On the sun-drenched western shores of Cyprus, Paphos is the most popular region for property buyers from the UK. More than two-thirds of us list Paphos as our preferred destination, according to our 2025 reader survey.
Why do we love it here? Firstly, there is the history. The city has been listed by UNESCO for its ancient ruins, Roman villas and Tomb of the Kings. Then there are its beaches, backed by green hills and Paphos Forest. It has a lovely old town full of restaurants, serving up the local wine from its south-facing hills.
For families there are several international schools and universities, including a new site for the American University of Beirut.
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.
Whether your property goal in Cyprus 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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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. Just a short transfer 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.
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
The Paphos property market appeals to a broad range of buyers, from those seeking modern apartments in established tourist areas to buyers drawn to traditional stone homes in quieter hillside villages. Supply remains steady, with new developments launching across key areas during 2025 and further projects planned into 2026.
According to figures from the Department of Lands and Surveys (2024), the average property price in Paphos is around โฌ344,000, reflecting a modest year-on-year increase. Apartments remain the most accessible entry point at an average of โฌ185,000, while buyer demand is relatively evenly spread between houses, apartments and land.
Bling or budget in Paphos?
At the premium end of the market, developments such as Minthis Resort offer high-end homes with golf access, countryside views and resort-style amenities, with prices typically exceeding โฌ650,000. At the other end of the spectrum, renovation projects in inland locations such as Koili or Polis can still be found from around โฌ75,000, appealing to buyers seeking value or long-term capital growth.
Mid-market demand remains strong in villages such as Anarita, Chloraka and Mandria, where buyers can often secure more space at lower price points. Studio apartments may start from around โฌ120,000, while three-bedroom villas can be found from approximately โฌ250,000, depending on location, condition and build quality.
New build, off plan or resale?
Cypriots are excellent and enthusiastic builders, with new properties stylish and well-built. The benefits of buying new build include getting a property that is brand new and optimised for the best energy efficincy and earthquake protection. However, you will be paying a premium.
Buying off plan gets you a brand new property too, but by agreeing to wait for a year or two while it is built the price should be some 10 or 15% lower than a completed new build. Off plan buyers should also get some say in the property, such as how it is configured, the choice of finishes and white goods.
Bear in mind that if applying for a property-based golden visa you must buy new or off plan.
If you love something ‘old and beautiful’ or perhaps a bargain needing a little TLC, resale still accounts for most purchases. Buying via an individual rathere than a developer tends to offer greater scope for negotiating, but without the legal protections of new build. getting a survey should offer protection.
Overall, the Paphos property market continues to offer good value for money โ particularly when compared with established Mediterranean hotspots such as 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.
Minthis Hills
Minthis Hills is one of Paphosโs most prestigious residential addresses, centred around an 18-hole championship golf course and serene hillside landscapes. Perched approximately 10 minutes from Paphos and set within a protected Natura 2000 landscape, Minthis combines luxury living with natural tranquillity โ olive groves, vineyards and hiking trails are part of the fabric of the neighbourhood.
Prices tend to reflect its exclusive nature, with luxury homes and spacious plots commanding a premium relative to more central locations in Paphos.
If you purchase a Minthis Resort property via Your Overseas Home you will gain several benefits, including a 3% discount and 50% reduced legal fees. Take a look at Minthis Resort here.
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.
Check out some properties for sale in Peyia here.
Konia
Konia is a well-established suburb just east of central Paphos, popular with buyers seeking proximity to the city while enjoying a slightly elevated, quieter environment. Traditionally a standalone village, Konia has grown into a residential hub with a mix of modern developments, villas and family homes, often with sea or hillside views. Its location โ just a short drive from beaches, shops, schools and services โ makes it attractive for both permanent residency and holiday home buyers.
Properties here range from contemporary apartments to spacious detached villas, offering a range of price points. Koniaโs blend of convenience and relaxed village atmosphere continues to draw interest from both local and international buyers.
Check out some properties for sale in Konia here.
Coral Bay
Just north of Paphos, Coral Bay is one of the most sought-after coastal areas for property buyers focused on beachside living or holiday rentals. The area is characterised by its long, sandy beaches, clear Mediterranean waters and a concentrated village centre with bars, restaurants and shops โ all within walking distance of many properties. Real estate options range from sea-facing villas and townhouses to modern apartments, with strong appeal for both lifestyle purchasers and investors seeking strong seasonal rental demand.
Coral Bayโs popularity means property values here can be higher than in inland villages, but its coastal character and vibrant tourist infrastructure help maintain demand throughout the year.
Gialia
Gialia is a village along the Paphos coastal corridor, mixing peaceful rural charm with proximity to the sea and daily amenities. It lies between Argaka and Agia Marina and offers a quieter alternative for buyers wanting strong connections to nature and community life. Although the market here is more limited compared to larger suburbs, properties often benefit from proximity to the coast and scenic surroundings โ including some plots and houses with sea views.
Traditions and local heritage are part of the villageโs character, with features such as the Gialia Monastery ruins reflecting the areaโs historical roots. Gialia can appeal to buyers seeking characterful homes or land near the coast, with generally more affordable pricing relative to more established coastal hotspots.
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 good investment?
Buying property in Paphos continues to appeal to international buyers seeking both lifestyle benefits and long-term value. Cyprus is one of the few EU markets to have recorded consistent property price growth over the past decade, with Paphos remaining one of its strongest-performing regions.
Demand at the premium end of the market remains solid. PwCโs most recent Cyprus Real Estate Market Report shows that around 20% of high-value property transactions in Cyprus are in Paphos, highlighting sustained confidence among overseas and lifestyle buyers.
Rental prospects are also attractive. Tourism has rebounded strongly, while good infrastructure, international schools and private healthcare support year-round rental demand. Well-located properties โ particularly in coastal areas such as Kato Paphos and Coral Bay โ can typically achieve net yields of around 4% to 7% per year when professionally managed.
From a practical perspective, Cyprus remains buyer-friendly. Favourable tax rules, relatively low annual property taxes and no obligation to become a resident make buying property in Paphos especially appealing for second-home buyers and those planning a future move.
Overall, buying property in Paphos can offer a balanced combination of investment potential and lifestyle appeal, particularly when supported by expert local advice and a clear long-term 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). This 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.
