Victoria 21 Larnaca: A Five-Apartment Boutique Building in Faneromenis with a Furnished Roof Garden and Hot Tub

Published 23 October 2026 by Kefah Abu Gosh

TL;DR — Victoria 21 is a five-apartment boutique building in Faneromenis, central Larnaca. Four of the five residences are already sold; the final unit is the top-floor 3-bedroom, 3-bathroom apartment of 104.4 sqm, which includes a furnished roof garden and hot tub. Pricing from €430,000. Estimated delivery Q4 2027. A single-unit purchase clears the €300,000 threshold for Cyprus Permanent Residency. Project details.

Why a five-unit building in Faneromenis is a distinct category

Larnaca's new-build market is dominated by 30- to 100-unit communities. A five-apartment building is a different product altogether: no shared-amenity overheads, no resort management fees, minimal communal charges, and neighbours who are owners rather than short-let guests. That is exactly what a buyer looking for a primary residence or a low-maintenance second home in the city tends to want — and it is rarely available in new-build form in central Larnaca.

Faneromenis sits in the established residential heart of the city, a short walk from the Finikoudes seafront, the marina and the old town. It is the district Larnaca residents choose when they want to live centrally without being on the tourist strip.

The final residence

• Apartment 301 — third floor, 104.4 sqm, 3 bedrooms, 3 bathrooms
• Furnished roof garden with hot tub — private outdoor living on the top floor
• Pricing from €430,000
• Estimated delivery Q4 2027

With four of five units placed, the building's community is already set. The top-floor buyer takes the best unit in the building — the one with the private rooftop.

Who Victoria 21 is for

• Own-use buyers relocating to Cyprus. A three-bedroom in central Larnaca with a private roof terrace is a family home, not an investor compartment. Ten to fifteen minutes to Larnaca International Airport makes it practical for cross-border professionals.
• Holiday-home buyers. Walkable to the seafront and the old town; the rooftop hot tub makes the apartment a destination in itself. Lock-and-leave is simple in a five-unit building.
• Investors seeking a scarce asset. Boutique-building top-floor units in central Larnaca are a fixed-supply category. The Larnaca Intelligence Report sets out why the city's pricing is still catching up with Limassol.

Larnaca context in 2026

Larnaca's repositioning is driven by the €1.2 billion Port and Marina redevelopment, the airport-adjacent growth corridor and the Foster + Partners Land of Tomorrow masterplan in Livadia. Faneromenis benefits from all three while remaining in the settled centre of the city. For a wider view of what is currently open in Larnaca, see the Larnaca city hub and the Victoria collection's other central-city building, Victoria 22 in Faneromenis.

Tax and residency

• 0% stamp duty (2026 reform) · 5% reduced VAT for an eligible primary residence
• Cyprus Permanent Residency — Victoria 21's €430,000 pricing clears the €300,000 threshold with a single purchase
• 60-day tax residency and non-dom status available to qualifying international individuals

Full framework in the Cyprus Buying Guide for German investors and the Cyprus property risks analysis.

Request a briefing

Email hello@abuda.com · WhatsApp +49 172 983 1161 · Enquiry form on the Victoria 21 project page. Response within one business day.

Frequently asked questions

Q. Where is Victoria 21? A. Faneromenis, central Larnaca, Cyprus — walking distance to the seafront and old town.

Q. What is available? A. One unit — the top-floor 3-bedroom, 3-bathroom apartment of 104.4 sqm with furnished roof garden and hot tub.

Q. What is the price? A. From €430,000.

Q. When is delivery? A. Estimated Q4 2027.

Q. How many apartments in the building? A. Five in total; four are already sold.

Q. Does the purchase qualify for Cyprus Permanent Residency? A. Yes — pricing is above the €300,000 threshold.

Q. Is Victoria 21 suitable as a holiday home? A. Yes — a central, walkable location with a private rooftop and low communal overheads in a five-unit building.

About the author

Kefah Abu Gosh is the founder of abuda, a curated real estate investment platform for international buyers across Larnaca, Limassol, Paphos, Nicosia and Berlin.

Internal linking map

Larnaca hub · Victoria 21 project page · Victoria 22 Faneromenis · Larnaca Intelligence Report · Land of Tomorrow · Cyprus Buying Guide · Cyprus property risks · Investor portal