Luxury Houses for Sale in Paphos
Luxury houses for sale in Paphos: 287 villas from €1 million, median €1.47 million, price by area, plots, delivery years, VAT and costs.
We count a luxury house in Paphos as a villa priced at €1 million or more. On 6 November 2026 there are 287 of them in 49 projects, 53% of all the villas listed in the district. They start at €1,000,000, the median is €1.47 million, and half of them cost between €1.18 million and €1.98 million. The median luxury villa stands on 706 m² of land with 234 m² built. 70 cost €2 million or more. We are paid by the developer, so you pay us no agency fee. Villas below €1 million are on Villas in Paphos.
Luxury houses for sale in Paphos
Townhouse · Villa · ApartmentMamba
Paphos · Chlorakas · Chloraka
VillaOlympus Village
Paphos · Tsada
Aphrodite Gardens
Paphos · Kato Paphos
Villa Infinity
Kouklia · Venus Rock
VillaKamares Village
Paphos · Kamares Village
Akakia
Paphos · Kamares Village
VillaAmore Hills
Paphos · Konia
Apartment · VillaKalamos Duo
Paphos · Tombs of the Kings
Villa Superior
Paphos · Peyia
Zelemenos Village
Paphos · Tala
Tony Blue Residences
Paphos · Chloraka
VillaAgnades Village 1
Polis · Neo Chorio
Penthouse · Apartment · VillaEden Coast
Paphos · Geroskipou
Apartment · VillaCoral Gardens
Paphos · Peyia · Coral Bay
VillaArmonia Beach Villas
Paphos · Kissonerga
VillaMorea Residences
Paphos · Coral Bay · Peyia
VillaBreeze Residences II
Paphos · Chloraka
VillaThe Cove
Paphos · Geroskipou
Townhouse · D-GF · Studio · Villa · D-FF · ApartmentAtrium
Paphos · Geroskipou
VillaCoral Bay Villas
Paphos · Peyia
VillaMontes
Paphos · Tala
Lyra
Paphos · Kissonerga
VillaIasonas Beach Villas
Paphos · Peyia · Coral Bay
Villa · Apartment · StudioAvalon Valley
Paphos · Empa
Pearl Sea Caves Villas plot 2
Paphos · Peyia
Apartment · VillaSeabreeze
Paphos · Kissonerga
Roseland Villas 1
Paphos · Chloraka
Golden View Villas – Phase 6
Paphos · Peyia
Villa · ApartmentMeander
Paphos · Chloraka
Belvedere
Paphos · Chloraka
VillaCoral Seas Villas
Paphos · Peyia
VillaGardens View Villas
Paphos · Peyia
VillaPerneri
Paphos · Tala
Villa Oasis
Kouklia · Venus Rock
VillaViewpoint Hills
Paphos · Peyia
Lyra B
Paphos · Kissonerga
Beachside Villas
Polis · Argaka
Aurelia Homes
Paphos · Tala
VillaImperium Resort
Paphos · Anarita
VillaPelagos Beachfront Villas
Paphos · Chloraka
VillaAquamarine Coastal Villas
Paphos · Geroskipou
VillaUptown Villas
Paphos · Tremithousa
Golden Hills
Paphos · Geroskipou
VillaManiki Beach Villas
Paphos · Peyia · Sea Caves
VillaVerano Beachfront Villas
Paphos · Geroskipou
Apartment · VillaRise Villas And Apartments
Paphos · Konia
Villa · ApartmentMinthis
Paphos · Tsada
Pearl Sea Caves Villas plot 1
Paphos · Peyia
Meteora Residential Development
Paphos
Riviera Resort
Paphos · Chloraka
VillaAlta Mare Phase I
Paphos · Peyia
Tsada Panorama Superior Villa
Paphos · Tsada
Konia Green
Paphos · Konia
Cap St Georges Resort
Paphos · Peyia · Sea Caves
VillaPremier Residences
Kouklia · Venus Rock
Sea Caves Villas
Paphos · Peyia · Sea Caves
Georgia Residences 2
Paphos · Peyia
The Riverside Residences
Paphos · Konia
Leto's Family Park
Paphos · Peyia
Avalon Residences
Paphos · Empa
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Where the luxury villas of Paphos stand
Areas with at least eight villas of €1 million or more, with the median price and plot. Areas with two or three projects describe those projects.
| Area | Villas (projects) | From | Median price | Median plot | Median per m² built |
|---|---|---|---|---|---|
| Peyia | 86 (9) | €1,000,000 | €1,290,000 | 648 m² | €5,437 |
| Chloraka | 44 (6) | €1,020,000 | €1,240,000 | 413 m² | €6,356 |
| Sea Caves | 39 (7) | €1,075,000 | €1,520,000 | 666 m² | €7,186 |
| Venus Rock | 27 (5) | €1,138,800 | €1,610,400 | 1,302 m² | €5,271 |
| Tsada | 27 (4) | €1,040,000 | €1,971,000 | 1,090 m² | €7,370 |
| Kamares Village | 16 (2) | €1,125,000 | €1,561,500 | 867 m² | €6,061 |
| Geroskipou | 12 (4) | €1,040,000 | €1,395,000 | 323 m² | €5,616 |
| Koloni | 10 (1) | €1,250,000 | €1,580,000 | n/a | €4,015 |
Peyia has the most luxury villas and Chloraka, Sea Caves, Tsada and Venus Rock follow. Tsada has the highest median price (€1,971,000) and Venus Rock the largest plots (1,302 m²). The Paphos living guide describes the roads, services and neighbourhoods behind those names.
What €1 million and more buys in Paphos
- Up to €1,250,000: 93 villas in 18 projects, most of them three-bedroom (66), median size 203 m².
- €1,250,000 to €1,500,000: 60 villas in 23 projects, most of them four bedrooms and more (49), median size 225 m².
- €1,500,000 to €2,000,000: 64 villas in 20 projects, most of them four bedrooms and more (44), median size 306 m².
- €2,000,000 to €3,000,000: 46 villas in 18 projects, most of them four bedrooms and more (37), median size 352 m².
- Above €3,000,000: 24 villas in 9 projects, most of them four bedrooms and more (21), median size 440 m².
Compared with the other two coastal cities, Paphos has 287 villas at this level against 79 in Limassol and 2 in Larnaca, so a buyer at €1 million to €1.5 million has more choice here. Limassol's luxury villas cost more per m²: €8,850 against €6,135.
When luxury villas in Paphos are delivered
Of the 118 villas with a stage recorded, 66 are off plan, 35 are under construction and 17 are ready or completed. Delivery years are recorded for 30: 11 in 2026, 4 in 2027, 11 in 2028, 4 in 2029. The rest have no date on file, so ask for it and for the remedy if it slips.
What a new-build costs on top of the price
A new-build carries VAT instead of transfer fees. VAT is 19%, or 5% on the first 130 m² of a home that will be your primary and main residence, within the limits of €350,000 for the 5% part and €475,000 and 190 m² for the whole transaction. The limits matter for villas: a villa above €475,000 or 190 m² pays 19% on the whole price, so on €1,500,000 the VAT is €285,000. Stamp duty was abolished for contracts signed from 1 January 2026, and a lawyer costs about 1% plus VAT. A resale carries no VAT and pays transfer fees of 3%, 5% and 8% by price band, halved, which comes to €8,600 on €300,000. See Cyprus property VAT explained and the cost of buying property in Cyprus.
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Buying from a Paphos developer: the order of steps
You choose the unit, sign a reservation, and an independent lawyer checks the title and permits before the contract is signed and lodged at the Land Registry. A non-EU buyer needs Council of Ministers permission, which the lawyer files after signing. Payments follow the construction stages on an off-plan project. The steps are in how to buy property in Cyprus as a foreigner. A first-sale new-build of at least €300,000 plus VAT can also qualify a non-EU buyer for Category 6.2 permanent residency, with the money transferred from abroad and income from abroad of at least €50,000, plus €15,000 for a spouse and €10,000 per child.
What to check on a luxury villa
On a purchase of this size the checks matter more than the finish. Ask for the planning and building permits, whether the plot has its own title deed or is still to be divided, who maintains the common areas of a gated project, and what the contract says about delay and defects. A lawyer you choose should check them before the contract is signed; choosing a property lawyer in Cyprus explains the fees and the red flags, and Cyprus off-plan deposit protection covers a deposit on a villa that is not finished. Whole-district prices, including apartments, are on Property for Sale in Paphos.
How to Buy a House in Paphos
You contact us via the form on our website
We will contact you and discuss your requirements
You plan your trip to Cyprus with us
We visit all suitable projects together
You sign the purchase agreement with the developer
After completion, we will hand over the keys to you
How we work
We work for the buyer, but we are paid by the developer, not by you. You pay the developer's price, plus VAT or transfer fees, a lawyer (about 1% plus VAT) and small Land Registry charges.
- We show the numbers behind each project: the price per m² set against the district medians on this page, the delivery date, and what the contract should say.
- We introduce independent lawyers, notaries and banks. You choose and instruct your own lawyer; we are a marketing and consulting agency, not a law firm.
- We speak your language: English, German, Polish and Russian, from viewings to the signature.
Frequently asked questions
Everything buyers ask us about property in Cyprus, in one place.
Luxury villas listed with us in Paphos start at €1,000,000, the median is €1,470,000 and half of them cost between €1,179,600 and €1,980,000 (6 November 2026, asking prices before VAT).
There is no legal definition. We count villas priced at €1 million or more, which are 53% of the villas listed in the Paphos district (287 of 542).
The median plot is 706 m² and the median built area 234 m². Plots are largest in Venus Rock and Tsada, where medians are above 1,000 m².
Yes. EU citizens buy on the same terms as Cypriots. Non-EU citizens, which since Brexit includes British buyers, need Council of Ministers permission, which the lawyer files after the contract is signed.
Yes, instead of transfer fees: 19%, or 5% on the first 130 m² of a qualifying primary and main residence within the value limits. A resale pays transfer fees instead.
Not to us: we are paid by the developer. You pay VAT or transfer fees, a lawyer (about 1% plus VAT) and small Land Registry charges. Stamp duty no longer applies to contracts signed from 1 January 2026.
Yes. Of the 118 luxury villas with a stage recorded, 66 are off plan, 35 are under construction and 17 are ready or completed. Delivery years are recorded for 30: 11 in 2026, 4 in 2027, 11 in 2028, 4 in 2029. The rest have no date on file, so ask for it and for the remedy if it slips. Our off-plan guide explains how to protect your deposit.
A non-EU buyer can through Category 6.2: a first-sale new-build of at least €300,000 plus VAT from a developer, with income from abroad of at least €50,000 (plus €15,000 for a spouse and €10,000 per child). The town does not change the requirement.
Tell us your budget and area
Send your budget, the area and the delivery date you can accept, and we will send current luxury villas in Paphos with plans, availability and the price per m² beside the area median.