New Build Apartments Larnaca: Sirens, Livadia Seaside — 116 Energy Class A Homes 600 m from the Shore with Pool, Gym, Co-Working and Shops, 15 Units Left, Q2 2028
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 — New build apartments Larnaca has not offered with a complete live-work amenity set until now. Sirens (Sirenes Residences) in Livadia Seaside is a 4-level, 116-unit Energy Efficiency Class A community 600 m from the Mediterranean shoreline, with 1-, 2- and 3-bedroom apartments and penthouses with panoramic private roof terraces — covered areas from 60 m² to 237 m² — arranged around a central courtyard with a private pool, wellness gym, dedicated co-working office space, indoor children's playroom and outdoor playground, yoga deck and on-site shops. 101 units are placed; 15 remain, including 50.6 m² one-beds A103 (first floor), C303 and E310 (third floor). Staged payment plans; delivery Q2 2028. Project details.
Key facts at a glance
| Location | Livadia Seaside, Larnaca — 600 m from the shoreline |
| Format | 4 levels · 116 apartments and penthouses · central courtyard |
| Available now | 15 of 116 — incl. A103 (floor 1), C303 and E310 (floor 3): 1 bed, 1 bath, 50.6 m² |
| Sizes | Covered areas 60–237 m² across the scheme; penthouses with panoramic private roof terraces |
| Energy | Energy Efficiency Class A; thermal insulation; expansive glass facades |
| Amenities | Private pool · wellness gym · co-working office space · indoor playroom · outdoor playground · yoga deck · shops · sea view |
| Parking | Designated covered parking; private storage rooms |
| Delivery | Q2 2028 · staged payment plan |
| Project page | abuda.com/projects/sirens |
A community, not a building
Most of Larnaca's new supply is eight- to twelve-unit infill. Sirens is a different category. At 116 homes on four levels around a courtyard it is large enough to carry what small buildings cannot — a gym, a co-working office, shops and an indoor playroom alongside the pool, yoga deck and outdoor playground — and to spread their cost across enough owners that communal charges stay proportionate. For a remote worker, a one-bed with a desk downstairs, a gym, a pool and the sea 600 m away is a complete life at one address. For a family, the playroom, playground and shops do the everyday work. For an investor, 101 of 116 units placed two years before delivery is the market's own verdict on the format.
The address is Livadia Seaside — the coastal quarter north of Larnaca's port where the Land of Tomorrow masterplan, the New Marina corridor and the Cyprus Ports Authority's €415m port-and-marina roadmap (July 2026) converge. Uncrowded sandy beaches and waterfront restaurants are a short walk; the airport is about fifteen minutes, the city centre ten. abuda's Livadia pre-sale benchmark now sits at a typical €2,700/m² (range €2,300–3,100) and Larnaca apartment prices rose 11.7% year on year in Q1 2026 (Central Bank of Cyprus RPPI), the fastest in Cyprus. The full picture of apartments for sale in Larnaca, from infill buildings to communities like this one, is on the city page.
Specification
- 116 apartments and penthouses on 4 levels around a central courtyard; 101 placed
- 1-, 2- and 3-bedroom layouts; covered areas 60–237 m²; penthouses with panoramic private roof terraces
- Available now: 15 — including A103 (first floor), C303 and E310 (third floor): 1 bed, 1 bath, 50.6 m²
- Energy Efficiency Class A; thermal insulation; expansive glass facades; refined open-plan layouts
- Private swimming pool, wellness gym, co-working office space, indoor children's playroom, outdoor playground, yoga deck, on-site shops
- Designated covered parking; private storage rooms; sea views
- 600 m to the shoreline · Staged payment plan · Delivery Q2 2028
Who Sirens is for
- Remote workers and digital nomads. Cyprus's 60-day tax-residency rule and 17-year non-dom regime make it one of Europe's most attractive bases for location-independent professionals, and a 50.6 m² Class A one-bed with a co-working office, gym and pool in the courtyard is built for exactly that buyer. Larnaca's airport — fifteen minutes away — connects to Berlin, Vienna, Zurich and Tel Aviv daily.
- Investors in the one-bed rental segment. The 50 m² one-bed is Larnaca's most liquid rental unit; in an amenitised, Class A community 600 m from the beach it lets to the holiday market in summer and to year-round professionals in winter. Buy to let Cyprus economics improved in 2026 (no Special Defence Contribution on rent, no annual property tax), and 101 placed units confirm the price point.
- Families who want everything inside the gate. Indoor playroom, outdoor playground, pool, shops — and a two- or three-bed with Class A insulation for the Larnaca summer.
- Penthouse buyers. Up to 237 m² covered with a panoramic private roof terrace, in a community rather than a tower.
- Residency buyers. A two- or three-bed here, or a pair of one-beds, clears the €300,000 + VAT threshold for buy property Cyprus residency purposes.
Can I live and work in Cyprus from an apartment like this?
Yes — and the tax framework is why many do. Two separate routes apply. Residency status: a non-EU buyer who purchases new-build property of €300,000 + VAT or more qualifies for fast-track permanent residency, decided in about two months, with no minimum stay beyond a visit every two years; EU citizens register residence directly. Tax status: anyone who spends at least 60 days a year in Cyprus, is not tax resident elsewhere, has a Cyprus business or employment — including directorship of a Cyprus company, the usual structure for a consultant or founder — and owns or rents a home here becomes Cyprus tax resident under the 60-day rule. If not Cyprus-domiciled, they are non-dom for 17 years: dividends and interest exempt from Special Defence Contribution, no wealth, inheritance or gift tax, and foreign-pension and IP-box regimes on top. A co-working space inside the complex is not a legal requirement for any of this, but it is what makes the arrangement work day to day. The routes and how they interact are set out in the Cyprus Buying Guide; the market case against Limassol and Berlin in Limassol vs. Larnaca vs. Berlin.
Why does Energy Class A matter in Larnaca, and how does the staged payment plan work?
Larnaca summers run above 35 °C for weeks. An Energy Efficiency Class A envelope — thermal insulation, high-performance glazing, shaded facades — cuts cooling load materially, which shows up in the electricity bill, in the rent a tenant will pay for a cool apartment, and in resale, where Cyprus's Energy Performance Certificate is now a standard buyer question. It is also the specification German and Austrian buyers ask about first.
The off-plan payment plan Cyprus developers offer at first release is the second reason to buy two years out. Typically: a reservation fee holds the unit for two to four weeks while your lawyer runs diligence; 30–35% is paid on signing the Contract of Sale; the balance follows in instalments tied to verified construction stages — foundations, frame, roof, finishes — with the final tranche on delivery in Q2 2028. Non-residents can finance 50–70% loan-to-value through Cyprus banks, usually drawn at delivery. The 2026 Specific Performance Law protects every stage: a Land Registry search certificate dated within five working days of signing; the developer's bank's written undertaking to release your unit from any land mortgage at 95% payment; specific-performance rights once the contract is deposited. Costs beyond the plan: 19% VAT (5% on the first 130 m² of a primary residence held ten years — a 50.6 m² one-bed qualifies in full), ~1% legal, no stamp duty, no transfer fees on a new build. Large-project diligence points are in Cyprus property risks 2026.
Where it fits
Sister releases in Livadia: Nereids (gated, 57 units, 700 m from the coast, final twelve, Q4 2026) and Hermes I (two low-rise buildings behind the Nautical Club, from €181,000 + VAT, Q4 2028). Larnaca's other large amenitised schemes: Horizon Tower 1 (20 storeys, two pools, spa) and Aqua Parkview Residence (town, two pools, gym). One-bed alternatives at smaller scale: Victoria 28 (Livadia) and One & One Residences (Vergina). The masterplan next door: Land of Tomorrow. Incentives on selected projects: abuda special offers.
Request a briefing
hello@abuda.com · WhatsApp +49 172 983 1161 · Sirens project page — pricing opens on the page after registration.
Frequently asked questions
Q. Where is Sirens? A. Livadia Seaside, Larnaca, Cyprus — 600 m from the Mediterranean shoreline on the city's northern coast, within the Land of Tomorrow / New Marina corridor, about fifteen minutes from Larnaca International Airport. Q. What is for sale at Sirens? A. The final 15 of 116 apartments (1–3 bedrooms; covered areas 60–237 m² across the scheme), including 50.6 m² one-beds A103, C303 and E310, in an Energy Class A community with pool, gym, co-working space, shops, playroom, playground and yoga deck. Q. When is delivery? A. Q2 2028, on a staged payment plan tied to construction milestones. Q. Is Sirens energy efficient? A. Yes — Energy Efficiency Class A, with thermal insulation and high-performance glass facades. Q. Can I live and work in Cyprus from here? A. Yes — non-EU buyers gain fast-track permanent residency at €300,000 + VAT; the 60-day rule gives Cyprus tax residency with non-dom status for 17 years; the complex has a dedicated co-working office. Q. How does the payment plan work? A. Reservation → 30–35% at contract → milestone instalments across the build → balance on delivery; non-resident bank finance at 50–70% LTV is available. Q. Is pricing published? A. Pricing opens on the project page after registration.