General Manager - Paphos

About Square One

Square One is a Limassol-based residential developer founded in 2021. In under five years the company has achieved over €150M in sales, grown to 35 people and currently has 10+ active schemes across Cyprus. The group is vertically integrating across design, procurement, construction and operations, and its sister company MovingDoors operates 500+ serviced apartments in Cyprus and Dubai at c. 97% occupancy.

Athens is the group's first international development market. This is a founding role.

The Mandate

Launch and lead Square One Paphos, and own its P&L. This is an owner-operator role with real equity participation — not a branch-manager position. The successful candidate will source deals personally in the early phase, hire the team behind them, and carry the commercial result. The advantage over a pure start-up: an established brand, an existing Paphos pipeline, group systems, and a head office one hour away.

Phase 1 — Establish (Months 0–6)

• Open and staff the Paphos office; establish local operating rhythm, systems and reporting into group.
• Take ownership of the existing Paphos pipeline and drive delivery and sales performance on live schemes.
• Build the acquisition pipeline: source, screen and negotiate land, antiparochi and JV opportunities across the Paphos district.
• Underwrite every opportunity in Square One's development appraisal format and present to the group investment committee.
• Build the local professional and contractor network: architects, civil engineers, quantity surveyors, lawyers, subcontractors.

Phase 2 — Scale (Months 6–24)

• Recruit, onboard and lead a Sales & Business Development Manager.
• Build out the wider local team across acquisitions, project management and sales.
• Drive new schemes through permitting and onto site, working with the group technical function.
• Establish and own the Paphos sales channels: direct, brokerage, and international buyer networks (UK, Israeli, CIS, Middle East).
• Deliver against agreed GDV, unit volume, margin and cash targets.

Ongoing

• P&L ownership — revenue, gross margin, overhead, cash flow and returns for the Paphos business.
• Capital — work with the group on bank financing, JV equity and investor relations for Paphos schemes.
• Governance — planning and building permits, CRCC and licensing requirements, health and safety, employment compliance.
• Brand — represent Square One in the Paphos market with landowners, agents, banks, investors and buyers.

What Success Looks Like

By month 12: office established and operating; existing schemes performing to plan on sales and delivery; two new acquisitions closed and underwritten to group standard; Sales & BD Manager hired and productive.

By month 24: a live pipeline of four to six schemes; Paphos P&L covering its own overhead and contributing to group; a functioning local team and a repeatable sourcing engine.

• 8–12+ years in Cyprus residential development, real estate investment or construction, with direct P&L or project-level financial accountability.
• An active land and antiparochi sourcing network in the Paphos district. This is the single most important criterion — deal flow is the job.
• Fluent in development appraisal and financial modelling; comfortable being challenged line by line on assumptions.
• Demonstrable track record taking residential schemes from acquisition through permitting, construction and sale.
• Working command of the Cyprus planning, construction and tax framework.
• Fluent Greek and English.
• Willing and financially able to co-invest personally alongside the group.

Desirable

• Experience launching an office, business unit or new market from zero.
• Existing relationships with Cyprus banks and alternative lenders.
• Exposure to international buyer channels and permanent-residency-driven demand.
• Track record hiring and managing sales teams.

Personal

Owner mentality. Comfortable with ambiguity and with building process where none exists. High integrity — the group's reputation in a new district rests on this person. Hands-on rather than delegation-first in the early phase.

• Base salary to be discussed based on candidate experience (senior position)
• Annual discretionary bonus tied to agreed milestones
• Profit share: 10% participation in the net profit of the Paphos business, alongside the group's equity return
• Co-investment: the GM is expected to invest personally into the Paphos vehicle on the same terms as group equity.
• Vesting: profit share subject to vesting, with good-leaver / bad-leaver provisions
• Corporate benefits
• Relocation support available if required

All terms indicative and subject to definitive legal documentation.