Perched on the sun-drenched western shores of Cyprus, Paphos has emerged as the most popular region for overseas property buyers. More than two-thirds of us list Paphos as our preferred destination, according to our 2025 reader survey.
Famed for its blend of history, coastal beauty and laid-back Mediterranean living, this UNESCO-listed city seamlessly combines modern conveniences with timeless Cypriot charm.
But there is more to Paphos than its city. There are villages around the city, either along the coast or inland, up in the cool of the hills.
In recent years, Paphos has drawn growing interest from international buyers โ from retirees seeking a warm, affordable lifestyle to remote workers and investors looking for long-term opportunities in a stable market.
Whether your goal is a serene holiday retreat by the sea or a more permanent move to the island, this guide explores everything you need to know about Paphos property in 2026: from market outlook and emerging trends to the best neighbourhoods and the practical steps involved in buying a home in Cyprus.
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Contents
Why buy property in Paphos in 2026?
Paphos continues to attract international buyers thanks to a compelling mix of livability, accessibility and lifestyle.
The coastal city enjoys a warm climate year-round, with average summer temperatures reaching 34ยฐC in peak months and mild winters that rarely drop below 12ยฐC. Crucially, the coastal location helps keep summer heat manageable due to regular sea breezes.
For international arrivals, Paphos International Airport offers regular, year-round flights to major European cities, including direct routes to the UK. Situated just under 7km from the town centre, it makes quick weekend trips and stress-free arrivals entirely feasible. Public transport in and out of the airport is reliable, with local buses running to Larnaca, Limassol and Nicosia. Taxis are also readily available 24/7.
What sets Paphos apart is its deep cultural heritage. The city has been occupied since antiquity and is home to several UNESCO-listed sites, including ancient mosaics and Roman villas. Foreign residents often choose to live in the nearby villages around Paphos, attracted by a balanced lifestyle of countryside charm and easy access to urban facilities. Nearly 40% of the local population were international residents calling Paphos their home from home โ the highest expat proportion in Cyprus.
Whether you are drawn by the warm weather, the food, beach life or its cultural depth, Paphos remains a top choice for overseas buyers.
For a deeper look at purchasing property abroad, claim your free copy of our Cyprus Buying Guide:
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The Paphos property market: where to look and what to expect
The Paphos property market caters to a wide spectrum of buyers. From modern flats in prime tourist zones to rustic stone-built homes in hillside villages, Paphos provides options for most lifestyles and budgets. Housing supply continues to be steady, with developments in popular areas launching throughout 2025 and more in the pipeline for 2026.
Current figures from the Department of Lands and Surveys (2024) reveal the average home price in Paphos stands at around โฌ344,000, up slightly from the previous year. Apartments average โฌ185,000, with buyer interest split fairly evenly between homes, apartments and land purchases.
Developments like Aphrodite Hills offer luxurious homes with sea views and golf access, where properties can exceed โฌ650,000. By contrast, renovation-ready homes in inland villages such as Koili or Polis can be found starting from โฌ75,000. These attract buyers keen on customisation or long-term investment.
Villages like Anarita, Chloraka and Mandria have gained popularity among those searching for more space at lower price points. Studio apartments can be snapped up for as little as โฌ120,000, while a three-bed villa can be secured for โฌ250,000 depending on condition, build size and location.
In short, Paphos offers solid value for money, especially when weighed against property prices along Spainโs Costa del Sol or Italyโs Amalfi Coast.
Top neighbourhoods for buying property in Paphos
Paphos offers numerous neighbourhoods and villages suited to different buyer profiles. Here is a closer look at six popular areas to consider in 2026:
Kato Paphos
This coastal district is one of the most vibrant in Paphos. With its archaeological sites, bars, restaurants and easy beach access, Kato Paphos is a tourist and expat hotspot. Properties here range from compact studios ideal for holiday lets to spacious resale townhouses. Expect to pay from โฌ125,000 for a one-bed and around โฌ160,000 for a two-bed townhouse. Popular with investors seeking rental income.
Universal
Favoured for its central location, Universal is popular with foreign buyers who want convenience and walkability. This well-connected suburb offers good value and easy access to both the beach and shopping areas. Many properties are new builds within modern complexes, often with shared pools or gyms โ appealing for both residents and holiday rentals. Entry-level prices start from about โฌ130,000.
Peyia
Around 30 minutes north of the city centre is Peyia, a charming hillside village that overlooks Coral Bay. Known for its high number of British expats, Peyia combines scenic views, useful amenities and peace. There are traditional villas dotted across the area, alongside a range of new developments. One-bed flats here start at โฌ140,000, while larger homes begin around โฌ300,000.
Tala
Tala lies inland and slightly uphill, offering panoramic views of the coast. This typical Cypriot village is perfect for buyers who want a quiet base rooted in tradition. Properties range from newly built homes to renovated stone cottages, with prices starting at around โฌ180,000. It’s especially popular with retirees and those looking for year-round residence.
Chloraka
If youโre looking for a relaxed pace and sea views without the tourist crowds, Chloraka presents great value. Youโll find a combination of traditional homes and low-rise developments here, with one-bed apartments from โฌ120,000. This area has attracted growing interest from digital nomads and young families in recent years.
Mandria
The village of Mandria blends rural calm with seaside living. Located around 15 minutes from Paphos International Airport, it has grown in popularity especially among buyers looking for peace, combined with community life. A mix of value homes and mid-range villas are available, starting at โฌ130,000. Its proximity to the coast makes it attractive for expats and part-time residents alike.
Is buying property in Paphos a wise investment?
Paphos continues to deliver solid investment potential, particularly in the holiday rental and resale markets. Cyprus is one of the few EU countries to have seen consistent property price growth over the last decade, with Paphos performing particularly well.
Luxury property transactions show the areaโs ongoing appeal among premium buyers. In 2023, 15% of all high-end transactions nationally took place in Paphos, according to PwCโs Cyprus Real Estate Market Report. This share has been stable or rising year on year, suggesting continued trust in the regionโs value trajectory.
At the mid-tier level, rental demand remains high. Tourism continues to rebound, and international schools, healthcare and infrastructure support longer-term tenants. With short-term lets commanding solid returns โ especially in beachside areas like Kato Paphos or Coral Bay โ an appropriately priced, well-managed property can earn between 4% and 7% net yield annually.
The governmentโs tax policies remain favourable for foreign buyers: no capital gains tax on property sales under certain conditions, and a 0.4% annual โimmovable property taxโ on most residential properties. Further, owning property in Cyprus does not impose residency obligations โ useful for buyers planning partial relocations.
Ultimately, a Paphos property can be both a sound financial decision and a rewarding lifestyle one โ particularly when supported by experienced local advisers and a clear plan.
10 essential steps to buying property in Paphos
Every property purchase abroad involves paperwork, financial planning and, ideally, good local advice. Hereโs a step-by-step guide to buying in Paphos with confidence:
- Set your criteria: Outline your goals โ whether retirement, rental income or holiday use. Clarify location, size, style and budget. Account for fees and taxes of up to 10% above the purchase price.
- Do your research: Use guides, join our webinars and view digital walk-throughs. Talk to friends or family who have bought in Cyprus and investigate options in different districts of Paphos.
- Consult a currency specialist: International buyers are exposed to currency movement risks. Lock in an exchange rate using a forward contract to protect your budget and avoid surprises. Book a call with Smart Currency Exchange to learn more.
- Choose your team: Work with a reliable estate agent, Cypriot property lawyer and possibly a tax consultant. Your Overseas Home can connect you with trusted professionals.
- Arrange a viewing trip: Once youโve shortlisted properties, plan an inspection visit. Ensure your agent understands your goals before you fly. Download our Viewing Trip Guide for more detail.
- Make an offer: Offers are made through your estate agent. Once accepted, your lawyer conducts property checks and due diligence.
- Pay a reservation fee: To secure the property, youโll pay a reservation deposit. A contract is then drafted. At this stage, youโll usually pay 20โ30% as a purchase deposit.
- Apply for permissions: Non-Cypriot buyers must seek written permission from the Council of Ministers to complete a property purchase. Your lawyer will handle this.
- Final payment and contract signing: After approval, the full amount is paid and both parties sign the final agreement. You will receive official ownership documents.
- Register the property: Your name must be recorded at the Cyprus Land Registry. Your lawyer oversees this process and ensures title deeds are properly transferred.
With careful planning and the right advice, buying in Paphos can be an efficient and highly rewarding experience.
Take the next step
At Your Overseas Home, weโre here to help every step of the way. Whether youโre looking for expert guidance, trusted local estate agents or help managing currency risks, our award-winning team can get you started on the right path.
Book your free property consultation and begin your journey to buying your dream property in beautiful Paphos.
Still weighing up your options? Our complete guide to where to buy property in Cyprus breaks down every major region, from the sun-drenched beaches of Ayia Napa to the cosmopolitan buzz of Limassol. And if youโre ready to take the next step, explore our full walkthrough on how to buy property in Cyprus โ from your first viewing to final ownership. Together, theyโll give you the full picture of what to expect when buying your dream home in the Mediterranean.
FAQs about buying property in Paphos
No, property prices across Cyprus are rising, but the pace of growth is generally slowing down, which points to a more stable, less overheating market. According to the Central Bank of Cyprus, house prices rose by 4.8% year-on-year in early 2025, with coastal areas such as Limassol and Paphos continuing to attract strong demand. Prices may stabilise slightly in less tourist-heavy regions, but this is creating opportunities for savvy buyers seeking better value inland.
Yes โ provided you buy with expert guidance and understand the local market. Cyprus offers a mix of lifestyle appeal and sound investment potential, particularly in areas with year-round rental demand. Working with an independent lawyer and using a regulated currency specialist helps ensure a secure purchase.
Owning property doesnโt automatically grant residency, but it can make the process smoother. As a non-EU national, you can stay for up to 90 days within a 180-day period without a visa. If you plan to live in Cyprus full-time, you can apply for temporary residency (known as the Pink Slip), which is renewable annually, or permanent residency if you purchase property worth at least โฌ300,000. EU citizens can stay indefinitely but should register with the Civil Registry and Migration Department if staying longer than 90 days.
