe, the Middle East and Africa meet: in the EU and the eurozone, with English widely spoken and a legal system built on English common law. Whether or not you hold an EU passport, the fundamentals that make it one of Europe's smartest places to own property are the same.

A market still climbing

Prices rising steadily, coastal and new-build appreciating strongly, entry prices below comparable Mediterranean markets.

Simpler taxes since 2026

Stamp duty abolished, rental SDC removed for tax residents, personal tax-free threshold raised to €22,000.

No wealth, inheritance or gift tax

And no estate duty, either.

A reformed, transparent system

The 2026 reform aligned Cyprus with OECD standards while keeping its core attractions.

For EU / EEA citizens

Buy and live with no restrictions. The same rights as Cypriot nationals: no permits, no limits on property, full freedom of movement.
Relocate freely: register locally within four months of arrival; after five years of continuous residence, apply for permanent residence.
Tax residency on your terms: the 60-day rule lets you become a Cyprus tax resident on as few as 60 days a year (if not tax-resident elsewhere), rare flexibility in Europe.

For non-EU citizens

You can absolutely buy: one residential property with routine Council of Ministers approval, a formality we handle for you.
A clear residency path. Permanent Residency by Investment (Category F): a €300,000 new-build purchase plus proof of €30,000 a year in foreign income secures permanent residency for your whole family, typically in around two months, with one visit required.
A first step to more: permanent residency can, over time, open the way toward long-term settlement; your property is where it begins.

The Non-Dom advantage · Open to both

For those who make Cyprus their tax base, the Non-Domicile regime offers up to 17 years with 0% tax on worldwide dividends, interest and rental income, one of the most powerful personal tax incentives in the EU. We connect you with the right advisors to structure it properly.

General information for 2026, not tax or legal advice. Residency and tax outcomes depend on your circumstances; we connect you with licensed professionals.

What it costs

Our fee: fixed where it can be.
Transparent where it can't.

The whole picture at a glance. Figures are indicative and scale with scope; every project receives a written fixed quote after the research stage. These are PELAGOS fees only: lawyers, architects, contractors and the state are paid separately, directly by you, with a realistic estimate upfront. No surprises is the whole point.

1 · Research

€2,500 fixed

further candidates €750 each

2 · Acquisition

€3,500 fixed

through to title transfer

3 · Design & permits

€1,500 fixed

architect fees billed directly

4 · Renovation

8% of build cost

+ 5% of grants secured

5 · Management

20% of revenue

upkeep billed at cost

No hidden interests

We take no commission from agents, contractors, or suppliers. Our only income is the fee you see. When we negotiate a price or a quote, we negotiate for you, not for a kickback.

Included in our fee

Strategy and research, partner selection and briefing, coordination of every stage, contract review alongside your lawyer, progress and budget oversight, one point of contact throughout.

Paid separately by you, at cost, directly

Legal fees, agent commission, architect and engineering fees, permit charges, construction costs, transfer fees and taxes. You receive a full cost estimate for these upfront, per stage.

Worked example: a €250,000 purchase with a €60,000 renovation typically lands around €12–13k in PELAGOS fees across the journey, paid per milestone, never in advance for work not yet defined. Third-party costs (agent, lawyer, architect, contractor, furniture) are always contracted in your name and fully visible to you. Enter at any stage; you pay only for the stages you use.

What a purchase really costs

A real example. €250,000 resale apartment in Larnaca, bought in 2026:

Property price€250,000
Land Registry transfer fees (resale rate)€6,600
Independent lawyer (approx. 1.5% + VAT)€4,460
Survey & valuation~€400
Stamp duty: abolished in Cyprus since January 2026€0
PELAGOS feeshown separately above, per stage or full journey

Total side costs: roughly €11,500 (~4.6%) plus our fee.

New builds work differently (VAT instead of transfer fees). We walk you through your exact numbers before you commit.

What it could earn

A €250,000 apartment, two ways.

An indication of holiday-rental returns on a typical Larnaca apartment, let on your own versus managed by us. Move the sliders to explore.

Purchase price €250,000

Average nightly rate €110

Annual appreciation 5.0%

Holding period 5 years

On your own

Occupancy: 50%
Achieved rate: €110
Net income / yr: €0
Net yield: 0.0%

Upkeep ~22% (retail rates)

With Pelagos

Occupancy: 80%
Achieved rate: €121
Net income / yr: €0
Net yield: 0.0%

Upkeep ~15% (our supplier rates) + 20% management

Est. annual capital gain

€0

Total indicative return

0.0%

What the 20% actually buys

Yield design

Seasonal pricing, minimum-stay tuning, and listing placement, adjusted through the year. Empty nights are a pricing problem; we treat them as one.

A listing that earns more

Professional styling and photography lift the rate a property achieves, typically around 10% over a self-made listing. The calculator above assumes exactly that, nothing more.

Upkeep at cost

We maintain many homes, so cleaning and repairs cost less per visit than one owner can arrange, and they're billed to you at cost. The scale discount is yours, not ours.

Sleep-through ownership

Guests, turnovers, the 23:00 lockout call, rental registration and compliance, one clear monthly statement. You see the income; we absorb the noise.

Indicative illustration of holiday-rental income only, not a forecast or guarantee. Occupancy, nightly rates and costs vary by property and season; the figures shown are typical assumptions. The managed scenario assumes ~10% higher achieved nightly rates through styling, photography and seasonal pricing. The Pelagos fee is 20% of revenue; cleaning and maintenance are billed separately at cost, at our supplier rates. The self-managed scenario assumes the owner pays these at retail rates. Excludes purchase costs and income tax. Reflects the 2026 abolition of stamp duty and rental SDC for tax residents. Seek independent advice.

Questions buyers ask

Are you estate agents? Do you sell property?+

No. We hold no listings and sell nothing. Licensed agents and independent lawyers conduct the transaction; we advise and coordinate on your side only, and take no commission from anyone. Our only income is the fees on this page.

How hands-free is "hands-free"? What do I actually have to do?+

You make the decisions: strategy, property, contracts, design, quotes, each presented with our recommendation and the numbers. Plan one trip to view the shortlist. Everything else runs without you.

Who holds the contracts and the money?+

You do. The property, every contract, and every payment stay in your name. We negotiate and control milestones; your money never passes through us.

How often will I hear from you?+

A photo report after every site inspection (at least every two weeks during works), a monthly budget statement, and a monthly owner statement once it's renting. Message us anytime; we reply within one working day.

Can you guarantee the renovation grant?+

No one honestly can. What we guarantee is a complete, correctly evidenced, on-time application. Our grant fee is success-based: we earn it only if you receive the money.

I already own a property in Cyprus. Can I start mid-journey?+

Yes. Stages are bookable individually. Owners usually enter at design & permits or renovation, or start with the research stage alone to get honest numbers first.

Own in Cyprus
like a local.

You want the asset.
Not a second job.

Five stages
from idea to keys, and beyond.

Research & strategy

Acquisition

Design & permits

Renovation

Rental & management

We walk this journey ourselves,
with our own money.

One island. Two routes in. The same advantages.

Our fee: fixed where it can be.
Transparent where it can't.

What a purchase really costs

A €250,000 apartment, two ways.

Built by an investor,
not an agency.

Questions buyers ask

Take the guide with you.

Tell us what you're trying to build.

Book a free intro call

Own in Cyprus like a local.

You want the asset.Not a second job.

Five stagesfrom idea to keys, and beyond.

Research & strategy

Acquisition

Design & permits

Renovation

Rental & management

We walk this journey ourselves,with our own money.

One island. Two routes in. The same advantages.

Our fee: fixed where it can be.Transparent where it can't.

What a purchase really costs

A €250,000 apartment, two ways.

Built by an investor,not an agency.

Questions buyers ask

Take the guide with you.

Tell us what you're trying to build.

Book a free intro call

Own in Cyprus
like a local.

You want the asset.
Not a second job.

Five stages
from idea to keys, and beyond.

We walk this journey ourselves,
with our own money.

Our fee: fixed where it can be.
Transparent where it can't.

Built by an investor,
not an agency.