High-end Off-plan villa with pool and view of the Ionian Sea

There are places that exist not just to be seen, but to be felt — deeply, daily, endlessly. This Off-plan Villa is one of them. Set atop an unspoiled cliffside estate of 8,144 m², overlooking the glistening Ionian Sea, is a masterpiece of modern Mediterranean architecture. Its geometry is pure, its materiality is timeless, and its presence is absolute. Surrounded by dense Mediterranean greenery and perched above sculptural cliffs that plunge into the sea, this 194 m² villa offers privacy, scale, and cinematic sunsets that unfold like a private ritual each evening. Here, the sun does not simply set — it performs. And you hold the front row. From the moment you approach, captures you with its quiet strength and visual poetry. A suspended metal-grated walkway leads you through native vegetation — pine, myrtle, sage — toward the residence. Your path floats above the natural terrain, framed by handcrafted Iroko wood railings, guiding your gaze westward until it meets the ever-changing sky. This villa was designed around the movement of the sun — and every level, window, and exterior space has been precisely aligned to honor the western horizon. As twilight nears, light fills the home in golden sheets, dancing off stone walls, reflecting in the pool, and finally melting into the sea. The sunsets here are not peripheral. They are the soul of the experience. At the villa’s crown is an exclusive Master Suite, suspended in the clouds. Its private long terrace opens wide to the Ionian expanse, with no obstruction between you and the sunset’s final descent. Whether from the bed or the balcony, the view remains uninterrupted — a silent performance in scarlet, gold, and indigo. Inside, the space is warm, restrained, and deeply luxurious. Natural oak wardrobes, fine linens, and soft lighting lead into a spa-like bathroom: frameless glass cabin shower, stone sink resting on oak cabinetry, built-in black fixtures, and ambient backlit mirrors that reflect the last glow of day. Descending to the first floor, you’ll find two refined guest bedrooms — each with its own personality and rich materiality. One features a signature round window that frames the sea and sky like a piece of sculpture. Bespoke wooden wardrobes continue into built-in desks, while warm textures, minimalist detailing, and light-filtering curtains create a mood of peace and privacy. The ground level opens entirely to nature. Here, the living room, kitchen, and dining areas flow together, offering wide views through minimal black-framed glazing — framing not just the sea, but the setting sun in all its glory. A bespoke chef’s kitchen is centered around a floating double-level stone island with Bora stovetop and built-in absorber. Oak cabinetry conceals appliances and offers discreet storage. Oversized beige tiles (1.20 × 1.20 m) ground the space in tactile luxury. Opposite, a massive oak dining table sits directly in line with the setting sun — a conscious design choice that turns every evening meal into a golden-hour experience. This level also houses four additional bedrooms, each with private en-suite bathrooms. The west-facing rooms open directly onto the terraces, allowing the sunset to flood the spaces with natural color. Wood floors, mirrored wardrobes, integrated desks, and blackout systems all echo the home’s seamless fusion of comfort and elegance. The outdoor spaces at Noyia 2 are not merely landscaped — they are composed. The centerpiece is a quartz-coated infinity pool, cut precisely at the horizon line. Its surface becomes a mirror for the sky, especially during sunset, when the water turns molten with color. Within the pool lies a built-in Jacuzzi — the ideal place to watch the sun dissolve into the sea with a glass of wine in hand. Adjacent, a sunken lounge carved in forged concrete offers plush seating and a removable central fire feature. As dusk falls, an LED lighting strip glows beneath the seating, casting soft gold onto the concrete and creating a floating, fire-lit ambience. The entire outdoor flooring is finished in forged smooth cement, blending naturally into the cliffside. Rich Iroko wood decking lines the terraces and pool edges, its warm grain glowing in the evening light. A striking beechwood pergola, supported by a hidden metal framework, provides shade during the day — and filters light into gentle patterns at sunset. The 8,144 m² estate surrounding Noyia 2 is alive with Mediterranean vegetation: mature olive trees, wild herbs, flowering shrubs, and coastal pines spill over the cliff’s edge. The interplay between massive natural rock formations and lush greenery creates an atmosphere that feels at once untamed and perfectly curated. And yet, total seclusion is paired with immediate access: the villa lies just minutes from the iconic beaches of Porto Katsiki and Egremni, and within reach of Lefkada’s ports, marinas, and mountain villages. With its permit already issued and its delivery guaranteed turnkey, this Off-plan Villa represents an extraordinary opportunity to own a signature architectural residence in a rare, unrepeatable setting. It is a property of high aesthetic and technical quality — conceived with purpose, built with discipline, and designed to age beautifully into the land. Whether as a private sanctuary, a distinguished income property, or a generational legacy, Noyia 2 offers more than architecture. It offers a daily ritual of beauty. Here, the sunsets do not just end the day — they define it.