Victoria 28 Larnaca: Studios and Apartments in Livadia from €135,000 — Ground-Floor Gardens, Roof Gardens and a Common Pool

Published 4 November 2026 by Kefah Abu Gosh

TL;DR — Victoria 28 is a two-block residence of 34 units in Livadia, Larnaca, at design stage. Studios and one- to two-bedroom apartments from €135,000 — the lowest entry price anywhere in the abuda Cyprus pipeline. Ground-floor units have private gardens, top-floor units have roof gardens, and a common pool serves both blocks. 13 of 34 units available. Estimated delivery Q1 2029. Project details.

The €135,000 question

Is there a catch at €135,000? No — there is a structure. Three things make the price possible:

1. Studios are in the mix. A 36.4 sqm studio is the unit that carries the headline price; the 2-bedroom units (~80 sqm) sit higher. Studios are scarce in Cyprus new-build and are the highest-yielding format per euro invested in Larnaca's rental market.
2. Design-stage entry. Victoria 28 is under study — pricing reflects the earliest point on the pre-sale curve, before construction pricing applies.
3. A 2029 horizon. Longer-dated delivery is traded for entry pricing — the classic pre-sale mechanism the Alpha Advantage framework describes.

Why Livadia at this price is a specific opportunity

Livadia is the district where the €1.2 billion Port and Marina redevelopment and the Foster + Partners Land of Tomorrow masterplan meet. Entry pricing in the district has not yet absorbed that infrastructure. A €135,000 studio here is the smallest possible position on Larnaca's most concentrated appreciation corridor — see the Larnaca Intelligence Report for the wider thesis.

The specification

• Two blocks, 34 units — studios, 1- and 2-bedroom apartments
• Ground-floor units: private garden
• Top-floor units: roof garden
• Common pool across both blocks
• Available inventory includes 80 sqm 2-bed ground-floor units with gardens (5a, 5b) and a 36.4 sqm studio (4b)
• Pricing from €135,000 · Delivery Q1 2029

Who Victoria 28 is for

• First-time Cyprus investors. The lowest-ticket entry on the platform, in the district with the clearest appreciation story. Two or three units combined clear the €300,000 PR threshold and form a small diversified portfolio in one address.
• Holiday-home buyers on a defined budget. A studio or one-bed with a roof garden near the future Marina district, ten minutes from the airport.
• Own-use buyers. The ground-floor 2-bed with private garden is a family-format home at a price that has largely disappeared from coastal Cyprus new-build.

Where it fits

Sister scheme: Victoria 27 (three blocks, from €160,000, rooftop jacuzzi options). Livadia context: Balance (from €162,000, resort amenities, 2029). The Victoria collection's central-city and rooftop-pool alternatives: Victoria 22 and Victoria 25. Full Larnaca hub.

Tax and process

• 0% stamp duty (2026 reform); transaction costs on Cyprus new-build total roughly 1.5-2% versus 10-12% in Germany
• Payment staged against construction milestones — see the Cyprus Buying Guide for the full process and the Cyprus property risks analysis for the due-diligence checklist

Request a briefing

hello@abuda.com · WhatsApp +49 172 983 1161 · Victoria 28 project page.

Frequently asked questions

Q. Where is Victoria 28? A. Livadia, Larnaca, Cyprus — adjacent to the Port and Marina redevelopment corridor.

Q. Price? A. From €135,000 — the lowest entry in the abuda Cyprus pipeline.

Q. Unit types? A. Studios, 1- and 2-bedroom apartments across two blocks (34 units).

Q. Delivery? A. Estimated Q1 2029.

Q. Units available? A. 13 of 34.

Q. Outdoor space? A. Ground-floor private gardens; top-floor roof gardens; common pool.

Q. PR route? A. Combine units to exceed the €300,000 Cyprus Permanent Residency threshold.

About the author

Kefah Abu Gosh — founder of abuda.

Internal linking map

Larnaca hub · Victoria 28 project page · Victoria 27 · Victoria 22 · Victoria 25 · Balance · Land of Tomorrow · Alpha Advantage · Cyprus Buying Guide