Property in Paphos: Facts, Prices and Rules

This guide, last checked on 5 November 2026, sets out what official records, public maps and developer pages say about property in Paphos, the district town on the west end of the south coast of the Republic of Cyprus. It covers the municipalities and communities that make up the area, what the 2021 census counted, how long the roads take from Paphos Castle, climate and airport traffic, the 21 projects listed in the Paphos archive of this site, dated asking prices and rents from a portal, the Central Bank of Cyprus price index, and the rules, fees and taxes for foreign buyers as they stand in November 2026.

Every figure carries a source and a date. Distances were routed on 5 November 2026, developer pages and portal ads were read the same day, and rules are quoted from the Official Gazette texts and government pages that publish them. One counting point helps when reading the rest: the Paphos archive of this site holds 21 listings, while the Paphos district as a whole holds 33 listings across four archives (Paphos 21, Peyia 4, Polis 3 and Venus Rock 5). The Peyia, Polis and Venus Rock archives have their own pages, so they are linked here and not repeated.

Where property in Paphos sits: district, municipalities and neighbouring villages

Paphos is both a district of the Republic of Cyprus and the main town in it. The 2021 census, taken on 1 October 2021, counted 101,106 residents in the district, which is 10.9% of the 923,381 counted in the government-controlled area (CYSTAT census 2021). Of those, 37,991 lived in the municipality of Paphos itself, so the town holds 37.6% of the district.

Local government was reorganised on 1 July 2024. The reform kept the municipality of Paphos unchanged and merged the other municipalities and several communities into new ones. In the Paphos district the new municipalities are Ierokipia (12,958 residents in 2021, made up of Geroskipou, Konia, Timi, Agia Marinouda and Acheleia), Akamas (10,162, including Pegeia and Kissonerga) and Polis Chrysochous (6,278) (Wikipedia: Local government reform (Cyprus)). The four municipalities together held 67,389 residents in 2021 (66.7% of the district); the other 33,717 lived in communities that kept their own status, among them Chlorakas, Empa and Tala. The same reform moved planning and building permits from municipalities to the district local government organisations, which matters for anyone checking a permit for a unit in this area.

For the listings of this site, the municipal or community label comes from reverse geocoding of each listing’s map pin with OpenStreetMap Nominatim on 5 November 2026. Twelve of the 21 pins fall inside the municipality of Paphos (nine in the inland Exo Vrysi and Agios Theodoros area, one of them labelled as the industrial area, one in Kato Paphos and two in Anavargos), three in Geroskipou, three in Chlorakas, one in Empa and two in the villages of Mesa Chorio and Mandria. A pin marks an area and not a surveyed plot, so the site plan attached to a sale contract is the document that fixes a position.

The table lists the places most relevant to the 21 listings and the largest others. Paphos municipality, Geroskipou, Chlorakas and Empa hold 58,497 residents between them (57.9% of the district) and 19 of the 21 pins, which is why the sections below treat them as the core area for property in Paphos.

Names, history and heritage of Paphos

The Greek name is Πάφος, which official statistics, and the airport operator romanise as Pafos, while English-language agency and listing pages write Paphos. This page follows the listings and uses Paphos, and keeps Pafos where it quotes an official table or an institution’s own name (Wikipedia: Paphos). Two ancient settlements share the name. Palaepaphos, now the village of Kouklia, was the older centre of the cult of Aphrodite, and Nea Paphos was founded on the coast near a natural harbour, most likely by the last king of Palaepaphos, Nicocles, who died in 306 BC (Wikipedia: Paphos).

UNESCO inscribed Paphos on the World Heritage List in 1980, and describes the property as two component sites, Kato Paphos and the village of Kouklia (UNESCO World Heritage: Paphos). The Paphos Archaeological Park, which holds the remains of Nea Paphos with its Roman villas and mosaics, is run by the Department of Antiquities, and the Tombs of the Kings necropolis lies north of it. These two sites are fixed, well-mapped points, so this page uses the castle at the harbour as the centre point for every distance, at 34.75367 N, 32.40696 E, a point taken from OpenStreetMap.

Because the harbour area is the tourist and heritage centre, listings described as “in the heart of Paphos” can sit in quite different places. On the map pins, the nearest listing to the castle is Raffaello Residences in Kato Paphos, 1.3 km away in a straight line, while the nine listings in the Exo Vrysi and Agios Theodoros area are between 2.6 and 3.0 km from it and inland. Later sections give the measured road distances.

Population, citizenship and housing stock of Paphos in the 2021 census

The Statistical Service published the 2021 census by place of residence, by citizenship and by dwelling characteristics. Citizenship is where Paphos differs most from the rest of the country. Of the 101,106 residents, 60,461 held Cypriot citizenship (59.8%), 17,183 held the citizenship of another EU state (17.0%) and 23,270 held a non-EU citizenship (23.0%), with 192 not stated. Foreign citizens therefore made up 40,453 of the district’s residents, or 40.0% (CYSTAT census 2021: citizenship). Across the whole government-controlled area the share of Cypriot citizens was 77.9%.

Two readings follow. First, British citizens (9,284) and Greek citizens (9,147) are the two largest foreign groups, and about half of all British citizens counted in Cyprus (49.1%) lived in this one district. Second, Georgian citizens are few in number (1,006) but 45.3% of those counted in the republic lived in Paphos district. The census records citizenship, not country of birth or reason for living in Cyprus, so the table says nothing about how many residents own the home they live in.

The housing table shows a district built mainly in two decades. Dwellings completed between 2001 and 2010 number 26,324, or 35.4% of the district’s 74,338, against 27.8% nationally, and those completed between 1981 and 2000 add another 34.8% (CYSTAT census 2021: dwellings). The 2016-2021 period contributed 6,527 dwellings (8.8%), so a building of the kind sold off plan today is a small share of the stock that the census counted. Paphos district holds 15.1% of the national dwelling stock and 10.9% of the population, although the census table does not show how many of those dwellings are second homes.

Distances and drive times from Paphos Castle to the airport, towns and villages

The table gives road distances and driving times from Paphos Castle, the centre point used for the town. All routes were calculated on 5 November 2026 with the public OSRM router on OpenStreetMap roads, and the times assume free-flowing traffic and no stops, so they describe the road network and not a typical journey at a busy hour. Place coordinates come from Wikipedia articles or from OpenStreetMap objects.

Three readings follow. The airport is 12.7 km and 23 minutes from the castle by road, and the hospital in Anavargos 6.4 km and 12 minutes. Limassol is 71.6 km and 65 minutes away, and Larnaca airport 137.3 km and 115 minutes, so Larnaca airport is about two hours from Paphos by road. Third, the villages that appear on the listings are close: Chlorakas is 6.3 km, Geroskipou 7.9 km and Empa 7.1 km from the castle by road, while Mandria and Peyia lie 18.6 km and 15.8 km away. For the northern coast beyond Peyia, see the Polis page and the Peyia page.

Climate, airport traffic, visitors and services around Paphos

The nearest long-record weather station is Pafos Airport (WMO 17600, 9 m above sea level). Its 1991-2020 normals, in the standard WMO sheet, are summarised below (WMO 1991-2020 normals for Pafos Airport). They are averages over thirty years and do not predict any one season.

The sheet gives a mean annual temperature of 19.4 °C, a hottest month in August (mean daily maximum 31.0 °C, minimum 21.7 °C) and a coolest month in January (mean 13.0 °C). Rainfall totals 393.3 mm a year and is concentrated in winter: December (97.6 mm) and January (89.5 mm) together bring 47.6% of the annual total, while June, July and August together bring 1.9 mm. Sunshine totals 3,331 hours, from 180.1 hours in January to 381.6 in July. Anyone comparing the seasons for a purchase would note that the winter months are also the months with the fewest airport passengers, shown next.

Hermes Airports, the operator, reports 3,837,155 passengers at Pafos in 2025, up 5.6% on 2024 (3,633,990), and 3,538,608 for January to October 2026 against 3,397,259 a year earlier (Hermes Airports passenger traffic). The busiest month of 2025 was August with 501,057 passengers and the quietest February with 137,440, a ratio of 3.65. The airport facts page lists one runway (11/29) of 2,699 metres, a 20,000 m² passenger terminal, 28 check-in counters, 23 aircraft stands and 725 public and rental parking spaces (Hermes Airports facts).

Visitor numbers are published nationally and by location of stay. Cyprus recorded 4,534,073 tourist arrivals in 2025 (CYSTAT, December 2025 release), and the Statistical Service shows 28.6% of tourists staying in Pafos and 0.9% in Polis in 2025, against 31.5% and 1.1% in 2024 (CYSTAT tourists by location of stay). Applied to the 2025 total, 28.6% is about 1.30 million tourists, a calculated figure and not a published count.

For services, Paphos General Hospital, part of the State Health Services Organisation network, covers the district (State Health Services Organisation), and Neapolis University Pafos is 2.7 km from the castle by road (OpenStreetMap). On beaches, Cyprus Mail reported on 17 July 2026 that 13 of the 46 Blue Flag beaches of the season were in Paphos district (Cyprus Mail, 17 July 2026). The CYMEPA list names seven in the municipality of Paphos (Pachyammos, Vrysoudia A and B, Alykes, Municipal Baths, Faros Beach and Palaiokastra), three in Geroskipou and three in the Akamas municipality (CYMEPA Blue Flag list). Blue Flag status is awarded season by season.

The 21 projects behind property in Paphos on this site, by area

The next table lists every listing in the Paphos archive, grouped by the area that reverse geocoding gave for the map pin. The price and size columns restate fields typed into the listing pages, and the date is the day the page was last edited. Sixteen of the 21 pages were last edited in November or December 2023, one in August 2026 and four on 28 or 29 October 2026. A page that old shows a price from 2023, which is why the dated portal asks and the price index follow in later sections.

Three things stand out. First, the from-prices run from €195,000 (Blue Lagoon) to €1,100,000 (Rozalea Villas), and the from-price per square metre of the smallest listed size runs from €1,418 to €5,436. Second, the size fields do not always mean the same thing. The Aquamare Villas size field (406.92 to 632.32) matches the plot range in its own text, which gives a built area of 209.32 to 329.18 m², so the ratio in the table uses the built area; Hills View lists 271.53 to 272.28 m² for three-bedroom apartments, a range that reads as a total area including verandas. Third, six listings have a from-price below €300,000 (Blue Lagoon, Petunia, Mare Residences, Kronos Court, Goldrose Seaview and Melanie Residences) and one sits at exactly €300,000 (Ethereum Village), which matters for the residence-permit line discussed below.

Only four of the 21 pages go beyond a price and a brochure paragraph: Amber View Paphos, Mare Residences Paphos, Bellerophon Villas and Demetra Residences were rewritten in October 2026 with developer data, measured distances and rules. The other 17 pages state no title-deed status, no completion date and no developer. Melanie Residences is a single furnished three-bedroom apartment described as ready to occupy and sold without VAT, which reads as a resale, and its 115 m² size is the only size on the page. A buyer reading any of these pages would ask the seller in writing which unit, which stage and which title status an offer refers to, as the Department of Lands and Surveys advises (see the title-deed section). For the wider country context see the Southern Cyprus page and the villas for sale in Cyprus page.

Where the listing pins sit and how far they are from the castle and the airport

Each listing’s map pin was routed to the castle and to Paphos International Airport on 5 November 2026 with OSRM, on the same terms as the earlier distance table. The straight-line column is the haversine distance from the castle to the pin.

The most striking result is clustering. Eight listings (Kronos Court, Golden Avenue Residences, RafGardens, Geraklium Villas, Amber View Paphos, Blue Lagoon, Rozalea Villas and Eden Court) have pins within 1.0 km of each other, and with Pearl Residences the nine pins of the Exo Vrysi group lie within 1.3 km. Their road distance to the castle is 3.5 to 4.3 km, 7 to 9 minutes, and to the airport 8.8 to 9.7 km, 18 to 19 minutes. Because the brochure texts describe many of them as being “a few minutes” from the sea and the harbour, the measured road distances are the figures to use, and the pins themselves are approximate.

The coastal listings are Raffaello Residences in Kato Paphos (2.4 km from the castle), the three Geroskipou listings (4.2 to 6.9 km) and the three Chlorakas listings (5.1 to 6.3 km), whose pins lie 15.6 to 16.5 km from the airport by road. The two village listings are further out: Goldrose Seaview in Mesa Chorio, 8.9 km from the castle and 14.9 km from the airport, and Ethereum Village in Mandria, 19.2 km from the castle but only 8.9 km and 16 minutes from the airport, close to the shortest airport roads of the 21 pins (8.6 to 9.7 km on the Geroskipou coast and in Exo Vrysi). Property in Paphos therefore ranges from a 5-minute drive to the castle (Raffaello) to a 23-minute drive (Ethereum Village), and the village pins have the shortest and the longest airport roads in the group of coastal and village listings.

What developers publish for three of the projects: units, status and prices

Three listings can be matched to pages of the developer Aristo Developers, because the covered-area ranges, bedroom mixes and image file names agree. The developer’s own project names differ from the listing names: Mare Residences Paphos matches Breeze Residences, Amber View Paphos matches Elegant View, and Bellerophon Villas matches Pelagos Beachfront Villas. The pages were read on 5 November 2026, and a status shown on a web page can change without notice, so the sale contract and the Land Registry search certificate remain the documents that decide.

Two observations follow. For Breeze Residences and Elegant View, every unit is marked sold and none shows a price, so the listing prices of €230,000 to €330,000 (Mare Residences Paphos) and €530,000 to €740,000 (Amber View Paphos), dated 2023, cannot be tied to a unit that is on offer from the developer today. A buyer interested in such a building would be looking at a resale from an earlier owner, which changes the VAT, transfer-fee and residence-permit position described below.

For Pelagos, the 26 villas shown for sale are all three-bedroom villas, and the lowest price shown is €800,000 plus VAT, while the Bellerophon listing’s price field runs from €585,000 to €3,650,000. The 18 four-bedroom and eight five-bedroom records are all marked sold. The unit pages checked use the stage label “Off Plan”, which is a web label and not a legal status: the Department of Lands and Surveys states that a unit under construction cannot receive a title deed until the completion certificates exist, so the title-deed stage of each unit has to be established for that unit. The developer data for the Demetra, Eleni and Aquamare villas on the Geroskipou coast is not on the same pages, and no developer is named on their listings. An older listing price records the figure typed on the page on its last edit date and is not an offer from the developer.

Dated asking prices and rents for property in Paphos from index.cy

To see what sellers ask now, 48 sale ads and 24 rent ads on the index.cy portal were read on 5 November 2026 (index.cy sale ads and index.cy rent ads). Asking prices are advertisers’ figures, not sale prices, and the portal’s own “per m²” figure divides the ask by the covered area it shows. Each ad is cited by its number. Of the 48 sale ads, 26 fall in the four areas that hold nearly all the listings of this site (Paphos town, Geroskipou, Chlorakas and Empa); the rest are in Peyia, Polis, Kouklia, Tsada and smaller villages and are left to the pages of those places.

Across the 26 ads the median ask is €382,500 and the median portal ask per square metre is €3,260. The portal shows “+ VAT” on 16 of them, which tells a reader that the quoted ask is a net figure to which VAT is added; the other ads show no such mark, and the portal does not say whether VAT applies to them. Medians of small groups move with a single ad, so the table is a snapshot of one day, not a market statistic. The sub-listing detail follows, ordered by area.

On rents, 22 of the 24 rent ads were used; two were left out because the ad locations (Trimiklini and Paralimni) are outside the Paphos area. The 16 two-bedroom ads range from €1,300 to €2,550 a month with a median of €2,100, and the highest asks, €2,500 to €2,550, include ads in Aphrodite Hills and at Tombs of the Kings. Rent asks are monthly figures in euros and do not say whether utilities or the municipal charges are included. This page does not convert asks into returns: a return depends on the price paid, vacancy, costs and tax, and the portal figures are advertised asks. For a wider comparison of rents by city, see the Cyprus rental prices by city page.

Price index and sales contracts: what the Central Bank and the Land Registry count

The Central Bank of Cyprus publishes a residential property price index (2010Q1 = 100) built from valuations supplied by banks, so it reflects valuations and not completed sale prices, and it partly reflects earlier quarters through smoothed coefficients (Central Bank of Cyprus RPPI 2026Q2). The Paphos index stood at 119.4 in 2026Q2, up 9.6% on a year earlier, against 115.6 in 2026Q1, 110.5 as the 2025 average, 100.8 for 2024 and 89.9 for 2023. The 2010 annual average was 100.3, so the 2026Q2 level is 19.0% above it. The lowest annual average in the table is 75.1, for 2016.

The table shows that Paphos had the second-highest apartment index (136.1, behind Limassol at 154.1) and the fastest apartment growth in the quarter, while its house index grew by 3.1%, the slowest of the five districts. The CBC report notes that house-price growth slowed only in Paphos, and that the apartment index accelerated there (18.5%). The RICS Cyprus Property Index for the same quarter describes house price growth as led by Larnaca and Paphos, and gives a qualitative picture without district price levels (RICS Cyprus Property Index, 2026Q2). Index changes describe districts as a whole and say nothing about any one project or street.

The Land Registry counts show the same feature as the census. Paphos recorded 1,073 sales contracts in 2026Q2, close to Nicosia (1,076) and Larnaca (1,169) but with a very different buyer mix: 34% locals, 25% buyers from other EU states and 41% from outside the EU, so foreign buyers were 66% of contracts. Nationally, contracts rose 15.4% on a year earlier (5,298 against 4,592) and sales to foreign buyers rose 22.7% (2,107 against 1,717). The percentages in the table for the all-district row are calculated from the counts. Sales contracts cover all property types, so they include land and commercial property.

Who can buy property in Paphos: permission rules and the residence-permit line

The Acquisition of Immovable Property (Aliens) Law, Cap. 109, defines an alien as a person who is not a citizen of the Republic. It excludes, among others, citizens of EU member states and of EEA states, a foreign spouse of a Cypriot citizen who is not judicially separated, and legal persons established in an EU or EEA state with their seat there. Section 3(1) prohibits an alien from acquiring immovable property without the prior permission of the Council of Ministers, section 3(3) says a valid contract gives the alien no right to the property until that permission is granted, and section 3(5) makes a registration contrary to the section void (Cap. 109).

The Ministry of Interior describes the practice. A buyer from outside the EU applies on form COMM 145 to the District Administration of the district where the property lies, with passport copies, a survey, a copy of the title deed (or the planning consent where title deeds have not yet been issued), a copy of the sale contract, floor plans and proof of financial standing. The Ministry states that no fee is payable, that applications take between two and three weeks, that couples receive joint permission, and that permission covers a plot of up to 4,000 m² for a dwelling for owner occupation and up to two units, which may be two dwellings, or a dwelling and a shop up to 100 m², or a dwelling and an office up to 250 m² (Ministry of Interior: purchasing property). The page still lists a sale contract “with the requisite stamp duty affixed”, which pre-dates the repeal of stamp duty described later.

Cyprus Mail reported on 22 October 2026 that the House Interior Committee is examining proposed amendments on property acquisition by foreigners, and a Cyprus Mail editorial of 27 October 2026 says the committee expects the government to submit a comprehensive bill and that none has been submitted yet (Cyprus Mail, 22 October 2026). As of 5 November 2026 these are proposals under discussion and not law, so the Ministry page and Cap. 109 describe the rules in force.

Residence is a separate matter from ownership. The Migration Department’s criteria for an immigration permit under Regulation 6(2) of the Aliens and Immigration Regulations, in their 4th revision of May 2023, state the conditions below (Migration Department: immigration permits for investors). A purchase does not give a permit; the Deputy Minister decides each application on the criteria, and the estimated examination period is about two months.

Against these conditions, the 21 listings divide as follows on their price fields alone: six have a from-price below €300,000, one is exactly €300,000 (Ethereum Village), and 14 are above it, from Raffaello Residences at €305,000 to Rozalea Villas at €1,100,000. The price field is only one test. The criteria say “plus VAT”, so a price that includes 19% VAT of €330,000 is €277,311 net, below the line, while a net €330,000 is above it. The category that suits a home requires a first sale by a development company, and the developer pages for Breeze Residences and Elegant View show every unit sold. Whether a particular unit is a first sale, and whether an application would be accepted, are questions for the seller and the Migration Department. Cyprus ran a citizenship-by-investment programme in the past, and it is closed, so no purchase of property in Paphos leads to citizenship; see the Cyprus residence permit page and the Southern Cyprus page for the wider picture.

Title deeds, sale contracts and the checks before paying for property in Paphos

The Department of Lands and Surveys, part of the Ministry of Interior, publishes two leaflets that apply directly to buyers of new units. The first, “Basic Information before the Purchase of Immovable Property”, names three ways to buy: a purchase with immediate transfer of the certificate of registration (the title deed), a purchase through a sale contract, and a purchase from a current purchaser through an assignment of the sale contract (Department of Lands and Surveys: basic information). It advises the buyer to request a recent certificate of registration and a search certificate, and to establish whether the property is registered and belongs to the seller, its registered area, any mortgage, memo, court decision or other deposited sale contract, any prohibition against the owner, whether there is legal access, and whether planning authorities have development plans that affect it.

For units in a development, the leaflet asks the buyer to check the planning, building or town-planning permits, how the property was divided and the distribution agreement, the common areas and the buyer’s share in them, any unused building coverage and in whose name it will be registered, and the time frame for completion, permits and title deed together with the seller’s consequences for missing it. It states that a new unit under construction cannot be registered and cannot have a title deed, because registration needs a completion-of-works certificate from the supervising engineer and a certificate from the competent building authority, and that a finished unit with no title deed raises the question of why not. It also advises the buyer not to pay the full price before the title deed is transferred into the buyer’s name. Applied to property in Paphos, this is the reason the “Off Plan” label on a developer page is not a title status.

The second leaflet covers depositing the sale contract (Department of Lands and Surveys: depositing the sale contract). It recommends depositing the contract with the Department within six months of signing and lists the effects: later contracts for the same unit cannot be deposited, the buyer can ask a court for an order registering the property or for compensation under the Sale of Immovable Property (Specific Performance) Law 81(I)/2011, the buyer can assign the contract rights, the buyer can pay the mortgage share attributable to the unit directly to the seller’s creditor, and the deposit creates a charge on the property ranked by the date of deposit. If the contract is not deposited within six months, the transfer fees at the time of transfer rise by 10%. The leaflet dates from 2022 and still speaks of stamping the contract, which no longer applies to contracts signed in 2026.

The Department’s sale page lists the documents for a transfer: the tax clearance certificate (form N313), certificates of payment of municipal, sewerage and water fees, identity documents, the permit of the competent authority where the buyer is a foreign person under Cap. 109, and a form for each independent unit in a building (Department of Lands and Surveys: sale and exchange). It adds that documents not in Greek or English must be translated by a sworn translator in Cyprus.

Taxes and fees on property in Paphos in 2026: transfer fees, VAT, stamp duty and capital gains

Transfer fees are charged by the Department of Lands and Surveys on the sale price or the market value, whichever applies, in three bands: 3% from €0.01 to €85,000, 5% from €85,001 to €170,000 and 8% above €170,000. The Department states that no fee is charged where VAT is charged on the same transaction and property, on presentation of a certificate from the VAT Department, and that a 50% discount applies in all cases where fees are charged under Chapter 17 of the Schedule to Cap. 219 (Department of Lands and Surveys: sale and exchange). The Director may set the value if the declared price is not accepted.

VAT on a first sale is set by the VAT Law. The standard rate is 19%, and a reduced rate of 5% applies to a new dwelling on the first 130 m² of buildable area up to a value of €350,000, provided the total transaction value does not exceed €475,000 and the total buildable area does not exceed 190 m² (PwC Tax Summaries, Cyprus; text of Law 42(I)/2023 at cylaw). A transitional article keeps the earlier regime for buildings whose planning permit was obtained or applied for by 31 October 2023, so the permit date of the building decides which version applies. Two Regulatory Administrative Acts published in Official Gazette no. 6000 of 27 February 2026 took effect on 1 September 2026: Act 103/2026 puts the transfer of a building before “first installation” within the VAT-charged category (Act 103/2026), and Act 102/2026 defines first installation as the first use of a dwelling after delivery or construction, with “first use” meaning use carried out systematically for at least 18 months (Act 102/2026). For a unit sold by a developer for the first time before any such use, VAT is on the charged side; a unit that an earlier buyer has used is a different case, and the Department advises asking the seller whether VAT applies and at what rate.

Stamp duty no longer applies to contracts signed in 2026. Law 239(I)/2025, published in the Official Gazette on 31 December 2025, repeals the Stamp Duty Laws of 1963 to 2024 with effect from 1 January 2026 (Companies Section: repeal of the Stamp Duty Laws). The Department of Lands and Surveys states that stamp duty on a power of attorney is required only if a principal signed it before 1 January 2026. Capital gains tax applies later, on the seller: it is 20% of the gain on the disposal of immovable property situated in Cyprus, with the cost adjusted for inflation and transfer fees and legal costs deductible (PwC Tax Summaries, Cyprus: capital gains tax). Rental income is taxed after a deemed 20% deduction for buildings, under the normal income-tax bands. The same summary states that gross rental income was also subject to the special defence contribution up to 31 December 2025 (PwC Tax Summaries, Cyprus: rental income).

The next table works through a hypothetical price of €300,000 before VAT, which is not a listing price and not a quote. Legal fees are left out because they are agreed between client and lawyer and have no official scale.

The VAT line in case 1 therefore lies between €15,000 and €57,000, depending on how much of the value falls within the reduced-rate limits, a split the Tax Department calculates. In case 2 the fee on a €300,000 value is €17,200 before the discount, which is 5.7% of the price. Any property in Paphos bought on a contract signed in 2026 carries no stamp duty, and the transfer-fee exemption for VAT cases is the reason the buyer should ask the seller early whether the sale is a VAT sale.

Frequently Asked Questions

How many listings are there for property in Paphos on this site?

The Paphos archive holds 21 listings. The wider Paphos district holds 33 across four archives, adding Peyia (4), Polis (3) and Venus Rock (5), as counted on 5 November 2026.

Which municipality is Paphos in after the 2024 reform?

The municipality of Paphos was kept unchanged on 1 July 2024 and had 37,991 residents in 2021. Geroskipou now belongs to the Ierokipia municipality, Pegeia and Kissonerga to Akamas, and Chlorakas and Empa remain communities.

How far is Paphos airport from the town?

By road it is 12.7 km and about 23 minutes from Paphos Castle at free-flow speeds (OSRM, 5 November 2026). From the listing pins it ranges from 8.6 to 16.5 km, and Pafos handled 3,837,155 passengers in 2025.

Can a non-EU citizen buy property in Paphos?

Yes, with prior permission under Cap. 109. The Ministry of Interior states that the application is on form COMM 145 to the District Administration, costs no fee, takes two to three weeks, and covers up to two units or a plot of up to 4,000 m² for a dwelling.

Does buying property in Paphos give a residence permit?

No purchase gives a permit by itself. The Migration Department’s criteria under Regulation 6(2) require a first-sale home from a development company worth at least €300,000 plus VAT, receipts of at least €300,000 excluding VAT, and income from abroad of at least €50,000 a year, and the Deputy Minister decides each application.

Is stamp duty payable on a contract signed in 2026?

No. Law 239(I)/2025 repeals the Stamp Duty Laws from 1 January 2026, so a contract signed in 2026 carries no stamp duty.

What transfer fees apply?

The Department of Lands and Surveys applies 3%, 5% and 8% bands with a 50% discount, and charges no fee where VAT is charged on the same transaction. On a €300,000 resale without VAT the fee is €17,200 before the discount and €8,600 after it.

What is VAT on a new home?

The standard rate is 19%. A reduced 5% applies to the first 130 m² of buildable area up to €350,000, if the total value does not exceed €475,000 and the buildable area does not exceed 190 m².

How have prices moved according to the Central Bank?

The Central Bank of Cyprus index for Paphos was 119.4 in 2026Q2 (2010Q1 = 100), up 9.6% on 2026Q2 a year earlier, with apartments up 18.5% and houses up 3.1%. The index is built from valuations.

What do sellers and landlords ask in Paphos?

On 5 November 2026, the 26 sale ads read in Paphos town, Geroskipou, Chlorakas and Empa had a median ask of €382,500, and the 16 two-bedroom rent ads had a median of €2,100 a month. These are asks and not completed prices.

Last checked: 5 November 2026. Sources: CYSTAT census 2021: population by community; CYSTAT census 2021: citizenship by district; CYSTAT census 2021: dwellings by year of construction; CYSTAT tourists by location of stay; CYSTAT tourist arrivals, December 2025 press release; Hermes Airports passenger traffic; Hermes Airports facts; WMO 1991-2020 normals, Pafos Airport (NOAA archive); Central Bank of Cyprus, Residential Property Price Index 2026Q2; RICS Cyprus Property Index with KPMG, 2026Q2; Department of Lands and Surveys: sale and exchange; Department of Lands and Surveys: basic information before purchase; Department of Lands and Surveys: depositing the sale contract; Ministry of Interior: purchasing property; Migration Department: immigration permits for investors; Cap. 109, Acquisition of Immovable Property (Aliens) Law; Companies Section: repeal of the Stamp Duty Laws, Law 239(I)/2025; Law 42(I)/2023 (VAT amendment); Regulatory Administrative Act 102/2026; Regulatory Administrative Act 103/2026; PwC Tax Summaries, Cyprus: other taxes (VAT, transfer fees); PwC Tax Summaries, Cyprus: individual other taxes (CGT); PwC Tax Summaries, Cyprus: individual income determination; UNESCO World Heritage: Paphos; Wikipedia: Paphos; Wikipedia: Local government reform (Cyprus); State Health Services Organisation: Paphos General Hospital; Cyprus Mail, 17 July 2026: Blue Flag beaches; CYMEPA Blue Flag beach list; Cyprus Mail, 22 October 2026: foreign property purchases; Aristo Developers: Breeze Residences; Aristo Developers: Elegant View; Aristo Developers: Pelagos Beachfront Villas; index.cy: Paphos sale ads (cited by ad number); index.cy: apartments for rent in Paphos; Project OSRM; OpenStreetMap Nominatim. Listing pages of this site, index.cy ads (cited by ad number), OpenStreetMap and OSRM were read on 5 November 2026.