Limassol · house · ref 4744024

4-bedroom detached house for sale

€11,877,600 · 760 m² · 4 bed · view on Bazaraki ↗

Advert last observed: 14/10/2026

26.3/100 · Research candidate

Evidence confidence: not assessed

Investor 39.1Live-in 36.4

Viewing checklist

Your property decision brief

Start with the price, then verify the evidence.

not assessed evidence confidence

Advertised price

€11,877,600

Versus comparable asking prices

243.9% above

Modeled purchase budget

Works not assessed

Where available, includes modeled fees, assessed works and 15% works contingency. Finance, survey and furnishings are excluded.

Asking price and the modeled range

Asking with assumed VAT: €14,134,344
Range lower estimate: €3,960,099
Range upper estimate: €4,983,346

Derived from asking-price evidence and model assumptions. This is not a completed-sale valuation or a statistical confidence interval.

What supports the estimate

12 comparable asking prices within 1 km. Asking prices are not completed-sale evidence.

What could change the conclusion

This report has no evidence-confidence assessment yet. Verify the source details and comparisons before relying on its score.

How the estimates and confidence work

Prepare for your viewing

Questions for property 4744024, based on this report’s claims, estimates and missing evidence. Check them with the agent and relevant professionals. Marks are not saved.

Ask for the title documents and have your independent lawyer check ownership and encumbrances.
Advert claim: Title availability is not established by this report.
Confirm covered internal area, floor, parking allocation and the exact location against documents.
Advert details: The advert lists 760 m². Confirm what that area includes.
Inspect the actual property and ask for current photographs of rooms, windows and services.
Evidence limit: Photo analysis cannot establish hidden defects or current condition.
Ask which images show the actual property and inspect it before relying on finishes or views.
Image warning: The report flags image authenticity or presentation concerns; renders and staging do not establish actual condition.
Check the property observation: “Photos are CGI renders, not real photographs”
AI photo note: Photos are CGI renders, not real photographs
Check the property observation: “No visible evidence of actual construction or building fabric”

Construction claims to verify

Advert wording and AI extraction are separate claims. Neither verifies completion or readiness to occupy.

Advert wording in this report: No clear stage recorded
Stored AI extraction: No clear stage recorded

Before a viewing: request dated photographs of the actual site, completion documents and a written handover date.

Alternatives worth comparing

This report has uncertainties to resolve. Compare the cost and space of similar properties before committing to a viewing.

Same advertised district, property type, bedroom count and new-build status; seen within 30 days. These are asking-price comparisons, not endorsements.

What would it cost you?

Change the offer, works, rent and finance assumptions. These scenarios are yours; they do not change the property’s score. Changes last until you leave or reload this page.

Vacancy, management, contingency and interest start with illustrative assumptions. The starting purchase price uses the report’s VAT assumption when available. Check fees, taxes and loan terms independently. Income tax, appreciation and selling costs are excluded.

Purchase price (€; confirm any VAT)Purchase fees (€)Works and fit-out (€)Works contingency (%)Monthly asking rent assumption (€)Vacancy (%)Management (% of collected rent)Annual maintenance, insurance and charges (€)Loan (% of purchase price)Annual interest (%)Loan term (years)

Enter your purchase-fee, works and annual cost estimates, including zero if appropriate.

The numbers

New build · VAT: listed €11,877,600 excl. · with 19% VAT ≈ €14,134,344
Asking €/m²: €18598 (VAT-incl.)
Comparables median €/m²: €5408 (12 comps within 1 km)
Versus the market: +243.9% above median
Days on market: 1223
Observed price drops: none recorded yet
Est. gross yield: 0.28% (≈€3,330/mo)
Estimated fair value: €3,960,099–€4,983,346 · asking +199.2% vs mid
Title deed: ? not stated
Location: beach 0.65 · central 0.69 · quiet 0.95

Fair value is estimated from the €/m² of the 12 closest comparable listings (median ≈€5,408/m²). It reflects asking prices and can't see floor, view, plot or exact condition — treat it as a guide, not an appraisal.

Red flags

· stale listing

What the photos show

AI assessment of the listing photos

Image evidence needs verification

The saved assessment flags image authenticity or presentation concerns. Condition ratings and feature badges are withheld. Request current photographs of the actual property and verify its condition and features on site.

The photos are high-quality CGI renders of a modern 4-bedroom detached house, not real photographs. While they depict a luxurious property with excellent sea views, large glass windows, and stylish interiors, they provide no verifiable information about the actual building condition, materials, or systems. The property appears to be under construction or a new build, but the images cannot be used to assess damp, structural integrity, or wear. Buyer should be cautious and request real photos or a site visit before proceeding.

AI appearance notes — verify on site

+ Modern architectural design with clean lines and large glass elements
+ Expansive sea views visible from multiple rooms
+ Spacious outdoor terrace with garden and seating area
+ Luxurious interior finishes and high-end design elements

What to check

! Photos are CGI renders, not real photographs
! No visible evidence of actual construction or building fabric
! Cannot assess condition, damp, cracks, or structural integrity from renders
! Furniture and decor appear staged and idealized

Neighborhood

AI-generated area notes · not independently reviewed

Pyrgos Lemesou

Desirability6/10

Highlights

+ Coastal village with genuine seaside character
+ Large listing sample (239 sale) gives confidence in pricing
+ High median rent (€3,450) suggests strong holiday/short-let demand
+ More authentic, less overdeveloped than tourist strip

Drawbacks

! Relatively remote from central Limassol services
! Seasonal rental demand — quieter off-peak
! Limited year-round amenities in the village itself
! Some industrial/port activity nearby affects ambience

source: ai-draft

Location

loading map…

Surroundings

nearest park130 m
nearest hospital345 m
nearest school435 m
nearest restaurant534 m

Negotiation angle

Illustrative offers, not predictions of what the seller will accept. Compare the economics in Your costs above.

Current asking price: €11,877,600
5% below asking: €11,283,720
10% below asking: €10,689,840

Observed listing age: 1223 days. Observed asking-price reduction: 0%. These observations do not establish seller motivation.

Resolve title, condition, completion and cost questions before choosing an offer.

Price history

Latest period 2026-10-14: Asking price €11,877,600. Observed advertised prices, not completed-sale prices.

View data table: Property asking-price history

124 rows. Includes the full displayed series, even when the chart is zoomed. Missing values are not zero.

Property asking-price history — values behind the chart
Date	Asking price (€)
2026-06-12	€2,250,000
2026-06-13	€2,250,000
2026-06-14	€2,250,000
2026-06-15	€2,250,000
2026-06-16	€2,250,000
2026-06-17	€2,250,000
2026-06-18	€2,250,000
2026-06-19	€2,250,000
2026-06-20	€2,250,000
2026-06-21	€2,250,000
2026-06-22	€2,250,000
2026-06-23	€2,250,000
2026-06-24	€2,250,000
2026-06-25	€2,250,000
2026-06-26	€2,250,000
2026-06-27	€2,250,000
2026-06-28	€2,250,000
2026-06-29	€2,250,000
2026-06-30	€2,250,000
2026-07-01	€2,250,000
2026-07-02	€2,250,000
2026-07-03	€2,250,000
2026-07-04	€2,250,000
2026-07-05	€2,250,000
2026-07-06	€2,250,000
2026-07-07	€2,250,000
2026-07-08	€2,250,000
2026-07-09	€2,250,000
2026-07-10	€11,877,600
2026-07-11	€11,877,600
2026-07-12	€11,877,600
2026-07-13	€11,877,600
2026-07-14	€11,877,600
2026-07-15	€11,877,600
2026-07-16	€11,877,600
2026-07-17	€11,877,600
2026-07-18	€11,877,600
2026-07-19	€11,877,600
2026-07-20	€11,877,600
2026-07-21	€11,877,600
2026-07-22	€11,877,600
2026-07-23	€11,877,600
2026-07-24	€11,877,600
2026-07-25	€11,877,600
2026-07-26	€11,877,600
2026-07-27	€11,877,600
2026-07-28	€11,877,600
2026-07-29	€11,877,600
2026-07-30	€11,877,600
2026-07-31	€11,877,600
2026-08-01	€11,877,600
2026-08-02	€11,877,600
2026-08-03	€11,877,600
2026-08-04	€11,877,600
2026-08-05	€11,877,600
2026-08-06	€11,877,600
2026-08-07	€11,877,600
2026-08-08	€11,877,600
2026-08-09	€11,877,600
2026-08-10	€11,877,600
2026-08-11	€11,877,600
2026-08-12	€11,877,600
2026-08-13	€11,877,600
2026-08-14	€11,877,600
2026-08-15	€11,877,600
2026-08-16	€11,877,600
2026-08-17	€11,877,600
2026-08-18	€11,877,600
2026-08-19	€11,877,600
2026-08-20	€11,877,600
2026-08-21	€11,877,600
2026-08-22	€11,877,600
2026-08-23	€11,877,600
2026-08-24	€11,877,600
2026-08-25	€11,877,600
2026-08-27	€11,877,600
2026-08-28	€11,877,600
2026-08-29	€11,877,600
2026-08-30	€11,877,600
2026-08-31	€11,877,600
2026-09-01	€11,877,600
2026-09-02	€11,877,600
2026-09-03	€11,877,600
2026-09-04	€11,877,600
2026-09-05	€11,877,600
2026-09-06	€11,877,600
2026-09-07	€11,877,600
2026-09-08	€11,877,600
2026-09-09	€11,877,600
2026-09-10	€11,877,600
2026-09-11	€11,877,600
2026-09-12	€11,877,600
2026-09-13	€11,877,600
2026-09-14	€11,877,600
2026-09-15	€11,877,600
2026-09-16	€11,877,600
2026-09-17	€11,877,600
2026-09-18	€11,877,600
2026-09-19	€11,877,600
2026-09-20	€11,877,600
2026-09-21	€11,877,600
2026-09-22	€11,877,600
2026-09-23	€11,877,600
2026-09-24	€11,877,600
2026-09-25	€11,877,600
2026-09-26	€11,877,600
2026-09-27	€11,877,600
2026-09-28	€11,877,600
2026-09-29	€11,877,600
2026-09-30	€11,877,600
2026-10-01	€11,877,600
2026-10-02	€11,877,600
2026-10-03	€11,877,600
2026-10-04	€11,877,600
2026-10-05	€11,877,600
2026-10-06	€11,877,600
2026-10-07	€11,877,600
2026-10-08	€11,877,600
2026-10-09	€11,877,600
2026-10-10	€11,877,600
2026-10-11	€11,877,600
2026-10-12	€11,877,600
2026-10-13	€11,877,600
2026-10-14	€11,877,600

Cost to own

Modeled purchase costs and estimated works; exclusions may apply

Purchase price: €14,134,344
Estimated works: Unassessed
Works contingency (15%): —
Fees (transfer/legal/stamp): €141,343
Modeled total: Works allowance needed

Cost assumptions and exclusions

Illustrative purchase of the whole property by one buyer at asking price; confirm DLS valuation, ownership shares and tax treatment.
Transfer fees assume the usual 50% reduction or a VAT-charged sale exemption; repossession-related exceptions can cost more.
Stamp duty assumes a new contract signed from 1 January 2026. Legal fees are an estimate.
Excludes survey, loan fees and interest, furnishings, moving and ongoing ownership costs. Photos cannot establish hidden defects.
Works and fit-out are unassessed; a buyer allowance does not verify condition or completion costs.
VAT treatment is inferred from the listing; reduced-rate eligibility is not assumed. Confirm with your adviser.

Calculation and sources

Seller

N.K.SMARTASSETS LTD · 2340 active adverts · verified

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