LIGHTSTEEL LIVING · NEW-BUILD HOMES ACROSS CYPRUS
We design and build light steel frame homes across the Republic of Cyprus: warm in winter, cool in summer, designed for energy class A. Build on your own plot, or register your interest in our homes with land in Stroumbi, in the hills above Paphos.
Construction takes about 9 months on site. Design and planning permits usually add about 3 months.
As UK citizens you can stay without a visa for up to 90 days in any 180-day period.
To stay longer, you need a residence permit. There are several types, including a visitor permit for people who do not work in Cyprus. Buying a home does not by itself give you the right to live here.
If you buy a new home from a developer for at least €300,000 excluding VAT, you can apply for permanent residence, subject to further conditions, including a secure annual income from abroad of at least €50,000 (more with a spouse and children). The Migration Department decides each application. The programme is under government review, so the conditions may change. An immigration lawyer confirms your eligibility before you commit, and we will connect you with one.
If you qualify for the UK State Pension, you can claim it while living in Cyprus, and you will usually still get the yearly increase.
If you live in Cyprus and draw a UK State Pension, you may be entitled to state healthcare paid for by the UK. This works through a form called an S1, which you register with the Cyprus health system.
The UK and Cyprus have a double taxation agreement, so you do not pay tax on the same income in both countries.
Details depend on your age and income; Elena will connect you with an adviser.
Inheritance rules in Cyprus differ from the UK, so take advice on a Cyprus will. Elena can suggest a specialist.
Our Stroumbi home is from €300,000 plus VAT, turnkey. If it becomes your main and permanent home, the reduced VAT rate may apply, and the total is about €319,857. At the standard 19% rate, the total is €357,000.
On top of that, you pay your own lawyer, indicatively 1% of the price plus VAT, and a €50 Land Office fee for depositing the contract. If you also apply for permanent residence, the lawyer's fee for the application and the state fees bring the total to about €328,000, indicatively. Options such as furniture and appliances are priced separately.
No transfer fees are payable, because VAT is paid on a new home. Stamp duty was abolished from 1 January 2026.
Once you own it, there is no annual national property tax in Cyprus. You pay a small annual local levy and local charges such as refuse collection, which vary by area, plus the usual bills: electricity, water, internet and home insurance.
Our Stroumbi homes stand on land that Lightsteel Living owns outright. The title deed, registered in July 2026, shows no third-party rights or charges.
You can appoint your own lawyer, or we can introduce you to one we work with. Either way, the lawyer acts for you and checks the title and the terms before you commit.
Once you sign, your lawyer deposits the sale contract at the District Land Office. The law allows up to six months, but it can be done as early as the next day. A deposited contract is recorded against the property and gives you the right to have it transferred to you through the courts if the seller fails to do so.
Cyprus has no state escrow scheme for new homes, so your payments are protected by your contract. Your lawyer deposits it as soon as it is signed. From then on it gives you the right to have the home transferred to you and protects you against any later sale or mortgage of the property.
One title deed currently covers the whole plot. The separate title deed for your home is issued after the building is completed and divided into its two units. Until then, your deposited contract is what protects you.
Lightsteel Living is based in Paphos. Each home is delivered by one team that we put together and answer for: an architectural practice with UK experience, a frame manufacturer with more than 700 projects and a general contractor with over 15 years in Cyprus.
When you visit, you can see a home under construction in Limassol, and in Stroumbi once building starts there. The Limassol home is built with an earlier version of our system, without the poured core, and we will show you what is the same and what has changed.
Your single point of contact is Elena Elizarova, Lightsteel Living's representative for buyers from abroad. Elena has a legal background and experience working with international clients. She moved to Cyprus herself four years ago, and she replies to every enquiry personally, from your first question to the keys.
Apple Valley is a pair of mirrored homes in Stroumbi, about 15 minutes from Paphos, next to a large apple orchard. You buy one complete home: 152 m² over two floors, plus 45 m² of terraces and a covered entrance, with its own fenced garden, separate entrance and carport. There are no shared areas and no common charges. The study can serve as a fourth bedroom. The plot is divided between the two homes when separate title deeds are issued. Sold off-plan and turnkey, from €300,000 + VAT.
Options are priced separately and listed in your price example. Indicatively: furniture from €10,000, a wood-burning fireplace from €5,000, smart home from €3,000 and kitchen appliances from €2,000. A mineral insulation upgrade for the walls and roof is also available.
Plans and visualisations are indicative. The final specification is attached to your contract.
Register your interestStroumbi is a wine-growing village in the hills north-east of Paphos, on the road to Polis. It's quieter and a little cooler than the coast, with views over the vineyards, and the town, the airport and the beaches are all within easy reach. The homes border a large apple orchard, which gives the project its name, Apple Valley.
By car, roughly:
Times are approximate and depend on traffic.
Stroumbi is on the route of the planned new road from Paphos to Polis. Land acquisition and the environmental assessment for the first section, from Agia Marinouda to Stroumbi, are complete, and the tender is planned for 2027. No completion date has been set.
Lightsteel Living is based in Paphos. Each home is delivered by one team that we put together and answer for: an architectural practice with UK experience, a frame manufacturer with more than 700 projects behind it, and a general contractor with over 15 years in Cyprus.
We have completed homes in Paphos built with an earlier version of our system, before we added the poured mineral wall core. A home is under construction in Limassol now, also built with the earlier version. Our Stroumbi homes, with the poured core, start on site once the building permit is issued.
We're updating our 2026 price examples for each specification:
Register your interest and we'll send the price examples to you first, with a clear list of what each price includes and what it doesn't, such as land, VAT and permits.
Get the price examplesShort answers below. The full guide, with the documents behind each answer, comes with your registration.
Yes. It's a load-bearing steel structure, not a prefab cabin. The frame is engineered in 3D and made in a factory to the millimetre, and the walls are filled with a solid mineral core. It's a solid-walled house, assembled in a different way.
The frame is made from Magnelis® steel, coated with zinc, aluminium and magnesium, which in the manufacturer's outdoor tests resists corrosion about three times better than ordinary galvanised steel. It is sealed inside a closed, dry wall, so it has no contact with the weather. There's nothing organic in the wall for termites, rodents or mould to live on.
The walls are 232 to 307 mm thick, with 150 mm of dense mineral core. Mass is what stops sound.
Since 2020, the walls of a new home in Cyprus may let through no more than 0.40 W/m²K. Ours let through 0.26 to 0.28, about a third less, with a continuous layer of insulation outside.
The house gains and loses heat slowly, so it costs less to heat in winter and to cool in summer.
The mineral core in the walls is vapour-permeable, so moisture can leave the wall instead of staying inside it. This keeps the wall dry and helps prevent mould, which matters in a Cyprus winter.
The wall core is a mineral composite classed A1, non-combustible, under EN 13501-1. With our Signature facade, the outer layers are A1 too. Fire resistance for a particular home is set in its design, and we'll show you the figures for yours.
A lighter building carries less mass, so the earthquake load on it is lower, and steel bends rather than cracks. Every structure is calculated to Eurocode 3 for its own plot by the project's structural engineer.
Design and planning permits usually take about 3 months. Construction then takes about 9 months on site. The contract sets 11 months, which includes a margin.
Your contract price is fixed for the specification you choose. Before you sign, we show you exactly what's included and what isn't, such as land, VAT and permits.
Yes. As non-EU citizens, UK buyers need a routine permit to buy property in Cyprus. Your lawyer applies for it on your behalf. Buying a new home from a developer also lets you apply for Cyprus permanent residence, subject to further conditions. We'll connect you with an immigration lawyer who confirms whether you're eligible.
Lending rules differ from bank to bank, so we provide the full technical package (structure, thermal performance, material certificates) to any bank or valuer you choose. When you sell, the home goes with the same documents as any other: planning permit, title deed and energy certificate. We don't make predictions about resale prices.
No commitment and no deposit. Tell us about your plans and we'll send you price examples, our buyer's guide and an invitation to see a home under construction.
Elena Elizarova
Lightsteel Living's representative for buyers from abroad
Elena has a legal background and experience working with international clients. Four years ago she moved to Cyprus herself, so she knows the move from the buyer's side, not only from the paperwork side. From your first enquiry to the keys, Elena is your single point of contact: she answers your questions, arranges a visit to a home under construction, and walks you through every step of the purchase, including the contract and the permission that non-EU buyers need. She works in fluent English and replies to every enquiry personally.