New Developments
Properties for Sale in Kato Paphos
New-build apartments in Kato Paphos by the harbour, direct from developers: 87 homes in 13 projects from €285,000. Price per m², what each budget buys and delivery years, updated 6 November 2026.
Buy propertyList of Properties in Kato Paphos
Kato Paphos new-build market on 6 November 2026
The homes currently available in the Kato Paphos projects we list. Prices are asking prices, usually quoted before VAT.
- Homes for sale
- 87 in 13 projects
- Homes from
- €285,000
- Median price
- €543,000
- Middle half of homes
- €380,000 to €1,890,000
- Median apartment per m²
- €7,535
- Paphos district median
- €5,100 per m²
Source: the available units of the published projects in our database on 6 November 2026. Price per m² uses the interior area where the listing gives it and the built area otherwise. Asking prices on mostly new-build and off-plan units; no completed sales are included.
Kato Paphos is the lower town of Paphos, by the harbour and the archaeological park. On 6 November 2026 we list 87 new homes there, in 13 projects, almost all apartments (82 of them, with 5 maisonettes and villas). They start at €285,000, and the median is €543,000. We are paid by the developer, so you pay us no agency fee; the costs of buying are set out below.
What Kato Paphos costs: price per m² against the rest of Paphos
The median apartment in Kato Paphos costs €7,535 per m², against €5,100 for the Paphos district as a whole (48% more) and €4,125 in Geroskipou, by the airport. Only the Tombs of the Kings, just north along the coast, is dearer, at €8,137. For the schools, the hospital and the roads, see the Paphos living guide.
Kato Paphos apartments by bedroom
- One-bedroom: 25 in 4 projects, from €285,000, median €340,000 for 50 m², €6,429 per m².
- Two-bedroom: 26 in 9 projects, from €385,000, median €541,000 for 83 m², €6,698 per m².
- Three-bedroom: 27 in 8 projects, from €415,000, median €2,200,000 for 145 m², €15,000 per m².
The median two-bedroom costs €541,000 for 83 m². The whole district, with villas, is on Property for Sale in Paphos, the apartments of the district on Apartments in Paphos and the northern resort area on Coral Bay.
What a budget buys in Kato Paphos
- €250,000 to €350,000: 14 homes in 3 projects, most of them one-bedroom (14), median size 50 m².
- €350,000 to €500,000: 19 homes in 6 projects, most of them one-bedroom (11), median size 56 m².
- €500,000 to €800,000: 21 homes in 6 projects, most of them two-bedroom (20), median size 84 m².
- Above €800,000: 33 homes in 6 projects, most of them three-bedroom (25), median size 145 m².
When Kato Paphos homes are delivered
Of the 32 homes with a stage recorded, 30 are off plan, 1 are under construction and 1 are ready or completed. Delivery years are recorded for 34: 5 in 2026, 29 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. On a €550,000 home that is €27,500 at 5% and €104,500 at 19%. 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.
Buying from a Kato 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.
Who buys in Kato Paphos
Kato Paphos suits buyers who want to walk to restaurants, the harbour and the beach and who accept a busier, more tourist-oriented town than the suburbs. The airport is on the other side of Paphos, 10 to 14 km away. Buyers from abroad signed about 70% of the Paphos district's contracts in January to July 2026. A buyer who wants a quieter setting and a lower price per m² will find it in Geroskipou or Universal; the area table is in the district page.
Frequently asked questions
Homes listed with us in Kato Paphos start at €285,000, the median is €543,000 and half of them cost between €380,000 and €1,890,000 (6 November 2026, asking prices before VAT).
The median apartment is €572,500, €7,535 per m², and apartments start at €285,000 (6 November 2026, before VAT).
Yes. The median apartment costs €7,535 per m² against €5,100 for the Paphos district; only the Tombs of the Kings is dearer.
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 32 homes with a stage recorded, 30 are off plan, 1 are under construction and 1 are ready or completed. Delivery years are recorded for 34: 5 in 2026, 29 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.