Houses and villas for sale in Paphos
If you are looking to buy a house in Paphos, there are four common types to choose from. They differ in size, plot, upkeep and price. Not sure yet whether a house is right for you? The overview of all property for sale in Paphos helps you compare – and an apartment in Paphos is often the lower-maintenance option.
Villa
A detached house with a private pool and a generous plot, often on a hillside or with sea views. The classic upmarket choice in Paphos – whether as a permanent home, a holiday home or a higher-end investment. Villas offer the most privacy but also need the most upkeep.
Detached house
A stand-alone house with no shared walls, its own plot and often its own pool. More privacy than a townhouse or a home in a development, but less of a showpiece than a villa. Popular with families and year-round residents.
Bungalow
Single-storey and step-free, or nearly so, usually with a small garden and a private or shared pool. Very popular with retired buyers: compared with a similar-sized house on two or more floors, there are fewer stairs and the price can be lower.
Townhouse
Two or three storeys, in a development with a communal pool, gardens and a management company. A more affordable way into the house market than a detached home – less upkeep, but also less privacy.
New build or resale?
With houses and villas in Paphos, choosing between a new build and a resale is a key decision: it affects the costs, how long you wait, the paperwork and the checks you need to make.
New-build and off-plan houses
New houses and villas in Paphos are often sold off-plan: you buy before or during construction and receive the keys on completion.
Advantages: new fittings, better energy efficiency, no immediate renovation costs and a staged payment plan.
Risks: completion delays, no title deed yet when you buy, and the need to check the developer’s track record.
Tax: new builds attract VAT at the standard rate of 19%, or 5% for a main residence on the first 130 m² and the first €350,000 of the price, provided the home is no larger than 190 m² and costs no more than €475,000 in total. On the other hand, there are no Land Registry transfer fees to pay.
Resale houses
Resale homes are ready to move into, usually already have a title deed and come with a building history you can check.
The downsides: possible renovation costs, older fittings, and more checks on paperwork and planning history. Resales usually attract no VAT; instead, the tiered Land Registry transfer fees apply – halved by law where no VAT is payable.
Paphos has plenty of attractive resale villas, particularly in Peyia, Tala and Chloraka.
How much does a house cost in Paphos?
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| Location | 2 bedrooms | 3 bedrooms | 4 bedrooms | 5+ bedrooms |
|---|---|---|---|---|
| Paphos district | €210k–645k | €395k–1.23m | €645k–2.7m | €895k–4.7m |
| Kato Paphos & Universal | €250k–350k | €340k–910k | Rarely available | Rarely available |
| Chloraka | €235k–585k | €460k–915k | €815k–1.75m | €1.07m–4.15m |
| Peyia | €220k–890k | €430k–1.3m | €750k–2.4m | €960k–3.5m |
| Coral Bay | €270k–890k | €430k–1.0m | €705k–1.94m | €905k–4.67m |
| Sea Caves | Rarely available | €475k–2.0m | €995k–2.3m | €2.2m–4.65m |
| Tala | Rarely available | €410k–1.47m | €650k–1.58m | €895k–2.5m |
| Geroskipou | €275k–695k | €465k–890k | €750k–1.73m | €890k–2.45m |
| Kissonerga | Rarely available | €480k–845k | €790k–2.98m | €1.49m–5.32m |
| Aphrodite Hills | Rarely available | €1.01m–1.89m | €1.68m–2.87m | €3.06m–7.12m |
| Polis & Latchi | Rarely available | €350k–1.2m | Rarely available | Rarely available |
Asking prices (Bazaraki, October 2026) – middle 80% of listings, houses and villas only, rounded (k = thousand, m = million). “Rarely available” = fewer than ten properties of this type currently on the market in this location. Two-thirds of listings are new builds, usually quoted excluding VAT. Resales only, Paphos district: 2 bedrooms €190k–450k · 3 bedrooms €310k–1.3m · 4 bedrooms €590k–2.9m. Sea views, a pool, plot size, the age of the property and its condition can make a big difference to prices within the same location.
Costs of buying a house in Paphos
On top of the purchase price, there are some additional costs when you buy a house in Paphos. What you pay depends on whether you are buying a resale or a new build:
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| Cost item | Resale | New build (from a developer) |
|---|---|---|
| Transfer feeLand Registry, paid by the buyer | Tiered at 3/5/8%, halved by law where no VAT is payable (not after a mortgagee sale) – effectively 1.5/2.5/4% | Not payable where VAT is paid |
| VATpaid by the buyer | Usually none. 19% if a business, such as a developer, sells a building used for less than 18 months (since 1 September 2026); private sellers do not charge VAT | 19%, or 5% on application for a main residence: on the first 130 m² and the first €350,000; floor area up to 190 m², total price up to €475,000 |
| Stamp duty on the contract | Abolished for contracts signed from 1 January 2026 | Abolished for contracts signed from 1 January 2026 |
| Legal feespaid by the buyer | Usually around 1% of the price (sometimes up to 2%) plus 19% VAT, or a fixed fee | Usually around 1% of the price (sometimes up to 2%) plus 19% VAT, or a fixed fee |
| Land Registry feespaid by the buyer | Title search €10–15, lodging the contract of sale €50 | Title search €10–15, lodging the contract of sale €50 |
| Mortgage registrationif you take out a mortgage; paid by the buyer | 1% of the loan amount | 1% of the loan amount |
| Agency commission | Normally paid by the seller | Normally paid by the developer, often included in the price |
| 0.4% levy“refugee levy” | 0.4% of the sale price, paid by the seller | 0.4% of the sale price, paid by the developer |
All figures are a guide only, as at October 2026.
The rules in force at the time of purchase apply; for binding advice, speak to your lawyer. Your contract of sale must be lodged with the Land Registry within six months of signing – your lawyer will take care of this. For a cost breakdown on a specific property, get in touch.
Planning to let?
Market rents for houses in Paphos
If you are buying a house or villa with a view to letting it out later, it helps to know the Paphos rental market. The table shows long-term asking rents for houses and villas (not apartments) by location and number of bedrooms:
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| Location | 1–2 bedrooms | 3–4 bedrooms |
|---|---|---|
| Paphos district | €750–2,300 pcm | €1,700–7,250 pcm |
| Chloraka | Rarely available | €1,650–6,900 pcm |
| Peyia & Coral Bay | Rarely available | €2,200–7,800 pcm |
| Tala | Rarely available | €2,300–4,000 pcm |
| Polis & Latchi | Rarely available | €2,000–5,400 pcm |
Long-term asking rents (Bazaraki, October 2026) – middle 80% of listings, houses and villas only, rounded. “Rarely available” = fewer than ten properties of this type currently on the market in this location. Rents vary with furnishing, length of tenancy, season, sea views, whether there is a pool, condition and location.
Important: ABC Cyprus Homes does not promise returns. These figures are a guide only. Whether a particular property will let, and at what rent, depends on its condition, location and specification, and on the market at the time.
Would you rather rent first and get to know Paphos? See our current properties for rent in Paphos.
Pool, garden or sea view – what really drives the price
Pool
Almost every house and villa in Paphos has a pool. Maintenance, water treatment, the pump and cleaning are down to the owner or a pool service. Running costs are typically around €100–250 a month, depending on the size of the pool, whether it is heated and the service contract.
Garden and plot
Plot size makes a big difference to the price. In Kato Paphos, plots are small and valuable; in Tala or Anarita, the same money buys considerably more land. If you want low-maintenance outdoor space, a townhouse in a development is the better fit; if space and privacy come first, look at detached homes.
Sea view and distance to the sea
A sea view has the single biggest influence on price in Paphos – within the same area, a house with an unobstructed sea view can cost substantially more than an identical one without. But a sea view does not necessarily mean being close to the beach: hillside villages such as Tala lie a few kilometres inland yet often have wide views over the coast. In Sea Caves, by contrast, you are right on the coastline.
Rules of thumb for Paphos
- Seafront and beachfront: the top price bracket – above all Sea Caves and the coastal stretches of Kato Paphos.
- Hillside sea views: a clear premium – typical of Peyia, Tala and the slopes above Coral Bay.
- Central, well-served locations without sea views: Geroskipou, Konia and parts of Chloraka – good value for money.
- Inland and quiet: the lowest prices per m² – Emba, Anarita and the villages inland from Tala, where your budget buys a bigger plot.
To find out how daily life differs from one location to the next, see our overview of property in Paphos.
Is a house or villa in Paphos right for you?
Families
More space, a garden of your own, a pool and privacy – houses and villas suit families far better than apartments. Locations with good local amenities (Geroskipou, Chloraka, Konia) make more sense than tourist centres. Tell us in your brief how close you need to be to schools, doctors and supermarkets.
Retirement
A quiet location, low-maintenance outdoor space and easy access to doctors and shops. Bungalows are the favourite choice of retired buyers – no stairs, a manageable plot, and easy to look after even if you are not here all year. Popular areas include Tala, Geroskipou and Peyia.
Holiday home
Easy access to the airport, a beach nearby and a pool. With a holiday home, arrange for someone to look after things while you are away – the pool, the garden and key holding. Kato Paphos and Peyia are the most sought-after areas for holiday homes.
Personal use and letting
If you buy a house and want to let it out some of the time, take a realistic look at the location, demand and the property’s condition. Short-term letting is possible in tourist areas but depends on platform rules, management and occupancy rates. We give you an honest view of the property in question – no blanket promises of returns.
International community
Peyia, Chloraka and Kissonerga in particular have large British and other international communities, with people living here all year round or for part of the year. If that matters to you, mention it in your brief – it has a direct bearing on the choice of location.
How ABC Cyprus Homes helps
you buy a house in Paphos
Brief and shortlist
We pin down what you need – type, location, budget, pool, garden, sea view and how you will use the property – and put together a vetted shortlist rather than an unfiltered list of search results.
Viewings in person or by video
We organise viewings in Paphos and the surrounding area. If you are abroad, we can arrange a video viewing on request to give you a first impression.
Local insight
We give you an honest view of the area and the specific plot, whether the price is fair, how much upkeep the pool and garden need, and the neighbourhood – not just the property’s selling points.
Coordination
We liaise with sellers, lawyers and, where needed, the authorities, and keep you updated throughout.
After the purchase
Help with furnishing, renovation or property management on request – just get in touch.
