New build homes at Limassol Marina

What is actually for sale here

Because the marina was delivered as a single masterplanned development, new-build purchases here are typically remaining or resale units from the original scheme rather than a new independent developer entering the site. Waterfront apartments range from compact one-bedrooms to larger three- and four-bedroom units, while island villas sit at the top of the market with direct water frontage.

A private berth or mooring right is attached to some units and not others, and this is one of the most consequential specification differences at the marina — it is not automatically included and should be confirmed unit by unit.

Service charges and running costs

This is the most service-intensive residential product in Limassol: 24-hour security, concierge, maintained communal landscaping and shared facilities are all funded through service charges that run materially higher than a standard apartment block elsewhere in the city. These should be modelled as an ongoing cost against expected rental income, not treated as a minor add-on.

• Service charges covering security, concierge and communal landscaping
• Berth or mooring fees, separate from the property service charge, where a berth is leased rather than owned
• Building insurance contributions, often bundled into the service charge
• Short-let management costs, if operating the unit as a holiday rental

Cost lines at purchase

Standard Cyprus purchase costs apply — VAT or transfer fees, legal and land registry fees — but buyers should also budget time and legal advice specifically around any attached berth, since berth rights, transferability and mooring size limits are governed by a separate agreement from the property title.

What to check before buying at the marina

Confirm whether a berth is included, leased or unavailable for the specific unit, and check the maximum vessel size the berth accommodates if that matters to the purchase decision. Separately, ask for the last two to three years of service charge statements rather than relying on a headline estimate, since these can shift with major maintenance works.

Coastal salt exposure affects maintenance of exterior fittings, railings and air conditioning units at any seafront property, and the marina is no exception — ask what the service charge covers in terms of external maintenance versus what remains the owner's responsibility.

Rental and resale demand

Short-let demand is strong through the summer given the marina's international profile, though specific building rules on short-let operation vary and should be checked before assuming rental flexibility. Resale values are underpinned by the fixed, non-expandable supply of waterfront berths and residences, which is the core scarcity argument for buying here.

Who it suits

Buyers who want a fully serviced, lock-and-leave waterfront property, boat owners wanting a berth attached to their home, and investors targeting the marina's strong seasonal short-let market, provided the service-charge economics are modelled against realistic occupancy.