Cyprus property · Done for you
A home, a holiday place, or an income property. We speak the language, know the culture, and bring the team of experts you'd otherwise spend months finding.
Who this is for
Cyprus makes sense to you: a Mediterranean holiday-let market, EU jurisdiction, strong tourism, attractive entry prices. The problem is everything around the purchase: an unfamiliar legal system, bureaucracy in Greek, contractors you can't vet, and a building site you can't supervise from abroad. Our clients have come from Russia, Israel, Lebanon, Germany and beyond. The country changes, the problem doesn't.
PELAGOS exists for exactly that gap. We are investors ourselves, we operate on the ground, and we run the full journey: from "which town, which street, which building" to the message a guest sends when they check in.
Already own a Cyprus property? Enter the journey at any stage. Many clients start at design or renovation.
The journey · Full or modular
Bank account, financing, contracts, permits, builders: take all of it and never deal with Cypriot bureaucracy in Greek. Or enter at the stage where you're stuck. Every stage stands alone. We don't do everything ourselves. We bring the licensed professionals who do, and manage them as one team with one point of contact: us.
STAGE 1
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
Who's involved
STAGE 2
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
Who's involved
STAGE 3
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
Who's involved
STAGE 4
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
Who's involved
STAGE 5
For income properties: furnishing, listing, pricing, guests, cleaning. Your place earns while we run it. 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
Who's involved
Start at stage one, or tell us where you are.
Talk to usThe hands-free promise
You decide, we execute.
You approve every real decision: which property, which price, which design, which contractor quote. Between those decisions, everything is ours to run. One accountable partner, not a folder of phone numbers.
We find and vet the experts.
Lawyers, agents, architects, engineers, contractors, photographers, cleaners. We select them, check them, brief them, and hold them to deadlines and budgets. You never interview a contractor or chase a tradesman, because we already have the right ones.
The paperwork, handled in Greek.
Contracts, due diligence, Council of Ministers approval, bank account opening, financing, the Land Registry deposit, transfer fees, title deeds, permits, utility connections, tax registration. The bureaucracy that traps foreign buyers runs through us, in the original language, start to finish.
Full reports, before and after.
A clear picture before you commit: location analysis, realistic numbers, a go or no-go. Then photographic milestone reports through every renovation, and clean statements once it's earning. A paper trail you could hand straight to your accountant.
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.
Then it earns.
Once it's yours, we turn it into income: furnishing, listing, pricing, guests, cleaning, maintenance. Higher occupancy, lower running costs through our supplier network, your property working year-round while you live your life. Owned by you, run by us.
Skin in the game
PELAGOS's method wasn't designed in a slide deck. It comes from buying, renovating, and hosting our own properties on the Cyprus coast, and from running the same stages for other owners: acquisition, design, renovation, rental. Every specification, contract clause, and grant form below was tested with our own money before we offered it to anyone else.
The model that says no
We built our 10-year financial model to invest our own money: purchase costs, renovation budgets, realistic occupancy, net yield. It has talked us out of more deals than into them. That discipline is exactly what you're hiring.
A network built deal by deal
We've sat on the client side of every trade: estate agents, lawyers, architects, designers, contractors. The professionals we bring to your project earned their place on ours: negotiated, contracted, and held to deadlines.
Grant navigation
We track Cyprus energy-upgrade programmes as applicants ourselves: the eligibility rules, the evidence requirements, and the deadlines that quietly disqualify late paperwork.
Hosting, battle-tested
We rent out properties ourselves, so we know what guests actually expect: pricing, turnovers, and the dispute playbook for when something goes wrong. Stage 5 is run by people who've answered the 23:00 lockout call.
Why Cyprus
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
For non-EU citizens
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.
Resources
Free, practical, updated for 2026. Enter your email and the download starts immediately.
The 2026 Cyprus Buyer's Guide
Step-by-step guide for EU and non-EU nationals.
PDF · Updated June 2026
Our fee · Not the whole budget
Indicative PELAGOS fees for an average project, a typical coastal apartment. Figures scale with the size and scope of the engagement. Every project receives a written fixed quote after the research stage, and that stage is itself a fixed price, so you never commit to anything open-ended to find out.
What you see below is what PELAGOS charges: our fee for running your journey. The professionals who do the regulated work (lawyers, architects, engineers, contractors) and the state (transfer fees and taxes) are paid separately and directly by you. We tell you what each will realistically cost before you commit to anything. No surprises is the whole point.
| Stage | Scope | Indicative fee |
|---|---|---|
| Research & strategy | Location analysis, investment thesis, budget framing, full 10-year model per candidate property | €2,500 fixed further candidates €750 each |
| Acquisition | Search, viewing reports, negotiation; coordination of licensed agent, lawyer, bank and Land Registry through to title transfer | €3,500 fixed |
| Design & permits | Design coordination, technical spec, permit follow-through; architect & permit fees billed directly to you | €1,500 fixed |
| Renovation | Tendering, contracts, site supervision, milestone payment control, grant filing | 8% of build cost + 5% of grants secured |
| Rental & management | Launch included: photography, listing, pricing, rental registration. Ongoing: guests, turnovers, cleaning, maintenance, monthly statement. Furnishing procured at cost. | 25% of rental revenue all-inclusive — cleaning & maintenance covered |
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.
A real example. €250,000 resale apartment in Larnaca, bought in 2026:
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
An indication of holiday-rental returns on a typical Larnaca apartment, let on your own versus managed by us. Move the sliders to explore.
On your own
Your own cleaning, maintenance & admin (~30%)
With Pelagos
One all-inclusive 25% fee — cleaning & maintenance included
We maintain many homes, so cleaning, handymen and repairs cost less per visit than a single owner can arrange, and we keep your costs and calendar under one roof.
Est. annual capital gain
€0
Total indicative return
0.0%
Property value + cumulative net rent · with Pelagos
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 Pelagos fee is all-inclusive (cleaning and maintenance covered); the self-managed scenario assumes the owner pays these separately. Excludes purchase costs and income tax. Reflects the 2026 abolition of stamp duty and rental SDC for tax residents. Seek independent advice.
About
Pelagos was founded by international investors who do this for themselves first. We've bought, renovated, and commercialised our own Cyprus properties, and let them at occupancy and returns above the local market standard. Every licensed professional we work with, we found and proved deal by deal, not from a directory.
Our edge is speed. Years inside global technology companies taught us to run projects with automation and AI, so paperwork moves faster, costs stay tighter, and nothing falls through the cracks. Greek, English, German and Russian spoken. Based in Larnaca's beach country, working with owners across Europe and beyond.
No. We hold no listings and sell nothing. The transaction itself is conducted by a licensed Cyprus estate agent and an independent property lawyer; PELAGOS advises and coordinates exclusively on your side, and we take no commission from any seller, agent, contractor, or supplier. Our only income is the fees on this page, which is the only way our advice stays on your side of the table.
You make the decisions at each gate: approve the strategy, choose the property, sign the contracts, approve the design and quotes, each presented with our recommendation and the numbers. You'll want one trip to view the shortlisted properties. Everything else, from viewings to grout color to guest check-ins, runs without you.
You do. The property, every third-party contract (agent, lawyer, architect, contractor, suppliers), and every payment stay in your name. We negotiate terms, control milestones, and recommend payment releases. Your money never passes through us.
A written report with photographs after every site inspection (at minimum every two weeks during active works), plus a monthly budget statement, and a monthly owner statement once your property is renting. You can message us anytime; replies within one working day.
No one honestly can. Programmes have eligibility rules and finite budgets. What we guarantee is a complete, correctly evidenced, on-time application. Our fee for grants is success-based, so we only earn it if you receive the money.
Yes. Stages are bookable individually, and existing owners most often enter at design & permits or renovation. Many start with the modeling stage alone, to get honest numbers on what their property can earn before committing to anything.
Start here
A 20-minute call, no charge and no obligation: your budget, your goals, your timeline. We'll tell you honestly whether Cyprus and the numbers can work for you, including when they can't.
Pick a time that suits you. Thirty minutes, no obligation.
Prefer email? hello@pelagoscyprus.com
We take on a limited number of projects at a time. English, Deutsch, по-русски, ελληνικά.