Investment property in Europe that qualifies for residence.
New-build apartments and villas in Limassol, Athens and selected coastal locations — acquired as euro-denominated assets and modelled over a full ten-year holding period.
Cyprus permanent residence from €300,000 plus VAT; Greece Golden Visa residence from €250,000 on a completed conversion or a listed-building restoration, otherwise €400,000, or €800,000 by location, on a single property of at least 120 m². We confirm in writing exactly what each property does — and does not — secure.
- Modelled 10-year IRR, reference case
- to 11.9%
- With a published Financial Outlook
- 10
- Downside case on every one
- 0% growth
Modelled 10-year IRR, reference case
With a published Financial Outlook
Downside case on every one
Modelled at each market's recent historical growth rate — illustrative, pre-tax, not a forecast. Method, sources and the 0%-growth case are set out in every Outlook. Market commentary, not investment advice.
The numbers, published
Every development we take on carries a Financial Outlook — a ten-year cash flow, sourced rental comparables, the full cost stack and a modelled IRR, with a 0%-growth downside case alongside it.
Residence, in writing
Cyprus permanent residence from €300,000 plus VAT; Greece from €250,000 on a completed conversion or a listed-building restoration, otherwise €400,000, or €800,000 by location, on a single property of at least 120 m². We confirm in writing exactly what each purchase can and cannot secure — before you commit.
End to end
One team from viewing to title deed to residence permit — sourced, compared and coordinated by Kestrel Private.
A detailed Financial Outlook on every qualifying investment.
Before you commit, read the numbers. Every qualifying investment we take on carries a Financial Outlook — a full ten-year cash-flow, the market's recorded capital growth, sourced and dated rental comparables, the complete cost stack, and a modelled ten-year IRR. Decide on the evidence.
Modelled ten-year IRRs at each development's recent historical growth rate (Central Bank of Cyprus, Bank of Greece and Statistics Mauritius indices) — illustrative, pre-tax, not a forecast; every Outlook also carries a 0%-growth downside case (rents held flat). Market commentary, not investment advice.
11 developments analysed · full analysis & gated PDF on each
Every qualifying investment we currently hold, by country.
Each one carries its own Financial Outlook — a full ten-year cash-flow, sourced rental comparables, the complete cost stack and a modelled ten-year IRR, with a 0%-growth downside case alongside it.
Cyprus
Units of €300,000+ (excl. VAT) qualify for Cyprus permanent residence — two new-build units can be combined to reach it. 7 developments · new-build.
Aqua Breeze Beachfront Villas in Ayia Napa
from €2,884,000 + VATFamagusta, Cyprus
2 units · 4 bed · 293–301 m²
Bluebell Apartments Block B in Limassol
from €317,000 + VATLimassol, Cyprus
12 units · 1–3 bed · 50–100 m²
Bluebell
from €370,000 + VATLimassol, Cyprus
1 unit · 2 bed · 79–79 m²
Aster
from €227,000 + VATLimassol, Cyprus
15 units · 1–3 bed · 55–105 m²
Anemone
Now soldLimassol, Cyprus
1 unit · 12 bed · 900–900 m²
777
from €249,500 + VATFamagusta, Cyprus
8 units · 2 bed · 78–82 m²
Oceanview Nine
from €156,000 + VATFamagusta, Cyprus
9 units · 1–3 bed · 53–98 m²
Greece
Golden-Visa thresholds in Greece are location-tiered — the desk confirms what this purchase can and cannot secure before you commit. 7 developments · new-build.
Marina View Beachfront
from €435,000Attica, Greece
15 units · 1–2 bed · 44–113 m²
Lopes
from €260,000Attica, Greece
11 units · 1 bed · 31–94 m²
Marina Bay in Athenian Riviera, Greece
Now soldMarina Bay in Athenian Riviera, Greece
15 units · 1–2 bed · 69–144 m²
Arya
Now soldAttica, Greece
4 units · 2 bed · 93–96 m²
Sustainable
from €530,000Attica, Greece
6 units · 1–3 bed · 45–143 m²
Residential Project in Piraeus
from €250,000Attica, Greece
48 units · 1–2 bed · 35–63 m²
Modern Residential Development in Gazi
from €800,000Attica, Greece
2 units · 3 bed · 130–130 m²
The 19% VAT on a Cyprus purchase is not always a cost.
Where the property is new-build and let as registered touristic accommodation, the VAT becomes recoverable input tax — subject to a ten-year retention condition that most buyers are never told about. We model it both ways before you commit.
It is not automatic, and it is not immediate. It depends on how the purchase is arranged from the outset — which is a conversation, not a download.
- If the VAT is simply paid and never recovered
- 9.4%annual return over ten years
- If the purchase is structured correctly from the outset
- 11.2%annual return over ten years
The same property, the same ten years, the same rents and the same sale price. The only difference is what happens to the VAT — and it is worth 1.8 percentage points a year on the return. Modelled on a real development in our Financial Outlooks, not an illustration.
Reference case only, pre-tax, and not a forecast. Recovery depends on the property, the letting basis and how the purchase is arranged; it is measured in months rather than weeks, and an early exit reverses part of it. Every figure and its method are set out in the Financial Outlook for the development concerned. Market commentary, not investment or tax advice — your position is confirmed in writing by admitted counsel before you commit.
Coming out to see it for yourself?
If you are travelling to Cyprus or Greece, spend a day with us. We collect you from the airport or your hotel and take you through the areas that actually matter — what is being built, what is selling, what it is letting for, and what we would not buy.
You will also see what our development team has delivered over the last fifteen years, and how those buildings have held up since. Most people arrive to look at one apartment. A fair number leave discussing land, or coming in alongside us on something larger.
No obligation and nothing to sign. Take everything you learn to another adviser if you would rather — we would still rather you saw it properly.
You choose the investment. We secure your family's residence with it.
Buy the investment property you want — and where it also qualifies for residence, Kestrel Private coordinates the application for your family end to end, alongside admitted local counsel. Cyprus permanent residence runs from €300,000 plus VAT; Greece's Golden Visa starts at €250,000 on a completed change of use or a listed-building restoration, and is otherwise €400,000, or €800,000 in Attica, Thessaloniki and the larger islands, on a single property of at least 120 m². We confirm what your purchase qualifies for in writing, before you commit.
Availability & pricing across every development.
Unit-by-unit, current and confidential. Sent to your inbox; the desk follows up personally.