Villas in Ayia Napa for Sale

What a budget buys: villas on the south-eastern coast by price band

• Up to €550,000: 9 villas in 4 projects, most of them three-bedroom (9), median size 162 m².
• €550,000 to €600,000: 6 villas in 2 projects, median size 145 m².
• €600,000 to €650,000: 21 villas in 3 projects, most of them four bedrooms and more (11), median size 160 m².
• Above €650,000: 17 villas in 3 projects, most of them three-bedroom (16), median size 125 m².

The areas: Ayia Napa, Protaras and Kapparis

The villas stand in three neighbouring places on the south-eastern tip of the island, a few minutes apart by car.

• Ayia Napa: the resort at the south-eastern tip, with Nissi and Makronissos beaches and the Cape Greco coast. One project: 11 four-bedroom villas from €613,000.
• Protaras: a calmer resort strip of low-rise streets and pale-sand beaches. 32 villas in 4 projects from €495,000.
• Kapparis: the quiet north-eastern coastal quarter of Paralimni, lived in all year. 10 villas in 2 projects from €523,000.

When the south-eastern coast villas are delivered

All 53 villas have a stage on file: 46 are off plan, 7 are under construction and none is completed. The feed carries no delivery year for any of them, so ask for the delivery date and the remedy for delay in writing before you sign.

Put the delivery date in the contract with a stated remedy for delay, tie each instalment to a construction milestone, and read Cyprus off-plan deposit protection before you pay a deposit.

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 €650,000 the VAT is €123,500. 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 developer on the south-eastern coast: 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.

How villas here compare with other districts

Per m² of built area, a villa on this coast costs €4,031, against €3,904 in Larnaca, €5,417 in Paphos and €6,781 in Limassol. The median villa costs €637,000 here, €726,000 in Larnaca, €1,065,000 in Paphos and €1,335,000 in Limassol, so a villa here costs less than in Paphos or Limassol and the plot is 282 m² at the median. See Villas for Sale in Larnaca and Villas in Paphos for the other markets.