Villas for Sale in Paphos
New-build villas for sale in Paphos: 542 villas from €299,000, price by area, plots, delivery years, VAT and costs.
Paphos has the largest choice of villas in Cyprus: 542 villas for sale on this site, in 84 projects, from €299,000. The median villa costs €1.06 million on a plot of 456 m² with 189 m² built, which is €5,417 per m² of built area, and half of the villas cost between €745,000 and €1.48 million. That is dearer than Larnaca (€3,904 per m²) and cheaper than Limassol (€6,781). Another 287 villas cost €1 million or more; they are on Luxury houses in Paphos. We are paid by the developer, so you pay us no agency fee.
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Paphos villas by area
Where the villas stand, with the median price in each area. Areas with a few projects describe those projects, so compare the individual villa before you rely on an average.
| Area | Villas (projects) | From | Median price | Median plot | Median per m² built |
|---|---|---|---|---|---|
| Peyia | 131 (15) | €415,000 | €1,150,000 | 473 m² | €5,215 |
| Chloraka | 77 (11) | €545,000 | €1,065,000 | 374 m² | €6,413 |
| Geroskipou | 66 (10) | €473,286 | €795,000 | 300 m² | €5,208 |
| Venus Rock | 43 (6) | €430,000 | €1,193,200 | 1,170 m² | €4,923 |
| Sea Caves | 42 (8) | €725,000 | €1,490,000 | 662 m² | €7,036 |
| Neo Chorio | 28 (2) | €565,000 | €695,000 | 528 m² | €4,074 |
| Tsada | 28 (4) | €982,000 | €1,960,500 | 1,090 m² | €7,340 |
| Kamares Village | 21 (2) | €585,000 | €1,360,000 | 805 m² | €5,977 |
| Konia | 20 (5) | €580,000 | €675,000 | 301 m² | €3,702 |
Peyia is the largest villa area and its median sits near the middle of the market; Geroskipou, Konia and Neo Chorio are the cheaper areas, with medians below €800,000, and Tsada, Sea Caves and Kamares Village are the dearer. The areas and their roads are described in the Paphos living guide, and the same villas are summarised with apartments in Property for Sale in Paphos.
Paphos villas by number of bedrooms
- Two-bedroom: 31 in 8 projects, from €430,000, median €745,000 for 110 m², €6,540 per m².
- Three-bedroom: 289 in 54 projects, from €415,000, median €829,000 for 158 m², €5,208 per m².
- Four bedrooms and more: 213 in 51 projects, from €570,000, median €1,470,000 for 271 m², €5,556 per m².
Three-bedroom villas are the largest group (289) at a median of €829,000; four bedrooms and more cost a median of €1,470,000 and take 271 m² of built area.
What a budget buys: villas in Paphos by price band
- Up to €500,000: 26 villas in 8 projects, most of them three-bedroom (13), median size 147 m².
- €500,000 to €750,000: 111 villas in 24 projects, most of them three-bedroom (95), median size 142 m².
- €750,000 to €1,000,000: 118 villas in 25 projects, most of them three-bedroom (75), median size 150 m².
- €1,000,000 to €1,500,000: 153 villas in 29 projects, most of them three-bedroom (77), median size 210 m².
- Above €1,500,000: 134 villas in 33 projects, most of them four bedrooms and more (102), median size 346 m².
When Paphos villas are delivered
Of the 254 villas with a stage recorded, 151 are off plan, 85 are under construction and 18 are ready or completed. Delivery years are recorded for 48: 16 in 2026, 11 in 2027, 17 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 €800,000 the VAT is €152,000. 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.
Life in Pahpos is
OVER 320 SUNNY DAYS A YEAR
MEMBER OF THE EUROPEAN UNION
ONE OF THE BEST TAX SYSTEMS
excellent quality of life
VERY HIGH STANDARD OF EDUCATION
MODERN healthcare system
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.
Choosing a villa: what to compare
Compare the plot, the built area and the position of the pool and parking, not only the headline price. Ask whether the plot is registered with a title deed or still to be divided, who maintains common areas in a gated project, and which way the main terrace faces: which way a Cyprus property should face explains why. For homes still under construction see off-plan properties in Paphos and Cyprus off-plan deposit protection.
How to Buy a Villa 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.
Villas listed with us in Paphos start at €299,000, the median is €1,065,000 and half of them cost between €745,000 and €1,480,000 (6 November 2026, asking prices before VAT).
The median plot is 456 m² and the median built area 189 m². Plots vary widely by project and area, so ask for the plot size of the individual villa.
The median villa costs €1.06 million in Paphos, €1.33 million in Limassol and €726,000 in Larnaca. Per m² of built area it is €5,417, €6,781 and €3,904.
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 254 villas with a stage recorded, 151 are off plan, 85 are under construction and 18 are ready or completed. Delivery years are recorded for 48: 16 in 2026, 11 in 2027, 17 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 villas in Paphos with plans, availability and the price per m² beside the area median.