Limassol · Spyrou Kyprianou Avenue · Grade-A offices
A fully let asset, priced as off-plan
A complete Grade-A office building acquired off-plan at €4,500,000 through the transfer of 100% of the shares in the owning company (SPV) — no VAT and no property transfer fees. A five-year rental guarantee of €30,000 per month net is signed concurrently with the purchase: €360,000 of net income per annum from delivery, a net yield of 8.00% on the acquisition price.
01
Key investment metrics
Based on the stated acquisition price and the five-year rental guarantee signed concurrently with the purchase. Net income commences on delivery.
02
The investment case
Available for due diligence
- Rental guarantee lease (5 years)
- Share Purchase Agreement & SPV structure
- Financial model
- Permits, construction & legal documentation
MERIDIAN is acquired as one complete asset: the purchaser takes over 100% of the shares in the company that owns the plot and the completed building. As a share transfer, no Cyprus VAT and no property transfer fees apply — a material saving against a standard asset purchase.
Income is secured by a five-year rental guarantee: a lease at €30,000 per month net is executed at the same time as the purchase. From delivery, the building produces €360,000 of net income per annum — a net yield of 8.00% on the acquisition price of €4,500,000.
The asset is bought at today's off-plan price with a projected value of €5,625,000 at completion (+25%). Together with €1,800,000 of net rent over the guarantee term, the estimated total value created over five years is €2,925,000 — approximately 65% on the capital deployed. The uplift is a projection, not a guarantee.
Payments follow construction milestones on a published schedule. The guarantee lease, the SPA, the financial model, and the permit documentation are made available for verification during due diligence.
03
Four full-floor office suites
Identical Grade-A office floors of 195 m² internal space with a 15 m² covered veranda each — efficient full-floor plates with 3.2 m net internal heights and full-height thermal glazing. Whole-building acquisition via SPV at €4,500,000, no VAT; per-unit prices are retail list references (+VAT) for single-floor sales.
| Floor | List price (+VAT) | Internal area | External area | Total area |
|---|---|---|---|---|
| 1 | €1,050,000 + VAT | 195 m² | 15 m² | 210 m² |
| 2 | €1,100,000 + VAT | 195 m² | 15 m² | 210 m² |
| 3 | €1,150,000 + VAT | 195 m² | 15 m² | 210 m² |
| 4 | €1,200,000 + VAT | 195 m² | 15 m² | 210 m² |
| Total · SPV | €4,500,000 | 780 m² | 60 m² | 840 m² |
Whole-building acquisition via SPV share transfer: €4,500,000 — no VAT applies. Per-unit prices are retail list references (+VAT) for single-floor sales. · Reception · Director's office · Conference area · Kitchenette · Server room · Covered veranda
04
The building
Architectural visualisations of the completed building — exterior, work environments, and common areas.
05
Architecture & specification
Confirmed specifications from the technical documentation. Grade-A office specification built to European standards; office space is delivered as Core & Shell for the purchaser's own fit-out.
- Status
- Off-plan, under construction. Permits submitted June 2026 under the government fast-track program; target delivery mid-2028
- Structure
- Reinforced concrete frame and slabs designed to the Eurocodes with the Cyprus National Annexes, including seismic design
- Energy efficiency
- A+ energy rating · Grade-A office specification
- Interiors
- 3.2 m net internal heights and 2.9 m full-height thermal glazing
- Façade
- Thermally insulated envelope with double-glazed, thermally broken aluminium windows in anthracite grey
- Office floors
- Four identical full-floor suites of 195 m² plus a 15 m² covered veranda each; two sanitary facilities and a kitchen per floor, completed by the developer
- Roof garden
- 110 m² communal roof garden with kitchenette, sanitary facilities, and storage; dedicated mechanical area
- Common areas
- Double-height reception and circulation finished in honed Crema Royal marble
- Lift
- Passenger lift by a European manufacturer, CE marked to EN 81-20 / EN 81-50, with automatic rescue device
- Parking
- 14 secure ground-floor parking positions, including double-parking systems
- Access & safety
- Step-free approach, accessible lift and restroom on every floor; fire-rated entrance doors and protected escape stair per the approved fire strategy
06
Spyrou Kyprianou Avenue, Limassol
One of Limassol's most connected commercial addresses: major road networks, the city centre, and key business destinations within easy reach — in Cyprus's most active business city.
07
The rental guarantee
A reliable partner signs a five-year lease at €30,000 per month net, executed at the same time as the purchase. Net income of €360,000 per annum commences on delivery — a net yield of 8.00% on the acquisition price (6.40% on the projected completion value).
08
Five years of guaranteed net income
Net rental income under the guarantee, commencing on delivery of the building — excluding any indexation assumptions.
The payment schedule of the lease and any indexation provisions are provided during due diligence.
09
Two returns, one asset
The asset is bought at today's off-plan price and completed with the rental guarantee in place — the return combines contracted net rent with projected capital appreciation.
estimated total value created over five years — net rent plus projected appreciation — on the capital deployed. The uplift is a projection, not a guarantee.
10
Payment schedule
Construction-linked instalments on the €4,500,000 SPV price. Figures exclude VAT and property transfer fees, which do not apply to a share transfer.
| Milestone | Target date | Share | Amount due | Cumulative |
|---|---|---|---|---|
| Reservation fee | 2% | €90,000 | €90,000 | |
| Share Purchase Agreement | 38% | €1,710,000 | €1,800,000 | |
| Commencement of construction | 15 Nov 2026 | 10% | €450,000 | €2,250,000 |
| Foundation works | 15 Jan 2027 | 10% | €450,000 | €2,700,000 |
| 1st & 2nd floor slab | 15 Apr 2027 | 7.5% | €337,500 | €3,037,500 |
| 3rd & 4th floor slab | 14 Jul 2027 | 7.5% | €337,500 | €3,375,000 |
| Brickwork, 1st & 2nd floor | 9 Jun 2027 | 5% | €225,000 | €3,600,000 |
| Brickwork, 3rd & 4th floor | 7 Sep 2027 | 5% | €225,000 | €3,825,000 |
| Aluminium works, 1st & 2nd floor | 16 Nov 2027 | 5% | €225,000 | €4,050,000 |
| Aluminium works, 3rd & 4th floor | 14 Feb 2028 | 2.5% | €112,500 | €4,162,500 |
| Flooring works, 2nd floor | 14 Feb 2028 | 2.5% | €112,500 | €4,275,000 |
| Flooring works, 4th floor | 14 May 2028 | 2.5% | €112,500 | €4,387,500 |
| Delivery | 17 Jul 2028 | 2.5% | €112,500 | €4,500,000 |
| Total contract price | 100% | €4,500,000 | €4,500,000 |
Dates are indicative and subject to permit and construction progress. The definitive schedule is fixed in the Share Purchase Agreement.
11
Risk factors
Read before investing. A complete risk statement forms part of the investment memorandum.
Construction / off-plan
The asset is under construction. Delivery timelines may move with permits, weather, and contractor performance.
Rental guarantee
The five-year net income is subject to the executed lease terms and the tenant's covenant strength; verify the counterparty.
VAT & tax
Cyprus tax treatment of a share transfer differs from an asset purchase. Independent tax advice is required for your circumstances.
Market & resale
The +25% completion uplift is a projection, not a guarantee; realised value depends on market conditions at exit.
SPV acquisition
Buying the company means acquiring its assets and any liabilities. Full legal, tax, and financial due diligence on the SPV is essential.
Liquidity
Pre-completion resale may require developer consent and a willing buyer; the asset is not a liquid instrument.
Currency
Pricing and income are in EUR; non-euro investors carry foreign-exchange risk.
Regulatory & title
Cyprus property law, permit and title-deed timelines may change and vary by case.
€4,500,000 via SPV. A five-year rental guarantee — 8.00% net on the price.
A Grade-A office building at today's off-plan price — no VAT, no transfer fees, a five-year rental guarantee of €360,000 net per annum from delivery, and a projected value of €5,625,000 at completion.