Villas for Sale Limassol: Erimi Gardens IV — Seven Detached Family Villas, Final Two 3-Bedroom Houses of 178 m² on 260 m² Plots with Private Garden and Optional Pool, Five Already Taken

Published 3 November 2026 by Kefah Abu Gosh

TL;DR — Villas for sale Limassol buyers who want a detached house with a garden at a price the city stopped offering years ago now have two left in Erimi: Erimi Gardens IV is the fourth phase of a detached-villa community in Erimi, the village cluster 12 km west of Limassol city centre beside Kolossi, Episkopi and the Kourion archaeological site — seven two-storey villas on private plots. Five of seven are sold or reserved at pre-sale — both 4-bed/4-bath C villas sold, all three 4-bed/3-bath B villas reserved. The final two are Villas A1 and A2: 3 bedrooms, 2 bathrooms, 153 m² internal plus a 25.3 m² covered veranda (178.3 m² total), on 260 m² plots with a private garden and an optional private pool. Under 190 m², so the reduced 5% VAT rate for a primary residence is available to eligible buyers. Pricing on registration. Project details.

Key facts at a glance

Location	Erimi, Limassol district — 12 km west of Limassol centre, off the A6 Limassol–Paphos motorway; Kolossi Castle 2 km, Kourion 5 km, Kourion beach 7 km, Limassol Greens golf under 10 min
Format	Phase IV of a detached-villa community · 7 two-storey villas on private plots
Villa types	A: 3 bed / 2 bath, 153 m² internal · B: 4 bed / 3 bath, 151–155 m² internal · C: 4 bed / 4 bath, 156 m² internal
Available	2 of 7 — Villa A1 and Villa A2: 3 bed / 2 bath · 153 m² internal + 25.3 m² covered veranda = 178.3 m² total · plot 260 m² · private garden · optional private pool
Taken	C1, C2 sold · B1, B2, B3 reserved
Stage	Pre-sale (off-plan); delivery date on registration
Benchmark	abuda Pre-Sale Benchmark, Limassol houses: median €3,750 / m² + VAT (3 projects, Oct 2026, limited sample) — Erimi sits below
VAT	19% standard; 5% reduced rate available on a primary residence (178.3 m² is within the 190 m² cap)
Price	Developer list price, excluding VAT — on registration
Project page	abuda.com/projects/erimi-gardens-iv

A detached house with a garden, twenty minutes from the marina

A detached three-bedroom house with its own plot, garden and the option of a pool is the format every family relocating to Limassol asks for first and is told, in Agios Tychonas or Germasogeia, now starts at well over a million euros. Erimi Gardens IV is where that format still exists at a family price. It is the fourth phase of a villa community in Erimi — the Roman numeral is the point: the developer has built and handed over three phases of the same product in the same village, and the fourth sold five of its seven houses before reaching our platform. The two left are the three-bedroom A type: 153 m² inside across two floors, a 25 m² covered veranda, a 260 m² plot with a private garden, and a pool if you want one.

Erimi is the Limassol district's western belt, where the city's own families and the British community around the Episkopi and Akrotiri bases have been buying houses for a decade. The village has a centre — the Cyprus Wine Museum, tavernas, a school, the Kouris river — and an A6 motorway junction that puts Limassol Marina and the old town around twenty minutes away and My Mall at Zakaki ten. Kolossi Castle and its medieval sugar mill are two kilometres east; the ancient city of Kourion and its clifftop theatre five kilometres west, with Kourion beach below; the Fasouri citrus groves, the Limassol Greens championship golf course and the Watermania waterpark are under ten minutes; the Krasochoria wine-village road into the Troodos foothills — Kantou, Souni, Omodos — begins at the village edge. Paphos airport is about forty minutes, Larnaca about an hour.

Limassol house prices rose 4.3% year on year in Q2 2026 (Central Bank of Cyprus RPPI) — slower than apartments, which is what keeps the family-house tier reachable — and the district registers around 400 property transfers a month (Department of Lands and Surveys, Apr–Jun 2026). The abuda Pre-Sale Benchmark for new houses in Limassol stands at a median €3,750 / m² + VAT across the three villa projects we list; Erimi sits below it. Buyers who want to buy a house in Limassol can compare every option on the city page; in the west, this is the one with a garden.

Specification

• Seven detached villas, each on two floors on a private plot; phase IV of the Erimi Gardens community
• Two available — Villa A1 and Villa A2: 3 bedrooms, 2 bathrooms, 153 m² internal + 25.3 m² covered veranda = 178.3 m² total, plot 260 m², private garden, optional private pool
• B villas (4 bed / 3 bath, 151.4–154.7 m² internal): B1, B2, B3 reserved
• C villas (4 bed / 4 bath, 156.2–156.3 m² internal): C1, C2 sold
• Pre-sale stage — off-plan payment plan; delivery date and construction schedule on registration
• Price: developer list price, excluding VAT — on registration; no buyer fee through abuda

Who Erimi Gardens IV is for

• Families relocating to Limassol. Three bedrooms, two bathrooms, a garden, a veranda and a pool option, in a village with a school and a motorway junction, twenty minutes from the city — the house the relocation market asks for and rarely finds new at this price.
• Primary-residence buyers using the 5% VAT rate. At 178.3 m² total the villa is within the 190 m² cap for the reduced rate; an eligible buyer who will live here pays 5% VAT on the qualifying portion rather than 19% — on a house, the single largest saving in the purchase.
• Holiday-home buyers. A detached house with a private pool between Kourion beach, the golf course and the wine villages, forty minutes from Paphos airport, that lets to families in the months you are not there.
• Buy-to-let investors in the family-house segment. Buy to let Cyprus returns on detached three-bedroom houses in the Episkopi–Erimi belt come from long tenancies — base-related families, Limassol commuters — with low turnover and, since 2026, no Special Defence Contribution on rent. Cyprus rental yields on this format are steadier than on holiday lets, and the entry price is a fraction of the Agios Tychonas villa tier.
• Residency buyers. A single villa is likely to clear the €300,000 + VAT threshold for buy property Cyprus residency purposes; confirm against the price on registration.
• Buyers who want a track record. Three earlier phases built and delivered in the same village by the same developer; ask us to see them.

What should I check before buying an off-plan villa in Cyprus, and how is the payment staged?

A villa purchase adds two checks to the standard new-build list: that the plot is (or will be) subdivided with its own title, and that the building permit covers the whole phase, not just your house. Beyond that the process is the one every Cyprus pre-sale follows. The off-plan payment plan Cyprus developers set at this stage typically runs: a reservation fee to hold the villa for a few weeks of due diligence; 30–40% on signing the Contract of Sale; instalments tied to verified construction stages — foundations, frame, roof, finishes; the balance on delivery. If you take the pool option, it is normally priced and scheduled separately. Cyprus banks lend to non-residents at 50–70% loan-to-value, usually drawn at completion. The 2026 Specific Performance Law applies from contract: a Land Registry search certificate dated within five working days of signing; where the land is charged, the developer's bank's written undertaking to release your plot on payment; specific-performance rights once the contract is deposited at the District Lands Office — the plot cannot be sold twice or re-pledged. Costs: VAT at 19%, or 5% for an eligible primary residence; about 1% legal; no transfer fees on a VAT-able new build. What the developer's reservation form and purchase agreement actually say is covered in Cyprus property reservation agreements explained and the Cyprus contract of sale explained; the checklist is in Cyprus property risks 2026.

Where it fits

Same village, listed the same day: Kourion Residences (completed, final two 2-bedroom apartments) and Antheon Residences (seven-unit off-plan building, three left). Western Limassol resort tier: Limassol Greens (Fasouri golf resort villas) and Golfside. The Limassol villa ladder above this: Seaview Heights, Ridge (Agios Tychonas, from €1,600,000 + VAT) and Montville. Mountain alternative in the same district: Blackpine. Market context: Limassol vs. Larnaca vs. Berlin. The full list of villas and houses for sale in Limassol is on the city page.

Request a briefing

hello@abuda.com · WhatsApp +49 172 983 1161 · Erimi Gardens IV project page — pricing, plot plan, floor plans, pool option and delivery schedule on registration.

Frequently asked questions

Q. Where is Erimi Gardens IV? A. In Erimi, a village in the Limassol district of Cyprus, about 12 km west of Limassol city centre off the A6 motorway — 2 km from Kolossi Castle, 5 km from the Kourion archaeological site and beach, under ten minutes from Limassol Greens golf and about twenty from Limassol Marina. Q. What is for sale? A. Two of seven detached villas — Villa A1 and Villa A2 — each 3 bedrooms, 2 bathrooms, 153 m² internal plus a 25.3 m² covered veranda (178.3 m² total) on a 260 m² plot with a private garden and an optional private pool. The three 4-bedroom B villas are reserved and the two C villas sold. Q. What is the price? A. Developer list price, excluding VAT, released on registration. For context, the abuda Pre-Sale Benchmark median for new houses in Limassol is €3,750 / m² + VAT; Erimi sits below it. Q. When is delivery? A. Pre-sale stage; the construction schedule and delivery date are confirmed on registration, with payments staged against construction milestones. Q. Can I add a pool? A. Yes — a private pool is offered as an option on the A villas, priced and scheduled separately. Q. Can I pay 5% VAT? A. If the villa will be your primary residence in Cyprus and you meet the eligibility conditions, yes — at 178.3 m² the house is within the 190 m² cap for the reduced rate on the qualifying portion. Q. Does buying at Erimi Gardens IV qualify for Cyprus permanent residency? A. A single villa is likely to exceed the €300,000 + VAT new-build threshold; confirm against the released price.