About this development
Royal Bay Resort – Villas is a collection of villas for sale in Kato Paphos, Cyprus, part of a 43-villa development close to the Tombs of the Kings — burial chambers cut into the limestone above this stretch of coast and inscribed on the UNESCO World Heritage list — and within reach of Venus Beach. The villas are currently under construction, and the collection has now reached its final sales phase, with most homes already sold.
What remains spans three- and four-bedroom villas, with built areas from around 170 to 213 square metres and plots up to roughly 250 square metres; several of the four-bedroom villas share an identical floor plan, differing mainly in plot size. Private swimming pools and roof gardens feature on select villas, alongside shared amenities including a clubhouse, spa and fitness centre, bar and restaurant, and a communal pool.
The development sits one minute from the beach, shops and restaurants, with a golf course and Paphos city centre both around five minutes away. For buyers wanting a private-pool villa near one of Kato Paphos's most historic stretches of coastline, this is one of the last opportunities to choose from the collection before it is fully sold.
Available units
4 available · 39 sold
| Unit | Type | Beds | Covered | Plot | Price | Status | |
|---|---|---|---|---|---|---|---|
| VILLA 43VILLA 43 | Villa | 3 | 166 m² | 243 m² | €1,050,000+VAT | Available | Enquire about this unit |
| VILLA 37VILLA 37 | Villa | 4 | 158 m² | 247 m² | €1,250,000+VAT | Available | Enquire about this unit |
| VILLA 45VILLA 45 | Villa | 4 | 158 m² | 245 m² | €1,350,000+VAT | Available | Enquire about this unit |
| VILLA 46VILLA 46 | Villa | 4 | 158 m² | 248 m² | €1,350,000+VAT | Available | Enquire about this unit |
Development Plans 20
PaphosTombs of the Kings
Named for the elaborate rock-cut tombs that have watched over this stretch of Paphos coastline since antiquity, the district pairs archaeological gravity with an easy, sun-bleached elegance. Limestone cliffs fall to clear water along a protected coastal park, while cycling paths and manicured promenades link the shore to quiet residential enclaves above. Evenings favour a slower rhythm: waterfront tables at sunset, short drives into Paphos harbour and old town, and direct access to the airport within half an hour. Villas and low-rise residences here trade density for privacy, framed by sea views. It suits those drawn to history and horizon in equal measure, seeking a residence that feels private, cultivated, and permanently on holiday.
Request a consultation — Royal Bay Resort – Villas
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Villas for Sale in Kato Paphos, Cyprus, Near the Tombs of the Kings
Royal Bay Resort – Villas is a 43-villa development on the coast at Kato Paphos, part of the wider Royal Bay Resort address beside the Tombs of the Kings — burial chambers cut directly into the limestone and inscribed on the UNESCO World Heritage list — and within easy reach of Venus Beach. The villas are currently under construction, and the collection has now reached its final sales phase, with most homes already sold and only a limited number of villas still available to buyers.
A Final Collection of Private-Pool Villas: Plot and Floor Sizes
| Bedrooms | Built Area | Internal Area | Plot Size |
|---|---|---|---|
| 3 | 170 m² | 149 m² | 243 m² |
| 4 | 213 m² | 158 m² | 247 m² |
| 4 | 213 m² | 158 m² | 245 m² |
| 4 | 213 m² | 158 m² | 248 m² |
Three of the remaining four-bedroom villas share an identical footprint — 213 square metres built, 158 square metres internal — varying only in plot size, a sign of how consistently the four-bedroom layout was built across the development. The three-bedroom villa offers a more compact 170 square metres built over a 243 square metre plot, the smallest of what remains. The gap between built and internal area, around 55 square metres on the four-bedroom villas and 21 square metres on the three-bedroom villa, reflects covered terraces and outdoor living space built into each layout. Every villa in the collection carries its own outdoor plot, and several homes include a private swimming pool or a roof garden as part of their own private layout, in addition to the development's shared facilities.
Amenities: A Private Pool, Roof Garden and On-Site Beach
- Private swimming pools and roof gardens on select villas
- Clubhouse and 24-hour concierge services
- Bar and restaurant, spa and fitness centre
- Communal swimming pool and children's playground
- 24-hour security and dedicated property management
- On-site beach access and landscaped gardens
- Barbecue areas throughout the grounds
Ownership here comes with property management built in, so a villa can function as a straightforward second home without owners handling day-to-day upkeep themselves. The bar, restaurant, spa and fitness centre sit within the same gated grounds as the beach access, giving residents a resort-level routine without leaving the development, and round-the-clock security covers the whole gated site as a single perimeter.
Distances from Royal Bay Resort – Villas: Beach, Golf and Paphos Airport
The beach, local shops, restaurants and the nearest school are all about a minute's drive from the villas. A golf course is roughly five minutes away, and Paphos city centre is a similarly short five-minute drive. The nearest hospital is about two minutes away. By car, reaching the airport takes roughly seventeen minutes, which still connects owners to regular European flights — a location that keeps daily errands close while leaving the wider city and the airport within easy reach for owners who travel frequently.
Kato Paphos and the Tombs of the Kings: A Near-Complete Villa Address in Cyprus
The Tombs of the Kings give this part of Kato Paphos a permanence that few newer coastal developments in Cyprus can claim, with the UNESCO site's rock-cut chambers sitting directly above the shoreline the villas share. Paphos itself was the island's ancient capital, and the archaeological park surrounding the tombs is protected as a UNESCO World Heritage Site, a status that keeps the immediate coastline free of further large-scale construction. Venus Beach and the surrounding coastal walkways connect the development to the water, while Paphos's harbour and old town remain a short drive away for evenings out. With construction under way and the collection now in its final phase, buyers considering Royal Bay Resort – Villas — whether families wanting a private-pool second home, or investors drawn to a nearly complete address — are looking at one of the last opportunities to choose a villa on this particular stretch of Kato Paphos coastline.