Land of Tomorrow Larnaca: The Complete 2026 Guide — Masterplan, Phases, Timeline, Permit Status, Prices and How to Buy
Published 18 October 2026 by Kefah Abu Gosh
Published 18 October 2026 by Kefah Abu Gosh
Published 18 October 2026 by Kefah Abu Gosh
TL;DR — Land of Tomorrow Larnaca is the largest urban regeneration project in Cyprus: a Foster + Partners-masterplanned, mixed-use coastal district on the former Larnaca refinery site along the Larnaca–Dhekelia road, where Livadia meets Oroklini. The masterplan covers 350,000–400,000 m², plants a ~20,000-tree coastal pine forest, quadruples the publicly accessible waterfront, and will be built in five phases over roughly 15 years, with total investment reported at €533 million for the masterplan under environmental review and more than €1 billion across the full programme. The first residential phase — four buildings of over 32,000 m² with pools, gyms and play areas, two of which hold 150–200 apartments — is scheduled for delivery in 2028–2029. The Environmental Impact Assessment was submitted and publicly consulted in May 2026; according to the developer's current programme, the building permit for the first phase is expected at the beginning of 2027. abuda is the leading platform partner promoting Land of Tomorrow to international buyers: the first release of 24 residences, 11 currently available (from 59.9 m² one-beds to 93–94 m² two-beds), priced from €740,000, is open for reservation at abuda.com/projects/land-of-tomorrow.
Key facts at a glance
| What | Mixed-use coastal masterplan: residential neighbourhoods, two hotels (urban/conference and luxury), offices and co-working, retail and dining promenade, cultural uses, public parks and beaches |
| Where | Former Larnaca refinery site, Larnaca–Dhekelia coastal road — Livadia / Oroklini seafront, north of Larnaca Port and Marina |
| Masterplanner | Foster + Partners (design work on the first phase began 2024) |
| Size | 350,000–400,000 m² (sources vary); first residential phase 32,000+ m² |
| Green framework | ~20,000 new trees (coastal pine forest), rewilded canals, renaturalised shoreline, pine-lined coastal pedestrian trail |
| Phasing | Five phases, ~15 years; first phase under way (site clearance and remediation) |
| Investment | €533m (masterplan in the EIA) · >€1bn full programme (reported) |
| Status (Oct 2026) | EIA submitted; public presentation 20 May 2026; awaiting Environmental Authority decision; soil/groundwater remediation under way; building permit for Phase 1 expected beginning of 2027 (developer's programme) |
| Phase 1 delivery | 2028–2029 |
| Available via abuda | 24-unit first release, 11 available; 1–2 bed; from €740,000 |
| Distances | Airport 15 min · city centre 10 min · beach: direct |
| Project page | abuda.com/projects/land-of-tomorrow |
What is Land of Tomorrow?
Land of Tomorrow is the redevelopment of the Larnaca refinery and fuel-storage lands — the industrial strip of coast along the Larnaca–Dhekelia road that for decades separated the city from several kilometres of its own shoreline. The oil tanks are coming down; in their place the project owner and its development partners are building a new district of homes, hotels, offices, shops and public space, masterplanned by Foster + Partners, the London practice behind Apple Park, the Bloomberg European headquarters and the reinvention of waterfronts from Marseille to Hong Kong.
The scale is unlike anything previously built in Cyprus outside Limassol's marina. Reported figures put the masterplan at between 350,000 and 400,000 m² of land. The programme set out in the Environmental Impact Assessment includes an urban hotel with conference and exhibition facilities, a luxury hotel, residential neighbourhoods, office buildings, retail, leisure and landscaped public areas; cultural uses — a museum of the refinery and of Cyprus's fuel-distribution history, galleries and exhibition space — are expected in a later planning stage. Foster + Partners' design quadruples the length of publicly accessible waterfront, plants a coastal pine forest of some 20,000 trees, rewilds the site's canals to create new habitats, and upgrades the Larnaca–Dhekelia road into a green, pedestrian-friendly boulevard with new public facilities.
Where exactly is it?
On the seafront north of Larnaca Port and Marina, along the Larnaca–Dhekelia road, in the coastal zone where the municipalities of Livadia and Oroklini meet. Press coverage places it in Oroklini; abuda lists it under Livadia, the municipality that also hosts the New Marina corridor and most of Larnaca's seafront pipeline. In practice it is the same stretch of coast: 15 minutes from Larnaca International Airport, 10 minutes from the city centre and Finikoudes, with direct access to the beaches — and immediately adjacent to the city's other transformative project, the €415 million Larnaca Port and Marina redevelopment (Cyprus Ports Authority roadmap, July 2026), whose first €190 million waterfront phase is scheduled for 2027–2036 and which the Transport Minister has said he expects to be delivered faster than first planned.
For buyers comparing the district with the rest of the city, the Larnaca city page lists every pre-sale project on the coast and inland.
The phases and the timeline
Phase 1 — residential, under way. The first residential development sits in the northern part of the masterplan, facing the beach: four apartment buildings totalling more than 32,000 m², with swimming pools, gyms, saunas and children's play areas, green courtyards, and a new pine-lined pedestrian trail linking the development to the city along the shore. Two of the four buildings, with 150–200 apartments, are planned for completion in 2028–2029; building heights are capped at 12 floors. Residences are specified with 3.10 m ceilings, underfloor heating, central VRV climate control and private rooftop pools on the penthouses. Shops, restaurants and public space form part of this phase.
Phases 2–5 — the district. The hotels, conference centre, offices, co-working, the retail and dining promenade, the cultural quarter and the bulk of the pine forest follow over an estimated 15-year programme. Each phase is subject to its own detailed planning.
Where the approvals stand (October 2026). Environmental baseline studies of the former industrial land were completed and found that remediation of contaminated soil and groundwater is required; clean-up works are already under way on several plots with the relevant approvals. The Environmental Impact Assessment for the €533 million masterplan was submitted and presented publicly on 20 May 2026, and is awaiting the Environmental Authority's decision. Land-subdivision and demolition applications have been filed separately; the former LPG sphere and the gas-cylinder works on the site have been cleared. According to the developer's current programme, the building permit for the first residential phase is expected at the beginning of 2027, which keeps the 2028–2029 delivery window for the first two buildings.
What is for sale now — and what it costs
abuda is the leading platform partner promoting Land of Tomorrow to international buyers, and the first release is open for reservation on the platform. The release comprises 24 residences, of which 11 are available at the time of writing, including:
- B106 — 1 bedroom, 59.9 m², first floor
- B101 — 2 bedrooms, 93.2 m², first floor
- B102 — 2 bedrooms, 94.3 m², first floor
- further one- and two-bedroom units across floors, and penthouses with private rooftop pools
Pricing starts from €740,000. Unit-by-unit pricing, the payment schedule, projected yields and comparable transactions are in the abuda investor portal and are shared on request. Pricing is set for a landmark asset — a Foster + Partners district, direct beach access, a five-star hotel and conference centre as neighbours — rather than against Livadia's pre-sale benchmark for standard apartments (a typical €2,700/m² + VAT on abuda's tracked projects). The full availability list is on the project page.
How do you buy an apartment in Land of Tomorrow?
The route is the standard Cyprus pre-sale sequence, adapted to a project whose building permit is scheduled for early 2027:
- Register and reserve. Register on the project page to open pricing; a reservation agreement and fee hold your chosen unit.
- Appoint an independent Cyprus lawyer — yours, not the seller's — to review title, the planning position, the EIA status and the contract.
- Contract of Sale. Signed once the permit position allows; typically 30–35% is paid at contract, the balance in instalments tied to construction milestones through to 2028–2029.
- Land Registry deposit. Under the 2026 Specific Performance Law, the contract is accompanied by a Land Registry search certificate dated within five working days of signing and, where the land is charged, the bank's written undertaking to release your unit at 95% payment; once deposited (within six months) you hold the right of specific performance.
- Delivery and title. Keys on the completion certificate; separate title deeds follow administratively.
Costs beyond the price: 19% VAT on a new build (the reduced 5% rate applies only to a primary residence on the first 130 m², with a €475,000 price cap, so most Land of Tomorrow units pay 19%); roughly 1% legal fees; no stamp duty since January 2026; no transfer fees on a VAT-paid new build. Non-EU buyers purchasing at €300,000 + VAT or more qualify for fast-track permanent residency; every unit in the release clears that threshold on its own. Step by step, including buying remotely through a lawyer with power of attorney, in the Cyprus Buying Guide.
Who Land of Tomorrow is for
- Investors who buy districts, not buildings. In mature markets it is neighbourhood quality that compounds; Land of Tomorrow is the only Cyprus asset where a global-tier practice designs the whole neighbourhood around the residence. First-release pricing before the permit is the earliest entry the project will offer.
- Own-use buyers planning a 2029 move. Three-metre ceilings, underfloor heating, pool and gym in the building, the beach across a pine trail, the airport fifteen minutes away — and a city that will be European Capital of Culture in 2030.
- Holiday-home buyers at the top of the Larnaca market. A penthouse with a private rooftop pool inside a resort-grade district, with a five-star hotel and its restaurants next door.
- Residency buyers. Every unit qualifies for Cyprus permanent residency by investment; the 60-day rule and non-dom status follow for those who relocate.
Where it fits in the Larnaca pipeline
Land of Tomorrow is the anchor of a corridor abuda tracks closely. On the same Livadia seafront: Horizon Tower 1 (20 storeys, directly beside the masterplan), Sirens, Nereids, Hermes I, Mari-Blu Residence II and Vista del Mare. At the port: Lumina Mare. Our original July briefing on the masterplan is here; the market context is in Limassol vs. Larnaca vs. Berlin and Cyprus real estate market 2026. Two companion pieces published this week: how Land of Tomorrow will change Larnaca and the investor's briefing on pricing, payment plan, residency and risks.
Request a briefing
hello@abuda.com · WhatsApp +49 172 983 1161 · Land of Tomorrow project page. abuda responds within one business day.
Frequently asked questions
Q. What is Land of Tomorrow in Larnaca? A. A Foster + Partners-masterplanned, mixed-use coastal district being built on the former Larnaca refinery site along the Larnaca–Dhekelia road — homes, two hotels, offices, retail, cultural uses and a 20,000-tree coastal forest across 350,000–400,000 m², in five phases over about 15 years. Q. Where is Land of Tomorrow? A. On the seafront north of Larnaca Port and Marina, where Livadia meets Oroklini — 15 minutes from Larnaca International Airport and 10 from the city centre. Q. Who designed Land of Tomorrow? A. Foster + Partners is the masterplanner and designer of the first phase. Q. When will Land of Tomorrow be completed? A. The first two residential buildings are scheduled for 2028–2029; the full masterplan runs about 15 years. Q. Has Land of Tomorrow received its permits? A. The Environmental Impact Assessment was submitted and publicly presented in May 2026 and awaits the Environmental Authority's decision; site remediation is under way. According to the developer's programme, the building permit for the first residential phase is expected at the beginning of 2027. Q. How much does an apartment in Land of Tomorrow cost? A. The first release through abuda starts from €740,000; unit pricing opens on registration at abuda.com/projects/land-of-tomorrow. Q. Can I buy Land of Tomorrow apartments now? A. Yes — 11 of the 24 first-release residences are available for reservation through abuda, the leading platform partner promoting the project. Q. Does buying in Land of Tomorrow qualify for Cyprus permanent residency? A. Yes — every unit exceeds the €300,000 + VAT new-build threshold for fast-track permanent residency.