A local Cypriot company · Larnaca +357 99 525 108
K.A KYPRIANOUConstruction and Development Book a viewing
Kiti · Athienou · Vergina · Larnaca

Homes built to last, in the places you want to live.

Energy class A houses and apartments across Larnaca district, built by K.A Kyprianou.

View homes for saleBook a viewing

We design and build every home ourselves, from choosing and buying the building site to the day of handover.

We choose the location of every house and apartment building with particular care, so that it is a place where you will enjoy living and a home that keeps its value over time. After all, you know what they say about property: location, location, location!

A local Cypriot company

Cypriot company.
Cypriot craftsmen.
Always by your side.

K.A Kyprianou is a traditional, family-run construction company of Cypriot interests. Every home is built by Cypriot craftsmen with many years of experience in construction, so you can rest assured that what you buy is a local, quality product.

100% Cypriot · Larnaca
  • Cypriot interestsA traditional local company, owned and run in Cyprus.
  • Cypriot craftsmenExperienced local tradespeople who have worked in construction for years.
  • Always by your sideWe stay close to every client, before, during and after the handover.
  • Local, quality productBuilt here, by people from here, to last.
Residential

Featured projects

View all projects
Kiti Dream Residences render
Featured project

Kiti Dream Residences

A boutique two-storey building of only 8 apartments, minutes from Larnaca airport and the Pervolia beaches. One and two bedrooms, with private roof gardens on the top floor.

From €135,000 + VAT

Find out more
Athienou Court render
Featured project

Athienou Court

Two-bedroom, two-bathroom apartments on Theokritou Street, Athienou. Energy class A, covered parking and guaranteed title deeds. Delivery 2028.

✓ Government housing grant of up to €65,000 for eligible buyers.

From €150,000 + VAT

Find out more
Vergina Townhouses render
Coming soon

Vergina Townhouses

Three-bedroom houses of 150 m² with triple glazing and energy class A. Prices and the sales launch date will be announced soon.

Register your interest
On site

Construction progress

Updated
At a glance

The K.A Kyprianou difference

56Homes delivered or in progress across Larnaca district
AEnergy class on every new home
5 minFrom Kiti to Larnaca airport and the beaches
26Homes sold, 17 already delivered to their owners
K.A Kyprianou Construction Ltd

Construction & development

K.A Kyprianou designs, builds and sells new homes across Larnaca district, from Kiti and Pyla to Aradippou and Athienou. Our office is in Aradippou, close to every site we build.

We are a traditional Cypriot company and we work with Cypriot craftsmen who have spent years in construction. We know them, we trust their work, and we stay with every client from the first visit to long after the keys are handed over.

We keep our developments small, so every home gets attention: energy class A, quality insulation and glazing, covered parking and clear paperwork with guaranteed title deeds.

Talk to our team
Kiti 130 house front Athienou Court Kiti 130 houses Kiti Dream Residences
Financing

Buying your first home?

Our sales team will take you through prices, payment stages and the steps to secure your loan.

✓ We take care of all the paperwork for the 5% VAT application, so it is hassle-free.

Find out more
Delivered

Recently sold out

View all
Follow us

Funny videos and weekly progress from our sites.

Home

Homes for sale

New houses and apartments across Larnaca district.

Cypriot companyCypriot craftsmenAlways by your sideLocal, quality product
Home

Delivered & sold

Every home in these projects is sold. Some are delivered, others are still being built for their owners.

Cypriot companyCypriot craftsmenAlways by your sideLocal, quality product
Home

Financing your home

Clear prices, clear payment stages and help with every step.

Buying from abroad? Read our guide →
Cypriot companyCypriot craftsmenAlways by your sideLocal, quality product
01Choose your home. Get the price list, floor plans and specifications for the project you like.
02Plan your payments. We explain the deposit and payment stages as construction progresses.
03Secure your loan. We provide the documents your bank needs for the mortgage application.
5%
Reduced VAT, hassle-free

Buying a home to live in? You may qualify for the reduced 5% VAT rate instead of the standard 19%. We take care of all the paperwork for the 5% VAT application, so it is hassle-free for you.

Ask about financing
Mortgage calculator

Can I get a housing loan?

%
Set automatically for each type of buyer. Change it if your bank offers a different limit.
The average rate on new housing loans in Cyprus was 3.24% in July 2026 (Central Bank of Cyprus). Banks currently quote about 3.9% to 5.5% depending on the borrower and the fixed period.

Talk to us about your loan
Home

5% VAT calculator for your home

Find out if you qualify for the reduced 5% VAT on a new home in Cyprus and how much VAT you will pay.

Check your 5% VAT in 6 quick steps

Answer a few simple questions, one at a time. At the end you will see if you qualify and exactly how much VAT you will pay.

How to apply on TFA, step by step

You apply online on the Tax Department portal (TFA) before the home is handed over. Swipe or use the arrows.

Open Certificates

Sign in to the TFA portal. In the main menu choose Services, then Certificates.

Choose the certificate

For Type select Reduced VAT rate certificate, then press Certificate request.

Check you can apply

You cannot apply if you had an approved certificate in the last 10 years or already have an open request.

Have your documents ready

Read the service information and have your documents in digital form (.jpeg, .png, .pdf or .doc). Then press Start.

Choose the reason

For Reason select Purchase of a home.

Your details

Your name and tax ID are filled in for you. Check them and continue.

Purchase details

The value of the sales contract is filled in for you. Check it.

Home details

The buildable area of the home is filled in for you. Check it.

Housing grant

Say if you received a government housing grant in the last 10 years. If yes, give the date and the address.

Architect or engineer

Enter the details of the architect or civil engineer of the project. The developer gives you these.

Solemn declaration

Read the declaration carefully and accept it.

Upload documents

Upload the documents the form asks for.

Review and submit

Check everything once more and press Submit.

Keep your receipt

You get a receipt with a reference number that starts with RRV. Keep it.

Track your request

Go to Services, then My requests, and open your RRV. You will see: Under review, Approved, Rejected or Draft.

Cancel a draft

In My requests open the Draft tab, press Delete and confirm with Yes, delete.

Cancel a submitted request

Open the RRV request and press Send message. Say that you want to cancel it and why.

Approved

You get a notification. Download and print the certificate from the message and give us a copy, so we invoice you at 5%.

Rejected

You get a notification with the reason, and what you can do if you disagree or need more information.

Summary

For help, send a message through the TFA portal or call the Tax Department on 17700 (from Cyprus) or +357 22 803 803 (from abroad). Buying from us? We prepare the paperwork for you.

Open TFA portalSource: Tax Department guide

Who qualifies

  • Individuals over 18 who buy or build a new home to live in it as their main and permanent residence in Cyprus.
  • The home must be your main residence for at least 10 years.
  • It applies to new homes bought from a developer or built by you, not to resales.
  • You apply to the Tax Department. Once approved, the developer charges 5% instead of 19%.
  • If you sell the home or stop living there within 10 years, you repay the VAT difference for the remaining years. A transfer to an adult child who meets the conditions is not charged.

The parameters

  • Area: the first 130 m² are taxed at 5%, if the home is up to 190 m² in total.
  • Value: 5% applies to up to €350,000 of the price, if the total price is up to €475,000.
  • Between 130 and 190 m², the value of the first 130 m² is taxed at 5% and the rest at 19%.
  • Over 190 m² or over €475,000: 19% on the whole price.
  • People with a certified disability: the first 190 m² at 5%, with no limit on the total area. The value limits still apply.
  • Transitional rules: if the planning application was made or the permit issued by 31 October 2023, the first 200 m² are taxed at 5% with no value limit. Apply by 31 December 2026 (by 15 June 2026 if the building permit was issued by 31 December 2024). From 1 January 2027 only the standard rules apply.

The calculation is indicative and is not tax advice. The Tax Department decides each application. Ask us which rules apply to the home you like.

Sources: Michael Kyprianou & Co (April 2026) · KPMG Cyprus · Mondaq (2026 amendment)

See homes for saleMortgage calculator
Home

Buying a home in Cyprus from abroad

A short, plain guide for buyers from other countries: permits, costs, loans, permanent residence and Schengen.

1
Who can buy

Anyone can buy. Non-EU buyers need a simple permit.

  • EU citizensBuy exactly like Cypriots. No permit is needed.
  • Non-EU buyers (including UK)Need a permit from the District Officer to register the title deed in their name. You can sign, pay and move in while it is being processed. It is usually granted for one home per person or couple and takes about one to a few months.
2
Step by step

How the purchase works

  • Choose and reserveVisit in person or by video call, choose your home and reserve it.
  • Hire a lawyerAppoint an independent Cypriot lawyer to check the property and the contract. We can recommend some.
  • Sign and deposit the contractYour lawyer deposits the signed contract at the Land Registry. This protects your purchase until the title deed is in your name.
  • Pay in stagesFor homes under construction you pay in stages as the building progresses.
  • Keys and title deedYou receive the keys at handover, and the title deed is transferred to your name.
3
Costs

What you pay on top of the price

  • VAT19% on new homes, or 5% if the home becomes your main and permanent residence (on the first 130 m², for homes up to €350,000). Non-EU buyers can qualify too, but you must live there for 10 years or part of the saving is repaid. We handle the paperwork for you.
  • Transfer feesNone on new homes where VAT is paid.
  • Stamp dutyAbolished from 1 January 2026.
  • Legal feesUsually about 1% of the price, plus VAT.
  • Yearly costsThere is no annual property tax in Cyprus, only small local fees.
  • When you sellCapital gains tax of 20% applies to the profit, with some exemptions.
4
Mortgage

Loans for foreign buyers

Cypriot banks lend to buyers from abroad, usually up to 60–70% of the value for non-residents and non-EU buyers.

Open the mortgage calculator
5
Permanent residence

A home that can bring permanent residence

Non-EU buyers who buy a new home of at least €300,000 plus VAT directly from a developer can apply for permanent residence. You can also combine up to two homes from the same developer.

Our Kiti 130 houses meet this price, and so do two Athienou Court apartments together.

  • What it offersThe right to live in Cyprus with no end date, for you, your spouse and your children under 18. Children aged 18–25 who study can often be included. The card is replaced every 10 years and you do not have to live in Cyprus full time: one visit every two years keeps it active.
  • Main conditionsSecured yearly income from abroad of at least €50,000, plus €15,000 for a spouse and €10,000 for each child. The money for the purchase must come from abroad. Approval usually takes 2–6 months.
  • Good to knowIt is residence, not citizenship, and not a general work permit. The government is reviewing the scheme and may tighten it, so check the current rules with a lawyer before you buy.
6
Schengen

Cyprus is expected to join Schengen

Cyprus is in the EU but not yet in the Schengen area. The government now expects to join during 2027. The final decision belongs to the EU member states, so the date is not yet certain.

  • Travel with your Cyprus residence cardOnce Cyprus joins, non-EU holders of a Cyprus residence permit will be able to travel to other Schengen countries without a visa, for up to 90 days in any 180 days.
  • Easier travelA Cyprus visa will also be valid across Schengen, and passport checks on flights to other Schengen countries will stop.
  • For ownersA home in Cyprus becomes a base with easy access to the rest of Europe. Many expect this to bring more visitors and buyers to the island.
7
How we help

We stay by your side from the first call

  • ViewingsVisit in person, or ask us for a video-call tour of the site.
  • PaperworkWe handle the 5% VAT application and work with your lawyer on the contract and the title deed.
  • Title deedsClear paperwork and guaranteed title deeds on every home.
Book a viewing or a video callSee homes for sale

Checked in October 2026. This guide is general information, not legal or tax advice. Rules can change, so always confirm with an independent Cypriot lawyer.

Home

For real estate agents

Register your clients with us online. Your introduction is recorded with a reference number and your commission is protected.

Agent login

Register as an agent

A registration is accepted only if the client has not already contacted us directly and has not been registered by another agent in the last 180 days. Commission terms are agreed separately with each agency.

Home

Contact our sales team

Call, email or send us a message and we will get back to you.

Cypriot companyCypriot craftsmenAlways by your sideLocal, quality product
Phone+357 99 525 108
Emailinfo@kyprianougroup.com
OfficeEleftherias 20, Aradippou 7101, Larnaca
Sending…