An independent view of what your property is worth
Evidence-led valuations for sale, financing, tax planning, probate and internal reporting — prepared by senior valuers with deep market memory.
A credible valuation is built on comparable evidence, location nuance and an honest read of current demand. Our reports are written for clients who need a number they can defend — to a counter-party, a family office or a tax authority.
We value residential, commercial, land and development assets across Cyprus. Every report is signed by a senior valuer who personally inspects the property.
A number is only as good as the evidence behind it
"If we cannot defend the number in a single page of evidence, we have not yet done the work."
A useful valuation is not a guess dressed up in a letterhead. It is a documented argument: comparable transactions, adjustments for condition and location, an honest read of where demand is sitting, and a basis of value chosen for the specific purpose the report serves.
We work for clients who must defend the number — to a credit committee, a counter-party, a court, a tax authority. The report makes that defence possible because every conclusion is traceable to the evidence beneath it.
The senior valuer who inspects the property is the senior valuer who signs the report. There are no intermediate hands.
A complete, hands-on engagement
On-Site Inspection
Personal visit by a senior valuer, with structural and locational observations.
Comparable Analysis
Recent transactions, current listings and adjusted comparables documented in full.
Market Context
Sub-market trends, planning environment and demand indicators relevant to the asset.
Multiple Approaches
Comparable, investment and residual methods used where appropriate.
Defensible Report
Written for banking, tax, legal or family-office use — every conclusion supported.
Clear Deliverable
Concise executive summary, full appendices and signed valuation certificate.
How we work with you
- 01Brief
Confirm purpose, scope and required basis of value.
- 02Inspection
On-site visit and document collection.
- 03Analysis
Comparable research, modelling and review.
- 04Report
Signed report delivered, typically within 7–10 working days.
What you can expect
Every engagement is bespoke. These are the typical outcomes our clients describe at the end of our work together.
- A defensible value supported by evidence and methodology.
- Clarity on pricing strategy before going to market.
- A report your bank, counsel or tax advisor will accept.
- An honest read of upside, risks and time-to-sale.
Choose how we work together
Indicative scopes. Every engagement is tailored after the discovery call — final scope and fee are confirmed in writing.
Concise written opinion of value for marketing or internal use.
- On-site inspection
- Comparable evidence
- 2–3 page report
- Delivered in 5 working days
Full signed valuation report for bank, legal or tax use.
- Senior valuer inspection
- Multiple valuation methods
- Full appendices & evidence
- Signed valuation certificate
Multi-asset portfolios, development land and complex commercial.
- Bespoke methodology
- Residual & DCF modelling where relevant
- Executive summary & board pack
- Annual revaluation programme
What's in each engagement
| Inclusion | Market Appraisal | Formal Valuation | Portfolio & Development |
|---|---|---|---|
| Senior valuer on-site inspection | |||
| Comparable evidence (documented) | Summary | Full appendix | Full appendix |
| Multiple valuation methods | — | ||
| Residual / DCF modelling | — | If relevant | |
| Signed valuation certificate | — | ||
| Accepted by major lenders | — | ||
| Tax / probate / court use | — | ||
| Executive summary / board pack | — | On request | |
| Turnaround (working days) | 5 | 7–10 | On scope |
Trusted by private clients across Cyprus and abroad
"I was about to overpay on a house I had fallen in love with. Their valuation gave me the evidence to negotiate €80,000 off the asking price — and the confidence to actually close."
"We commissioned three opinions before listing. Theirs was the only one we could actually defend on the phone with our buyer."
Indicative valuation fee scale
Typical minimum fees for formal valuation reports. Final fee is confirmed in writing once scope, asset type and turnaround are agreed.
| Property Value | Typical Minimum Valuation Fee* |
|---|---|
| Up to €250,000 | ~€285–€300 |
| €250,001–€1,000,000 | €285 + 0.1% of value above €250,000 |
| €1m–€5m | €1,035 + 0.075% above €1m |
| €5m–€10m | €4,035 + 0.06% above €5m |
| €10m+ | €7,035 + 0.05% above €10m |
*Indicative only. Complex assets, portfolios, urgent turnarounds and development land are quoted on application.
Frequently asked
- Who are your valuations accepted by?
- Our reports are routinely accepted by lenders, courts, tax authorities, family offices and international counsel. The report itself sets out the basis, methodology and assumptions in full.
- How quickly can you turn around a report?
- Market appraisals typically within 5 working days; formal signed valuations within 7–10 working days from inspection. Urgent timelines can usually be accommodated.
- Do you value commercial and land?
- Yes — residential, commercial, hospitality, agricultural and development land across all Cyprus districts.
- What is the basis of value you use?
- Most commonly Market Value as defined by international standards. We can also report on Investment Value, Fair Value or Forced-Sale Value as the brief requires. Where appropriate, we apply Discounted Cash Flows, the Income Capitalisation Method, the Cost Method and the Investment Method.
- Are you independent of the sale process?
- Yes. Valuation work is delivered independently of any agency mandate. Where Lextrus is also marketing the property, this is disclosed and a different senior valuer is assigned.
- Do you offer retrospective valuations?
- Yes — for probate, divorce and tax purposes, with full evidence drawn from the market as it was at the relevant date.
Ready to begin?
Speak privately with our team. Initial consultations are confidential and obligation-free.