Best Select · How it works
The Best Select model
How it works
The groundwork is finished before you see an opportunity. You own the land, a proven developer funds and builds, and you receive finished homes to keep, sell or rent.
The four stages
Source. Structure. Deliver. Realise.
The first two stages are completed before any opportunity is offered. The last two are managed on your behalf, by one team.
- 01 · Source
Land identified
Prime land, always off-market, chosen for location, planning potential, demand and exit, usually with exclusivity agreed with the landowner.Done before you invest - 02 · Structure
Studied and packaged
Searches, market research, concept drawings, the feasibility study and the numbers, with the developer appointed and the exchange agreement and your home allocation prepared.Done before you invest - 03 · Deliver
Built for you
You buy the land and sign the exchange agreement at the same time. The developer then applies for the permits and funds the design and construction. We oversee the programme, the quality and the reporting, on a clean, safe and well-run site.Managed on your behalf - 04 · Realise
Your homes, your choice
Keep, sell or rent your allocation. We run marketing and sales, and can arrange rental management.Managed on your behalf
Our standard
The groundwork, already done
Most opportunities we look at never reach an investor. The few that do have been through everything below, at our own cost, and are packaged into one investor pack. What remains are the steps only a landowner can take: buying the land and, through the developer, the permits.
- Land identifiedEvery opportunity is off-market, usually with exclusivity agreed with the landowner. Title, boundaries and access searched.
- Planning checkedZoning, building density and what can be built, checked with our partners.
- Market and designWhat is selling, at what size and specification, and concept drawings to match.
- Feasibility completeCosts, timeline, sale prices and exit, tested in a full feasibility study.
- Every partner signed upDeveloper, architects, engineers, lawyers and tax advisers, already one team.
- Our money in firstArchitects, lawyers, surveyors, studies, renders and marketing, paid for by us before you are involved.
What remains for you: a single decision.
Owning the land
The land is yours from day one
You buy the land outright, either personally or through your own company, and it is registered in your name. At the same time you sign a land-for-property exchange (antiparochi) with the developer.
Buying personally
Simple to hold, and suited to investors who plan to keep some homes for their own use. VAT paid on the land is generally a cost to you.
Buying through a company
Where your company sells the finished homes as a business, the VAT on the land can generally be reclaimed. Your tax adviser confirms the right route for you.
The exchange agreement
Defines the homes you receive, their specification, the programme, the developer's obligations and the remedies if they are not met.
Your return
One model. Two routes.
Every opportunity follows the same model: you own the land and the developer funds and builds. You then choose how you take your return. Each opportunity states which routes it offers.
Receive your homes
An agreed allocation of finished homes is delivered to you on completion. You own real property, and its upside.
- Keep, rent or sell your homes, or combine the three
- Your return rises or falls with property values
- Sell off-plan or on completion, yourself or through an agent
Be repaid first
Your capital and a target return are paid back to you first from the sale of the homes, ahead of the developer and Best Select.
- A cash return, starting as soon as sales begin
- A fixed target return, not linked to price rises
- The developer is paid after you
Returns are targets, not guarantees, and depend on the permit, construction, sales and timing. Capital is at risk.
The Property Route
An agreed allocation, and your choice of exit
Your allocation is agreed before you commit: for example, a blend of frontline and inland villas, or a set of apartments. On completion, the homes are delivered to you.
Keep
Hold the homes for your own use or for long-term rental income. We can arrange rental management.
Sell
Sell off-plan, during the build or on completion, and start recovering your money early. Sell yourself with no fee, or through an agent, including us, at 5%.
Combine
Sell some homes to release cash, and keep the rest as a property portfolio.
Prefer a cash return? On selected larger projects, the Priority Route repays your capital and a target return first from sales.
Protection
Built around your position
Owning the land is the foundation. The documents around it do the rest.
Own the land
Bought personally or through your company, and registered to you from day one.
Funds and builds
Under a land-for-property exchange (antiparochi), the developer funds the permits and construction.
Your homes
An agreed allocation of finished homes, delivered to you on completion.
Asset backing is not a capital guarantee. Title restrictions, development risk, contractual remedies and transfer arrangements always require your own legal review.
Fees
Agreed and disclosed before you commit
Every project is different, so our fees are set deal by deal and written into the documents before you sign anything.
- A management fee of 1% of the land price, invoiced separately from the land purchase, or a flat €50,000 on projects under €5m. Set out in full in the agreements.
- A 5% selling fee on any home sold through an agent, including Best Select. Sell yourself and there is no selling fee.
- Your acquisition costs (VAT or transfer fees, and legal fees) confirmed in advance
Reporting
Visibility at every stage
You decide how involved you want to be: hands-on, or simply informed.
- Construction progress reports
- Periodic project updates
- Invitations to project meetings
- Private site visits
- Drone footage of progress
- Sales reporting and handover coordination
Questions investors ask
The model, in plain answers
Is the building permit in place when I invest?
No. A permit can only be applied for once the land has been bought. The developer applies after your purchase. The planning checks and feasibility study done beforehand are there to remove surprises, and timing, obligations and remedies are set out in the exchange agreement.
Do you invest too?
Yes, and first. Before an opportunity reaches you, we have paid for the architects, lawyers, land surveyors, searches, drawings, feasibility study, renders and marketing, at our own cost. By the time we come to you, a significant amount of our time and money is already in it.
How do you choose an opportunity?
Strictly. Most of what we look at never reaches an investor. Before anything is offered, the land is identified and usually held exclusively, the searches and planning checks are done, the market is researched, concept drawings are drawn and a full feasibility study is complete.
Do I really own the land?
Yes. You buy the land personally or through your company, and it is registered to you after independent title checks. The developer builds on it under the exchange agreement.
What is antiparochi?
The Cypriot land-for-property exchange: a landowner provides the land, and the developer funds and builds the scheme, transferring an agreed share of the finished homes to the landowner. With Best Select, you are the landowner. Read the full guide.
Do I pay for the construction?
No. Under the exchange, the developer funds the design, permits and construction. Your investment is the land and its acquisition costs.
What happens if the permit is refused or delayed?
Your position rests on the land you own. Timing, obligations and remedies are set out in the exchange agreement, which your own lawyer reviews before you commit.
Can I buy through a company, and what about VAT?
Yes. Where your company sells the finished homes as a business, the VAT on the land can generally be reclaimed. Buying personally, it is usually a cost. Your tax adviser confirms the right route.
How long does a project take?
Typically three to four years from acquisition to completion, depending on the scheme. Every timeline we show is indicative and measured from the date of acquisition.
Are returns guaranteed?
No. Figures we show are illustrations based on current values. Your return depends on planning, construction, market prices and timing, and your capital is at risk.
What does Best Select charge?
A management fee of 1% of the land price, invoiced separately from the land purchase, or a flat €50,000 on projects under €5m. It covers managing the project through to completion, and it is set out in full in the agreements. A 5% selling fee applies to any home sold through an agent, including Best Select; sell yourself and there is no selling fee.
Is there a minimum investment?
Our opportunities are designed for private investors, family offices and professional investors. We discuss the scale that suits you in a private conversation.
Can I choose a cash return instead of homes?
On selected larger projects, yes. The Priority Route repays your capital and a target return first from the sale of the homes, ahead of the developer. Smaller projects are offered on the Property Route only, where you receive your homes on completion.