Bespoke villas
From an empty plot to a house ready to live in. Design, permits, construction, pool and landscape, at one fixed price.
- Design-build
- Infinity pools
- Landscape
Seafront homes, built to the last millimetre.
Lithen designs and builds villas and fine residences in Limassol. One team, from the plot to the day we hand you the keys.
We don’t sell apartments. We build one house at a time, for the people who will live in it, with our own crews and our name on every wall.
Since 2008 we have handed over 64 homes on the Limassol coast, with 140 craftsmen on our own payroll, and not one handover date missed in the last 10 years.
Figures are illustrative. Lithen is a fictional business.
Seven houses, seven plots.
Each one began with a piece of land and a conversation. Open any of them to see the programme, the materials and the site.
From plot to keys.
One contract, one point of contact, one fixed price. Architects, engineers and tradespeople under one roof, so nothing gets lost between the drawing and the site.
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01
Consultation
Weeks 1–2
We walk the plot with you. We read the ground, the sun, the view and the planning zone, and talk honestly about budget before a single line is drawn.
Deliverable: a site appraisal and a fixed design fee
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02
Design
Months 1–4
Architects, structural engineers and quantity surveyors work at the same table. Every decision is costed as it is made, so the design stays inside the budget.
Deliverable: full drawings and a fixed-price build contract
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03
Permits
Months 3–7
We prepare and follow every application for planning and building permits, and update you weekly. You never need to visit a government office.
Deliverable: approved planning and building permits
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04
Build
Months 7–20
Our own crews, one site director from excavation to completion. A photo report every Friday and a walk-through every month, on site or by video.
Deliverable: structure, envelope and finishes
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05
Handover
Month 21 onward
We check the house against a 400-point list before we give you the keys. Then a ten-year structural warranty and a year of aftercare.
Deliverable: keys, manuals and warranty
Materials chosen for the next fifty years.
We work with few materials and work them well. Cypriot stone, board-formed concrete, and oak from our own joinery workshop in Ypsonas.
Limestone
Cypriot, honed, 30 mm. Laid by hand, one slab at a time.
Board-formed concrete
Cast against timber boards so it keeps the grain of the wood.
Oak
Oiled European oak from our workshop. Doors, stairs and cabinetry.
Travertine
Filled and honed, for terraces and pool edges that stay cool in August.
Dry stone
Stone from the plot itself, built by dry-stone masons.
- ±2 mm
- The most we accept across two metres of finished wall. We check it with a straightedge, not by eye.
- A cube test on every pour
- Every load of concrete is tested by an independent lab at 7 and 28 days. The results go into your house file.
- A workshop, not a catalogue
- Doors, wardrobes and kitchens are made in Ypsonas by the same joiners who fit them.
What we build.
We take on a handful of projects each year, so our directors can be on your site every day.
Renovations
Full renovations of penthouses and restorations of traditional stone houses. We strengthen the structure and keep what deserves to stay.
- Structural upgrades
- Stone restoration
- Energy upgrades
Interiors
Our interiors team designs alongside the build, so lighting, joinery and bathrooms are part of the house, not an afterthought.
- Joinery
- Lighting design
- Furnishing
Project management
Already have an architect? We take on costing, programme and supervision, and account to you for every euro.
- Cost planning
- Programme
- Supervision
In our clients’ words.
They treated our plot as if it were their own. Twenty-two months later, they handed us the keys on the day they promised at our first meeting.
The best fair-faced concrete I have seen in Cyprus. Run your hand along the wall and you can feel the grain of every board.
We live in London. A report every Friday, a video walk-through every month. We never once had to fly out to solve a problem.
Testimonials are fictional, written for this concept.
The people who sign off.
Four directors, one of whom answers for your house from the first day to the last.
Andreas Charalambous
Founder and managing director, civil engineer
Founded Lithen in 2008 with a crew of six and one house in Pissouri.
Marios Ioannou
Head of design, architect
Starts every house from the view and the sun, and only then the plan.
Eleni Pavlou
Director of interiors
Responsible for everything you touch: stone, timber, fabric and light.
Nikos Kyriakides
Site director
Thirty years on site. He is on yours at seven every morning.
People shown are stock models. Names are fictional.
Your plot. Our hands.
Tell us what you would like to build. We will call you within two working days to arrange a visit to the plot.
Start your projectStart your project.
Five short questions. They help us come to the first meeting prepared, with the right drawings and realistic numbers.