What this list actually is
Two things are worth saying before the numbers. First, this is the Republic of Cyprus — the EU member state — not Northern Cyprus, which has its own page. The two areas differ in legal framework, title registration and EU status, and that distinction matters more than any price on this page.
Second, “Southern Cyprus” here is very nearly one region. Thirty-three of the thirty-five projects sit in the Paphos district — Paphos town itself, plus Venus Rock, Peyia and Polis. Limassol and Nicosia have exactly one listing each. This page lists no projects in Larnaca, Ayia Napa or Protaras.
What makes the list distinctive is its shape. It runs from €169,000 to €4,830,000 — a 28.6× spread (4,830,000 ÷ 169,000) — and it is villa-led rather than apartment-led: 21 villas, 13 apartments and one plot of land. The Türkiye archive, by comparison, lists 11 projects, all apartments (live archives, 5 November 2026).
Southern Cyprus at a glance
| Southern Cyprus | |
|---|---|
| Projects listed | 35 |
| Entry price | €169,000 (a plot — see below) |
| Cheapest home | €195,000 (Blue Lagoon, Paphos) |
| Top of the range | €4,830,000 (Villa Paradise, Peyia) |
| Currency | Euro throughout — all 35 |
| Mix | 21 villas · 13 apartments · 1 plot |
| Concentration | 33 of 35 in the Paphos district |
| Status | EU member state; euro currency |
| Residency route | Permanent residence permit from €300,000 plus VAT in a first-sale home bought from a developer, with an annual income condition (Migration Department, Regulation 6(2)) |
| Citizenship by investment | Closed since 1 November 2020; the underlying law was repealed with effect from 12 December 2025 — no passport programme |
The €300,000 residency line
Cyprus’s fast-track permanent residence permit is the main reason foreign buyers look here. Under the Migration Department’s expedited procedure (Regulation 6(2) of the Aliens and Immigration Regulations, 4th Revision, May 2023), the residential route requires a house or apartment sold for the first time by a development company, worth at least €300,000 plus VAT, with official payment receipts of at least €300,000 excluding VAT. Up to two units may be combined to reach the total. Resales qualify only where the sale contract was filed at the Department of Lands and Surveys before 7 May 2013.
The investment funds must be shown to have been transferred to Cyprus from abroad and paid into the seller’s account at a Cyprus financial institution. The applicant must also show a secured annual income from abroad of at least €50,000, plus €15,000 for a spouse and €10,000 for each dependent minor child, and must provide health insurance and clean criminal-record certificates. Selling the investment without immediately replacing it with one of equal or greater value leads to cancellation of the permit. The outcome is a permit to reside — not a passport (Migration Department, page posted 29 December 2025).
That last point catches people out. Cyprus ran a citizenship-by-investment programme that granted an EU passport. Cyprus announced in late October 2020 that it would end the programme on 1 November 2020, and the underlying law was repealed with effect from 12 December 2025; the European Commission closed its infringement case on 11 March 2026 (Kiprinform, 12 March 2026). No citizenship-by-investment programme is in operation.
Against the €300,000 line, this list divides as follows:
| Band | Count | Examples |
|---|---|---|
| Under €300,000 | 7 | Six homes — Blue Lagoon €195k, Petunia €220k, Mare Residences €230k, Kronos Court €230k, Goldrose €252k, Melanie €260k — plus the Emerald Plots plot at €169k |
| Exactly on the line | 1 | Ethereum Village — €300,000 |
| Above €300,000 | 27 | From Golden Sun €335k up to Villa Paradise €4.83m |
The cheapest listing on the page falls outside the residential residency route. Emerald Plots in Nicosia, at €169,000, is the entry price — but it is land, and the residential category of the Migration Department’s procedure refers to a house or apartment sold by a development company. It is the only plot among the 35.
Ethereum Village is listed at exactly €300,000. The Migration Department’s criteria are expressed as at least €300,000 plus VAT, with receipts of at least €300,000 excluding VAT, so whether a listed price is shown net or gross of VAT changes how a project compares with the threshold.
Villas or apartments
The split between villas and apartments is not evenly spread across the price range: 21 of the 35 listings are villas.
The apartments cluster at the bottom. Every project under €300,000 except one is an apartment, and the 13 apartments run from €195,000 to €640,000.
The villas make up the upper end. All 21 sit between €300,000 and €4.83m, and everything above €750,000 is a villa without exception.
Price rank does not track size. Aquamare Villas at €695,000 is 25th of 35 when listings are ordered from the lowest price, with a built-up area of 209.32–329.18 m² on plots of 406.92–632.32 m². Demetra Residences at €750,000 lists a built-up area of 137.98 m² on a 343.5 m² plot (size field 137.98–140.94 m²). Two villas €55,000 apart differ by roughly 1.5 to 2.4 times in built-up area (209.32 ÷ 137.98 = 1.52; 329.18 ÷ 137.98 = 2.39), per the listing pages on 5 November 2026.
Where these actually are
Paphos town — 21 projects. The largest group on this list. A town on the south-west coast with an international airport. Everything from €195,000 apartments to €1.1m villas.
Venus Rock — 5 projects. A coastal development area west of Paphos; all five listings are villas, priced from €359,000 to €1.65m. Note that two separate listings are both called “King Residences”, at €1,125,000 and €1,583,000 — the written project name and unit reference identify which one an offer refers to.
Peyia — 4 projects. A hillside village north-west of Paphos above Coral Bay. It holds both Rosetta Heights at €480,000 and Villa Paradise at €4.83m — the widest internal spread of any location here.
Polis — 3 projects. The north-west, near the Akamas peninsula, home to Paradise Beachfront Villas at €1.85m.
Limassol — 1 project. Sangria Hills, €379,000. Limassol is a port city on the south coast; a single listing covers only a small part of it.
Nicosia — 1 project. Emerald Plots, the land parcel. Nicosia is the capital and lies inland.
What it costs to buy
| Item | What to plan for |
|---|---|
| VAT | 19% standard. A reduced 5% rate applies to the first 130 m² of buildable area of a new home that is the buyer’s primary and permanent residence, where the property value is up to €350,000, total buildable area is up to 190 m² and total transaction value is under €475,000; the home must stay the main residence for ten years, and the rest is charged at 19%. Projects whose planning applications were filed by 31 October 2023 can fall under the earlier regime (5% on the first 200 m²), with the transitional period extended to 31 December 2026 (PwC Tax Summaries, reviewed 4 August 2026; Cyprus Mail, 16 April 2026) |
| Property transfer fees | Paid by the buyer to the Department of Lands and Surveys on the sale price or market value: 3% up to €85,000, 5% from €85,001 to €170,000, 8% above €170,000. No fee is charged where VAT is charged on the same transaction (shown by a VAT Department certificate); where the purchase is not subject to VAT, the fee is reduced by 50% (DLS Portal and gov.cy, checked 5 November 2026) |
| Transfer fee, worked example (no VAT) | On a €400,000 purchase not subject to VAT: 3% × 85,000 = €2,550; 5% × 85,000 = €4,250; 8% × 230,000 = €18,400; total €25,200, halved by the 50% reduction to €12,600 |
| Stamp duty | Repealed. Law 239(I)/2025 (Official Gazette No. 5070, 31 December 2025) repealed the Stamp Duty Laws with effect from 1 January 2026, so documents signed from that date carry no stamp duty. Documents signed — even by one party — by 31 December 2025 remain subject to the old laws and are stamped under the procedures then in force (Tax Department notice, as reported by Cyprus Mail on 11 January 2026 and KPMG). Before the repeal the rates were nil up to €5,000, 0.15% to €170,000 and 0.2% above, capped at €20,000 (PwC). Land Registry transfer fees are a separate charge and continue as above |
| Legal fees | Paid to the buyer’s own lawyer for the checks the Department of Lands and Surveys lists: registered ownership, encumbrances such as mortgages, VAT status, permits and common areas |
| Contract deposit at Land Registry | The Department of Lands and Surveys describes depositing the signed sale contract with it where financial or other issues remain outstanding before title is transferred, and advises against paying the full price before the title deed is registered in the buyer’s name (DLS leaflet, PIO 179/2022) |
| Annual immovable property tax | Abolished from 1 January 2017 (PwC Tax Summaries, reviewed 4 August 2026) |
| Capital gains tax (on a later sale) | 20% on gains from disposing of Cyprus immovable property; for indirect disposals through shares, the property-value threshold fell from 50% to 20% from 1 January 2026 (PwC; EY, 7 January 2026) |
| Tax on rental income | From the 2026 tax year rental income is no longer subject to the special defence contribution and is taxed as income tax only (EY, 7 January 2026) |
| Mortgage registration | 1% of market value (PwC Tax Summaries) |
| Communal charges | Charged by the management of developments with shared facilities such as pools, gardens or gated access |
Whether the purchase is subject to VAT changes both the 5% question and whether transfer fees apply: the Department of Lands and Surveys leaflet tells buyers to ask the seller whether VAT is payable and at what rate, and to establish the transfer fee they will owe. The figures above are as of 5 November 2026.
Title deeds and sale-contract checks
According to the Department of Lands and Surveys, a new unit under construction cannot be registered or hold a title deed until a completion-of-works certificate is issued by the supervising engineer and a certificate from the competent Building Authority is obtained. Where a development is finished but title deeds have not been issued, the Department tells buyers to find out why. The Department also lists what a buyer should know before purchase: whether the property is registered and belongs to the seller, whether there are encumbrances such as a mortgage or another deposited sale contract, whether the building holds a Certificate of Approval, and what the time frame and consequences are if completion or registration deadlines are missed.
The Department’s practical guidance: request a recent Search Certificate for the property (the registry characteristics are searchable free of charge on the DLS Portal), and where outstanding issues remain, sign a sale contract and deposit it at the Department; it advises not paying the full price before the title deed is transferred into the buyer’s name. The Department’s leaflet is dated 2022 (PIO 179/2022).
What EU membership actually gets you
Cyprus is in the European Union and uses the euro, and this is the substantive difference from the northern part of the island: euro pricing with no currency mismatch for euro-area buyers, and property registered with the Republic’s Department of Lands and Surveys.
Buyers who are citizens of non-EU states, including foreign companies and companies they control, must first obtain permission from the local District Administration under the Acquisition of Immovable Property (Aliens) Law, Chapter 109, using form COMM 145. Per the Ministry of Interior, no fee is payable and applications take two to three weeks. Permission covers a plot of up to 4,000 m² for building an owner-occupied dwelling, or up to two units (two dwellings, or a dwelling plus a shop up to 100 m² or an office up to 250 m²); the limit applies to a couple in total. Cyprus Mail reported on 3 September 2026 that government and parliamentary draft bills to tighten limits on purchases by non-EU nationals were under discussion, with no passage or effective date reported.
EU membership does not give a non-EU buyer free-movement rights. The Cyprus permit lets you live in Cyprus; it is not a Schengen residence permit, and Cyprus is not yet in the Schengen area. Cyprus’s Migration Deputy Minister said on 10 October 2026 that accession is now expected in 2027, and the EU Council has still to decide (Cyprus Mail, 15 October 2026).
Gaps in the data on these listings
Points that the listing records leave open:
None of the 35 listings states a completion year, so ready stock cannot be told from off-plan on this page alone. Given that the residency route requires a first sale by a development company, and that the Department of Lands and Surveys links title registration to completion certificates, completion status is a point to establish for each project.
Bedroom counts appear in the description text of most listings but not all — for example Blue Lagoon (2-bedroom) and Villa Paradise (6-bedroom) state them, while Kronos Court and Petunia do not; sizes are given in square metres.
And as noted, two distinct Venus Rock listings share the name “King Residences”, €458,000 apart.
Frequently asked questions
What is the cheapest property in Southern Cyprus?
The cheapest listing is Emerald Plots at €169,000, but that is land. The cheapest home is Blue Lagoon in Paphos at €195,000.
Can I get an EU passport by buying property in Cyprus?
No. The citizenship-by-investment programme was closed from 1 November 2020 and its underlying law was repealed with effect from 12 December 2025. Buying property can lead to a permanent residence permit under Regulation 6(2) from €300,000 plus VAT in a first-sale home, which is a residence status, not citizenship.
Can foreigners buy freely?
It depends on nationality. EU citizens buy on the same footing as Cypriots; citizens of non-EU states need permission from the District Administration under Chapter 109 before acquiring (see the EU membership section above). Proposals to tighten the rules were under discussion as of 3 September 2026.
Is this the same as Northern Cyprus?
No, and the difference is fundamental — legal framework, title registration and EU status all differ. See Northern Cyprus for that area.
Why is nearly everything in Paphos?
That is what the current listings cover — 33 of 35 in the Paphos district, with one each in Limassol and Nicosia and none in Larnaca, Ayia Napa or Protaras. This page does not represent the whole island.
Are these villas or apartments?
21 villas, 13 apartments, one plot. Apartments dominate below €300,000; everything above €750,000 is a villa.
What about the title-deed problem?
The Department of Lands and Surveys advises checking for mortgages and other encumbrances through a Search Certificate, confirming completion and registration status, and depositing the sale contract with the Department where issues are outstanding.
Was stamp duty abolished in Cyprus?
Yes. Law 239(I)/2025 repealed the Stamp Duty Laws with effect from 1 January 2026; documents signed from that date carry no stamp duty. Documents signed by even one party by 31 December 2025 remain subject to the old laws. Transfer fees at the Department of Lands and Surveys are a separate charge and still apply.
When does the 5% VAT rate apply?
To the first 130 m² of a new home used as the buyer’s primary and permanent residence, within the €350,000 value, 190 m² area and €475,000 transaction caps, with a ten-year residence condition; the remainder is charged at 19%. A transitional 200 m² regime applies to older permit applications, extended to 31 December 2026.
Summary of Southern Cyprus
Southern Cyprus is the EU option in the range of markets on this site: euro pricing, registration with the Republic’s Land Registry and a permit route with a €300,000-plus-VAT first-sale threshold. Seven of the 35 listings (six homes and the plot) are priced below €300,000.
The list is concentrated almost entirely in one district, so “Cyprus” here largely means “Paphos”. No completion year is stated on any listing, and the Department of Lands and Surveys ties title registration to completion certificates.
Related searches
By city: Paphos, Venus Rock, Peyia, Polis, Limassol, Nicosia. Compare: Northern Cyprus, Türkiye, Oman, UAE, Georgia.
Sources
Last checked: 5 November 2026. Sources: Law 239(I)/2025, Official Gazette No. 5070 (31 Dec 2025), cylaw.org; KPMG Tax News Flash, Cyprus repeal of stamp duty laws (Jan 2026); Cyprus Mail, 11 Jan 2026, stamp duty abolition; EY Global Tax News, 7 Jan 2026; PwC Tax Summaries, Cyprus other taxes (reviewed 4 Aug 2026); DLS Portal, sale/exchange fees; gov.cy, calculation of real estate transfer fees; DLS leaflet, Basic Information before the Purchase of Immovable Property; Migration Department, Immigration Permits for Investors (4th Revision, May 2023); Ministry of Interior, Purchasing Property (Cap. 109); Cyprus Mail, 16 Apr 2026, reduced VAT on first homes; Cyprus Mail, 3 Sep 2026, foreign property purchases; Cyprus Mail, 15 Oct 2026, Schengen accession; Kiprinform, Commission closes infringement case (Mar 2026).
