Sea View Apartments Larnaca: Hermes I, Livadia — Two Low-Rise Buildings Behind the Nautical Club, Communal Pool, from €181,000 + VAT, 21 of 34 Available
Published 30 September 2026 by Kefah Abu Gosh
Published 30 September 2026 by Kefah Abu Gosh
Published 30 September 2026 by Kefah Abu Gosh
TL;DR — Sea view apartments Larnaca buyers can still choose from an almost-open plan, at a published entry price: Hermes I is two contemporary low-rise buildings in Livadia, directly behind the Larnaca Nautical Club and moments from the Dhekelia coastal road, with 34 one- and two-bedroom apartments, a communal pool, private covered parking and storage, and sea views. 21 of 34 are available, including 52 m² one-beds (C101, C102, first floor) and a 108 m² ground-floor two-bed (Residence B). From €181,000 + VAT. Delivery Q4 2028. Organised sandy beaches, watersports clubs and coastal restaurants are within walking distance; the city centre is 8 minutes, the airport 15. Project details.
Key facts at a glance
| Location | Livadia, Larnaca — behind the Larnaca Nautical Club, off the Dhekelia coastal road |
| Format | Two low-rise buildings, 34 apartments, 1 and 2 bedrooms |
| Available now | 21 of 34 — incl. C101 & C102 (1 bed, 52 m²), Residence B (2 bed, 108 m², ground floor) |
| Amenities | Communal pool · sea view · private covered parking · storage |
| Specification | Open-plan living/dining, high-specification kitchens, thermal-break double glazing, generous verandas |
| Distances | Beach, watersports, restaurants: walking distance · city centre 8 min · American Academy 10 min · airport 15 min |
| Entry price | From €181,000 + VAT |
| Delivery | Q4 2028 |
| Project page | abuda.com/projects/hermes-i |
The address: behind the Nautical Club, in front of the next decade
The Larnaca Nautical Club marks the point where the city's seafront becomes Livadia's — the stretch of coast north of the port that the Cyprus Ports Authority's €415m port-and-marina roadmap (July 2026) and the Land of Tomorrow masterplan are reshaping. Hermes I sits directly behind the club, a few steps from the Dhekelia coastal road, which means the beach, the watersports clubs and the seafront restaurants are a walk, not a drive. Larnaca's city centre and Finikoudes are 8 minutes by car, the American Academy 10, Larnaca International Airport 15, and the motorway to Nicosia and Limassol is minutes away.
The market has already priced the location. abuda's Livadia pre-sale benchmark stands at a typical €2,700/m² (range €2,300–3,100, nine tracked projects) against roughly €2,300/m² for the Larnaca district as a whole, and Larnaca apartment prices rose 11.7% year on year in Q1 2026 (Central Bank of Cyprus RPPI) — the fastest of any Cyprus district. A €181,000 + VAT entry price for a sea-view, pool-complex one-bed in this corridor is therefore the headline: it sits at the accessible end of the Livadia range while delivering the specification that the corridor's premium is paid for. The full set of Larnaca apartments for sale, seafront and inland, is compared on the city page.
Specification
- Two low-rise buildings, 34 apartments, 1 and 2 bedrooms
- Available now: 21 of 34 — including C101, C102 (1 bed, 52 m², first floor) and Residence B (2 bed, 108 m², ground floor)
- Communal swimming pool; sea views
- Bright open-plan living and dining, high-specification kitchens
- Thermal-break double-glazed frames; generous verandas for light and sea breezes
- Private covered parking; storage
- From €181,000 + VAT · Delivery Q4 2028
Who Hermes I is for
- Holiday-home buyers. A 52 m² one-bed with a pool downstairs, the beach a short walk away and the sea in view is the format German, Austrian, Israeli and Scandinavian buyers use for six weeks a year and let for the other forty-six. Low-rise, two buildings, 34 homes — a human scale that still carries a pool.
- Buy-to-let investors. Buy to let Cyprus returns on sea-view one-beds in Livadia sit at the upper end of the 4–6% gross range because they let in both markets: holiday lets from May to October, and twelve-month tenancies to professionals who work in the city, at the airport or at the port for the rest of the year. Since 2026 there is no Special Defence Contribution on rental income and no annual property tax.
- Own-use buyers who can wait for the right unit. The 108 m² ground-floor two-bed (Residence B) is the garden-terrace family format most complexes sell first; here it is still open. Twenty-one available units mean building, floor and aspect are all selectable.
- Buyers positioned on the Land of Tomorrow corridor. Delivery in Q4 2028 lands after the marina works have reshaped the promenade — the appreciation case is in the timing.
Why does a Q4 2028 delivery suit a first-release buyer?
Because the three advantages of buying early all scale with the length of the build. First, price: the opening list is the lowest a project will carry; every step-up follows absorption, and this one has 21 of 34 still open. Second, cash flow: an off-plan payment plan Cyprus developers offer at first release typically runs reservation → 30–35% on signing the Contract of Sale → milestone instalments against verified construction stages → balance on delivery, so a two-year build spreads the price over two years rather than two months. Third, the exit: a buyer who contracts in 2026 holds a completed, sea-view, pool-complex apartment in Livadia in late 2028, when the port-and-marina redevelopment is well advanced and the corridor has re-rated. The risk side of a long build is handled by the 2026 Specific Performance Law — see the next section. Non-residents can also finance 50–70% loan-to-value through Cyprus banks, usually drawn at delivery.
What does it cost to buy a €181,000 apartment in Cyprus, and is the purchase protected?
The cost of buying property in Cyprus on a new build is low by European standards. On a €181,000 + VAT one-bed: VAT on property Cyprus levies at 19% (€34,390) unless the reduced 5% rate applies for a primary residence held ten years (€9,050 on a 52 m² unit, which falls entirely within the 130 m² reduced-rate band); an independent lawyer at roughly 1% (~€1,800); Land Registry deposit and filing fees of a few hundred euros; no stamp duty (abolished 1 January 2026); and no transfer fees Cyprus property buyers normally associate with Land Registry transfers — these apply to resale only, and a VAT-paid new build is exempt. Total transaction costs excluding VAT: roughly 1.5–2%, against 10–12% in Germany.
Protection on an off-plan contract is stronger than it has ever been. Under the 2026 Specific Performance Law your lawyer obtains a Land Registry search certificate dated within five working days of signing, so any mortgage on the land is visible before you commit; if there is one, the developer's bank issues a written undertaking to release your specific apartment at 95% payment; and once your Contract of Sale is deposited at the Land Registry (within six months of signing) you hold the right of specific performance — the unit cannot be sold twice or re-pledged. Payments are tied to construction milestones, not calendar dates. How to buy property in Cyprus step by step, including buying remotely through a lawyer with power of attorney, is in the Cyprus Buying Guide; the diligence checklist is in Cyprus property risks 2026; the German-market cost comparison in Limassol vs. Larnaca vs. Berlin.
Where it fits
Two sister releases in Livadia this month at different stages: Nereids — a 57-unit gated community 700 m from the coast, delivering Q4 2026, final twelve units — and Sirens — 116 Energy Class A apartments 600 m from the shore with gym, co-working and shops, Q2 2028. Other Livadia pool complexes: Paradise Residence (final three-bed) and Horizon Tower 1 (20 storeys, two pools, spa). Small-building sea-view alternatives: Vista del Mare and Mari-Blu Residence II. The masterplan behind the corridor: Land of Tomorrow. Current incentives on selected projects: abuda special offers.
Request a briefing
hello@abuda.com · WhatsApp +49 172 983 1161 · Hermes I project page — pricing opens on the page after registration.
Frequently asked questions
Q. Where is Hermes I? A. Livadia, Larnaca, Cyprus — directly behind the Larnaca Nautical Club, moments from the Dhekelia coastal road; the beach is a walk, the city centre 8 minutes, the American Academy 10 and Larnaca International Airport 15 by car. Q. What is for sale at Hermes I? A. 21 of 34 one- and two-bedroom apartments across two low-rise buildings, with communal pool, covered parking, storage and sea views — including 52 m² one-beds (C101, C102) and a 108 m² ground-floor two-bed (Residence B). Q. What is the price? A. From €181,000 + VAT; unit-by-unit pricing opens on the project page after registration. Q. When is delivery? A. Q4 2028, with payments staged against construction milestones. Q. Do I pay transfer fees or stamp duty on a new apartment in Cyprus? A. No — VAT-paid new builds are exempt from transfer fees, and stamp duty was abolished in January 2026. You pay VAT (19%, or 5% for a qualifying primary residence) plus about 1% in legal fees. Q. Is an off-plan purchase in Cyprus safe? A. Yes under the 2026 Specific Performance Law — five-day Land Registry search certificate, bank release undertaking at 95% payment, specific-performance rights on contract deposit, milestone-linked payments. Q. Can I buy from abroad? A. Yes — through an independent Cyprus lawyer with power of attorney; EU citizens buy freely, non-EU citizens buy one residential property with a routine permit.