Cyprus · Limassol

Berengaria

BBF · Apartment · House

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FromOn request

HandoverOff-plan

Price from: On request
Unit types: Apartment · House
Handover: Off-plan
Bedrooms: Apartments, lodges and residences
Market: Cyprus · Limassol
Completion status: Under restoration, handover date not published

Prodromos, Troodos, Limassol District, Cyprus

The project

Berengaria is a restoration rather than a new build. The hotel of that name opened in Prodromos in 1931, designed by Henrik Clark and built by Michalis Kokkalos, and ran for fifty-three years before closing in 1984.

Amenities

Spa & wellness
Restaurant
Parking
24/7 security

Unfurnished

It was resold repeatedly over the following decades without any renovation being completed, until the developer bought the property in 2020 and began works in 2022. The plan is a five-star boutique hotel with a spa and restaurant, and alongside it a mix of apartments, lodges and residences in the pine forest around it. Prodromos is the highest village in Cyprus at 1,450 metres, in the Troodos mountains and within the Limassol district, and the renderings show what that means in practice: forest, mist, and snow in winter.

Visualisation: Swimming pool at Berengaria, a BBF development in Limassol, Cyprus

Visualisation: Exterior at Berengaria, a BBF development in Limassol, Cyprus

This is the most speculative entry in this set and the honest framing is that very little is fixed. There is no published handover date, no unit price list, and no starting price in any of the developer's materials, so nothing here should be read as a purchase price. What exists is a building with a documented history, a stated programme, and a developer that has owned the site since 2020. Anyone considering it should treat it as an early-stage conversation, ask for the current construction status and the unit schedule directly, and have a Cypriot lawyer look at what is actually being sold before any money moves.

Gallery

Visualisation: Aerial view at Berengaria, a BBF development in Limassol, Cyprus

Residency relevance

Buying at Berengaria does not grant residence by itself. Cyprus operates a permanent residence route for non-EU buyers with its own property threshold and income requirements, assessed separately from the purchase, and a licensed Cypriot lawyer should confirm eligibility before any reservation. Prices are quoted before VAT: the standard rate is 19 per cent, and the reduced 5 per cent rate applies only to a buyer's own primary residence under conditions that include a ten-year restriction on selling or letting commercially.

A licensed legal partner must confirm eligibility for your specific profile before any reservation decision. LION & LAND can help coordinate the right specialist introductions where needed, but does not provide immigration or legal advice directly.

Developer

BBF

Verified partner

Delivery track record: Documentation available on request
Documentation readiness: Reviewed in due diligence

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Who this project fits

This project may fit…

Buyers drawn to a listed-quality historic building rather than a new block
Owners who want a mountain address at 1,450 metres with a hotel and spa on the same site
Buyers comfortable with an early stage where the unit schedule and pricing are not yet published
Owners who value scarcity, since Prodromos has very limited developable land
Buyers who want an hour's drive from both Limassol and Nicosia
Anyone interested in the restoration itself, the hotel operated from 1931 to 1984 and has stood empty since

This project may not fit…

Anyone who needs a price, a floor plan or a handover date before engaging
Buyers who want to be near the sea, this is a mountain village and inland
Investors relying on year-round rental demand, mountain demand is seasonal
Buyers who want certainty about specification, since a restoration of this age carries more unknowns than a new build
Anyone uncomfortable with the fact that renovation attempts here failed repeatedly between 1984 and 2020
Those whose main goal is residency rather than property, since the purchase creates no residence rights on its own