PROPERTY ADVICE FOR INVESTORS IN LARNACA.
Thinking of buying property in Larnaca from abroad? We’ll tell you what fits your budget, find it, and stay with you to the keys.
IN SHORT
Home Butlers is a property advisor in Larnaca, Cyprus. We help investors, most of them from Lebanon, decide what to buy for their budget and goals, find the homes and projects that fit, and introduce them to the developers. Then we stay with them through the purchase.
Our advice costs you nothing: we’re paid by the developers we work with. We cover Larnaca District only: Larnaca town, Oroklini, Livadia, Aradippou, Kiti, Pervolia, Pyla and Kellia.
HOW IT WORKS
Buying in a market you don’t know, from a country you’re not in, is harder than it looks. Good opportunities exist. The hard part is knowing which ones are right for you, and that takes someone on the ground who understands both the market and what you’re trying to achieve.
- A proper conversation first. Your budget, how you’ll use the home (living, renting, holidays or a mix), your timeline and what matters to your family. We don’t show you anything before that.
- The area, checked on the ground. For every project, we look at the area it’s in and what’s around it, and whether that suits how you’ll use the home. We also look at what similar homes sell and rent for.
- Developers we’ve vetted. Most of what investors buy here is still being planned or built, so the developer matters as much as the home. We only put forward developers we’ve checked on every level: their history, the projects they’ve delivered, what their buyers say, and the quality of their finished work, which we’ve seen for ourselves.
- A shortlist that fits. You get a side-by-side comparison of the projects that match your plan, with our reasoning, including the ones we’d skip.
- Introductions to the developers. We put you in touch, join the conversations and make sure you understand every offer before you sign.
- Support through the purchase. We stay with you until it’s done, alongside your own lawyer.
WHOM IS IT FOR
Most of the investors we advise are Lebanese, living in Lebanon, the Gulf or Europe. Many are looking for a safe place for their savings and a base for the family close to home, often a new apartment or a family home near good schools, to live in, to rent out, or both.
We also advise first-time buyers from abroad, families moving to Cyprus, and investors who’ve heard conflicting advice and want a straight answer before they commit. Whatever your budget, the aim is the right fit for you, not the biggest sale.
WHY CYPRUS, AND RESIDENCY
Cyprus is in the European Union, buying as a foreigner is an established process, and it’s a short flight from Beirut.
Investing at least €300,000 plus VAT in a new home bought from a developer is also one of the routes to permanent residency in Cyprus, with conditions, including a secure yearly income from abroad. Lebanese nationals are the third-largest group to have received this residency since 2014 (Cyprus Mail). We’ll tell you early whether it fits your plan, and the official rules and your lawyer confirm the details.
WHY LARNACA
Larnaca is where Lebanese buyers in Cyprus choose to be. Between 2021 and 2024 they bought 1,744 properties in Larnaca District, second only to British buyers (Cyprus Mail).
The market is moving. Larnaca signed 299 property sale contracts in August 2026, 35.3% more than a year earlier and the biggest monthly rise of any district this year, and its home prices rose 8.9% over a year by the Central Bank of Cyprus index (Cyprus Mail). Entry prices are still lower than in Limassol. A busy market also means more sales talk, which is exactly when honest advice is worth having. More in our guide to investing in Larnaca.
WHAT IT COSTS YOU
Nothing. Our advice is free to you; we’re paid by the developers we work with. We say that upfront, because you should know how your advisor earns.
What we owe you is a straight answer. If a project isn’t right for you, we’ll tell you why. If nothing on the market fits your plan yet, we’ll tell you to wait. Most of our clients come through people we’ve already helped, and that matters more to us than any single sale.
AFTER THE KEYS
Most of our investors live abroad, so buying is often where our work together starts. If the home will sit empty between visits, HomeAway Butler looks after it, with a check-in every month and a photo report. If you plan to rent it out, Rental Butler finds the tenant and handles the rest. Same person, same number, no handover.
QUESTIONS INVESTORS ASK
Do I pay Home Butlers anything?
No. Our advice is free to you. We’re paid by the developers we work with.
Do I need to be in Cyprus?
Not to get started. Most projects are still being planned or built, so the most important thing to check is the developer, and we do that for you here.
How do you choose the developers you recommend?
We look at their history, the projects they’ve delivered, and what their buyers say, and we check the quality of their finished work in person. We also check the area each project is in and what’s around it. If a developer or a location doesn’t pass, we don’t put it in front of you.
Can buying a home give me residency in Cyprus?
It can. A new home bought from a developer for at least €300,000 plus VAT is one route to permanent residency, with conditions including a secure income from abroad. We’ll tell you early whether it fits your plan.
Which areas do you cover?
Larnaca District only: Larnaca town, Oroklini, Livadia, Aradippou, Kiti, Pervolia, Pyla and Kellia. We don’t advise on Limassol, Paphos or Nicosia, because we don’t know them the way we know Larnaca.
Which languages do you work in?
English and French, and we speak Arabic.
Can you help after I buy?
Yes. HomeAway Butler looks after the home while you’re away, and Rental Butler handles renting it out.
Tell us your budget and what you’re looking for, and we’ll tell you honestly what Larnaca can offer.