How to Calculate Rental Yield on a Limassol Apartment: A Worked Example

Rental yield is the first number investors ask about. It is also the number most often quoted with no working behind it. This article shows you the full working, using real figures from our recent investor webinar on ZOIA, our new 147-apartment gated community in Kato Polemidia, Limassol. A gated community is a closed, guarded site where only residents and their guests enter.

Our Head of Sales presented the rents, the running costs, and the payment plan, then took live questions. You get the numbers here, plus every question the webinar answered. Watch the full recording here: https://youtu.be/OiA74fzh7FA

How much rent does a new apartment in Limassol earn?

The rent estimates we presented for ZOIA, based on today's Limassol market:

• 1-bedroom apartment: about €1,400 per month
• 2-bedroom apartment: about €2,000 per month

These sit at the careful end of today's market. Limassol rents keep rising. Companies move in, people relocate for work, and new supply stays short.

Three-bedroom apartments follow a different logic. At about 100 square metres, they attract families who buy to live, not tenants. You can rent one out, but most buyers purchase them as homes.

What does the demand data show for Limassol rentals?

Market data backs the rent case. Bazaraki, Cyprus' largest property portal, reported in its Q2 2026 review that Limassol leads demand across the island by a wide margin. Apartments and flats drew about 67% of all rental views, and the 1–2 bedroom and studio segments dominate. Among foreign users, rental interest ran at about 3.75 times the interest in sales, and the top sources of foreign leads were Germany, Russia, Great Britain, Israel and Greece.

In short: the deepest demand in Cyprus sits exactly where ZOIA sits - one and two-bedroom apartments, in Limassol, for rent. Source: Bazaraki Q2 2026 Real Estate Trends.

How do you calculate gross rental yield?

Gross yield is one year of rent, divided by the price you paid.

Gross yield = (monthly rent × 12) ÷ purchase price × 100

A 1-bedroom that rents for €1,400 a month earns €16,800 a year. From there, the price you pay sets your yield:

Purchase price | Rent per year | Gross yield

€210,000 | €16,800 | 8.0%

€240,000 | €16,800 | 7.0%

€280,000 | €16,800 | 6.0%

On ZOIA's one and two-bedroom apartments, current pricing supports gross yields of up to 8% at today's rents. Whichever project you look at, run this math yourself. If a quoted yield only works with a rent above today's market rate, the claim is too hopeful.

What is the difference between gross and net yield?

Net yield is what remains after running costs. For the 1-bedroom example:

• Rent per year: €16,800
• Common expenses per year: €1,200 (the monthly fee all owners share to run the building)
• Net rental income: €15,600

At a €210,000 purchase price, that is a net yield of 7.4%, before tax and any letting fees. Ask for the common expenses figure before you buy, not after.

Every question the ZOIA webinar answered

Here is the full list, from the talk and the live Q&A, in plain terms.

What is ZOIA and where is it?

ZOIA is a gated community of 147 apartments. One, two and three-bedroom apartments are available in Kato Polemidia, Limassol. It is the largest project SquareOne has launched to date. The name comes from the Greek word for life. The project is built around that idea: shared spaces, green areas, and a managed community, not just a block of flats.

What facilities does the project include?

An outdoor pool. A sauna and spa. A 145 sqm gym, fitted to the standard of a commercial gym. A co-working space for about 35 people. A kids' playground, a barbecue area, and green areas across a secured site. Covered parking underground and a storage room for every apartment.

What is the resident app?

An app for life inside the community. Residents use it to plan shared activities: yoga, gym sessions, barbecues, or movie nights out on the green. Two community managers will run events and answer residents' questions. As far as we know, no other project in Limassol runs this model.

What yield do the apartments produce?

Up to 8% gross on one and two-bedroom units at today's rents: about €1,400 a month for a 1-bedroom and €2,000 for a 2-bedroom. The full working is shown above.

What is the payment plan?

You pay 20% down. You pay the remaining 80% in monthly instalments across the build, which takes about four years. It works like financing from the developer: no bank loan, and your money goes in step by step while the building goes up. This suits buyers with steady income who prefer not to commit 30 to 40% up front.

What build quality do you get?

Ceilings of 3 metres as standard, and 3.2 metres in the penthouses. Underfloor heating as an option. Semi-solid wood floors as an option, in place of the usual tiles. Italian sanitary ware. Soft-close cabinets with a wide choice of materials. Our in-house interior architects can adapt layouts and finishes to your needs.

What technology is built in?

Face recognition entry for residents and the family members they add through the app. Video entry phones at every building and lobby entrance. Solar (photovoltaic) panels power the common areas, and you can add panels for your own apartment. Three-phase EV provision, the wiring that lets you fit a fast car charger. A central heat pump heats water for the whole building, so hot water never runs out and no boiler sits on the roof.

Which apartments have sea views?

South-facing apartments from the third floor up.

Is there road noise? How close is the highway?

The highway sits about 400 metres away. In practice, you do not hear it. The land directly south of ZOIA is parkland on the old military base, where the new university campus and its sports grounds are being developed. One local road passes near part of the project. Apartments facing it will hear passing cars with windows open, not with windows closed. If quiet decides it for you, choose a south-facing apartment: park in front, no road, and sea views from the third floor up.

What will the monthly expenses be?

About €2 per internal square metre. In practice: about €100 a month for a 1-bedroom, €150 for a 2-bedroom, €200 for a 3-bedroom. The project's size keeps these fees low. The same facilities in a small building would cost each owner far more.

Have a question the webinar did not cover? Ask it at the next session or send it to our sales team. We will answer it directly.

Frequently asked questions

Is Limassol a good place to buy a rental property in 2025?

Limassol has the deepest rental market in Cyprus. Bazaraki's Q2 2026 data shows Limassol leading property demand across the island by a wide margin, with 1–2 bedroom apartments as the strongest segment. International companies, relocated professionals, and short supply drive that demand.

What is a good rental yield in Cyprus?

Gross yields of 5% to 6% are typical across Cyprus. Well-priced new apartments in strong Limassol locations reach 7% to 8%.

Can I buy off-plan in Cyprus with 20% down?

Off-plan means you buy before the building is built, at a price fixed now. Payment terms differ by developer. At ZOIA, you pay 20% up front and the rest in monthly instalments through the build, with no bank loan.