Senior Investment Analyst/ Real Estate
Square One · Limassol
A senior, hands-on investment professional to own the analysis behind every land acquisition, new development and fundraising at Square One. You will underwrite off-market sites and buildings across Limassol, build the models and investment cases that go to the Investment Committee, and produce and present the materials we put in front of investors.
- Development Feasibility & Financial Modelling: Build and own investor-grade models for ground-up residential, mixed-use, hospitality/serviced apartments and Build-to-Rent projects, covering construction cash flows, sales absorption, financing, sensitivities and scenarios (IRR, equity multiple, profit on cost, peak equity, NPV).Screen and underwrite a continuous pipeline of off-market land plots, existing buildings and urban regeneration opportunities, assessing planning potential (building density, coverage, height), buildable area, unit mix, pricing, rental yield and development marginInvestment Committee Papers: Prepare clear investment memoranda and recommendations for every new project, setting out the thesis, key risks and mitigants, and the exit strategy: unit-by-unit sales, block sale to institutional buyers, or hold as income-producing stock managed by MovingDoors.
- Fundraising Analysis & Investor Materials: Create all the analysis required before any fundraising: fund and project pitch decks, teasers, information memoranda, track-record analysis, fund-level return models and distribution waterfalls (preferred return, catch-up, carried interest).
- Investor Presentations: Present investment cases and fund performance to HNWIs, family offices and institutional investors alongside the Managing Director; answer technical questions on assumptions, returns and risk, and manage investor due diligence requests and the data room.
- Due Diligence & Deal Execution: Coordinate commercial, technical, legal and tax due diligence with the in-house architecture, legal and construction teams and with external valuers, advisors and banks; support negotiation of purchase terms, land-swap (antiparochi) and JV agreements, and project financing.
- Market Research & Intelligence: Maintain Limassol and Cyprus market datasets (sale and rental comparables, absorption rates, construction costs, land values, competitor pipelines) so every underwriting assumption is backed by evidence.
- Portfolio Monitoring & Reporting: Track live projects against their original business plans (budget, sales velocity, margin, IRR), flag deviations early, and prepare quarterly investor reporting.
Requirements
Must Have's:
- Relevant Experience: 5–8 years in real estate investment, development finance or transaction advisory, ideally within a Big 4 Real Estate Advisory, Corporate Finance or Valuations team (Deloitte, PwC, EY, KPMG), with principal-side exposure at a developer, fund or investment firm a strong plus.
- Expert Financial Modeller: Advanced Excel with the ability to build development and fund models from scratch, including construction draws, debt structures, sensitivities and multi-tier distribution waterfalls; Argus Developer or EstateMaster is an advantage.
- Real Estate Finance & Valuation: Strong command of residual land valuation, DCF, comparable and yield analysis, and development appraisal, with a solid understanding of debt and equity structuring.
- Investor-Grade Presentation Skills: Proven ability to turn complex analysis into clear, persuasive IC memos and investor decks, and to present them with confidence to senior investors.
- Qualifications: Degree in Finance, Economics, Real Estate, Engineering or similar; an MSc in Real Estate, MRICS, CFA or ACA/ACCA (qualified or in progress) is a strong advantage.
- Market & Language: Knowledge of the Cyprus real estate market, planning framework and transaction costs (VAT, transfer fees); fluent English is essential and Greek highly desirable, with Russian or Hebrew an asset for investor-facing work.
Who you are:
- Investor Mindset: Thinks like a principal, not an adviser: forms a view, backs it with numbers, and is comfortable recommending that we walk away from a deal.
- Analytical Rigour: Obsessive about accuracy; models are clean, auditable and stress-tested before they reach the Investment Committee or an investor.
- Commercially Curious: Challenges assumptions, digs into site-level detail and understands what really drives returns in the Limassol market.
- Clear Communicator: Explains complex returns and risks simply, both in writing and in the room.
- Ownership & Pace: Runs several live deals and a fundraise in parallel, meets tight deadlines, and thrives in a fast-growing, entrepreneurial platform.
- Discretion & Integrity: Handles confidential deal and investor information with absolute professionalism.
Benefits
What's in it for you:
- Competitive package: Salary tailored to your experience and expectations.
- Rewarded for impact: An annual bonus tied directly to your performance and KPIs.
- Wellbeing covered: Benefits to keep you balanced
- Deals that matter: Work on a varied pipeline of high-profile projects across a fast-growing portfolio in Cyprus and Greece.
- Grow with us: Real ownership and a clear path to progress in an entrepreneurial team that's scaling fast.
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