Authored by the expert who managed and guided the team behind the Cyprus Property Pack
Yes, the analysis of Paphos' property market is included in our pack
Whether you're looking for a holiday home, a retirement spot, or an investment property, understanding Paphos housing prices is the first step.
This guide breaks down everything you need to know about property costs in Paphos in 2026, from median prices to neighborhood comparisons.
We update this article regularly to make sure you always have the freshest data available.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Paphos.
Insights
- Nearly 40% of property sales in Cyprus now go to foreign buyers, and Paphos remains one of the most popular destinations for expats and retirees looking for Mediterranean living.
- The median closed price in Paphos sits around €330,000, but the average reaches €420,000 because luxury villas on the coast pull the numbers up significantly.
- New builds in Paphos typically cost about 15% more per square meter than comparable resale properties, mainly due to better energy standards and included amenities like pools.
- Buyers in Paphos should expect to negotiate around 6% off the asking price on average, with resale homes offering more room (7 to 9%) than new builds (2 to 4%).
- Coastal neighborhoods like Coral Bay and Kato Paphos command €4,500 to €6,500 per square meter, while inland areas like Anavargos start as low as €2,200 per square meter.
- Property prices in Paphos have risen about 55% over the past 10 years, with roughly 35% of that increase being real growth after accounting for inflation.
- For a €650,000 new-build penthouse, VAT alone can add over €120,000 to your total cost if you don't qualify for the reduced 5% rate on primary residences.
- With a budget of $500,000 (around €425,000), you can find a 2-bedroom newer apartment in Kato Paphos or a 3-bedroom detached house in Geroskipou.
What is the average housing price in Paphos in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being skewed by a handful of multimillion-euro villas that push the average up.
We are writing this as of the first half of 2026, using the latest data we collected from official sources like the Central Bank of Cyprus and CYSTAT, which we manually verified for accuracy.
The median housing price in Paphos in 2026 is approximately €330,000 ($389,000 / €330,000), while the average housing price reaches around €420,000 ($496,000 / €420,000). This gap exists because high-end sea-view villas and luxury properties pull the average upward.
About 80% of residential properties in Paphos in 2026 fall within the €180,000 to €750,000 range ($212,000 to $885,000).
A realistic entry range in Paphos starts around €130,000 to €170,000 ($153,000 to $201,000), which could get you an existing 1-bedroom apartment of about 50 to 60 square meters in an inland neighborhood like Anavargos.
Luxury properties in Paphos in 2026 typically range from €1 million to €2.5 million ($1.18 million to $2.95 million), which would buy you a detached sea-view villa with 4 to 5 bedrooms, a pool, and modern finishes in areas like Coral Bay or Sea Caves.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Paphos.
Are Paphos property listing prices close to the actual sale price in 2026?
On average, closed prices in Paphos in 2026 come in about 6% below the original asking price.
Sellers in Paphos typically build in negotiation room, especially for resale properties where buyers expect to bargain after inspections or title-deed reviews. The gap is widest for older resale homes (7 to 9% discount) and smallest for new builds (2 to 4%), since developers often keep prices firm but offer extras like upgraded finishes instead.
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What is the price per sq m or per sq ft for properties in Paphos in 2026?
As of early 2026, the median closed price per square meter in Paphos is approximately €3,700 ($4,370 / €3,700), while the average reaches around €3,950 per square meter ($4,660 / €3,950). In terms of square feet, that translates to a median of about €344 per square foot ($406 / €344) and an average of around €367 per square foot ($433 / €367).
Smaller coastal apartments and sea-view units have the highest price per square meter in Paphos because you pay a premium for location, and compact units spread fixed costs like kitchens across less space, while larger inland homes needing updates have the lowest price per square meter.
The highest prices per square meter in Paphos in 2026 are found in Kato Paphos seafront and Coral Bay, ranging from €4,500 to €6,500 or more per square meter. The lowest prices are in inland neighborhoods like Anavargos, Tremithousa, and Mesogi, where you can find properties at €2,200 to €3,200 per square meter.
How have property prices evolved in Paphos?
Compared to one year ago, Paphos property prices have risen by about 5% in nominal terms (around 4% after adjusting for inflation). This steady growth came from continued strong foreign demand for holiday and retirement homes, combined with limited supply of prime coastal properties.
Looking back 10 years to January 2016, Paphos property prices have increased by roughly 55% in nominal terms, or about 35% in real terms after inflation. This reflects the long recovery from post-crisis lows, plus a shift toward higher-quality developments that command premium prices.
By the way, we've written a blog article detailing the latest updates on property price variations in Paphos.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Paphos.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Cyprus versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What types of properties are available in Paphos and how do their prices compare in 2026?
In Paphos in 2026, apartments make up about 55% of the market, followed by detached houses at 20%, townhouses at 15%, and villas at 10%, reflecting the strong demand from expats and retirees who often prefer low-maintenance apartment living near the coast.
The average apartment price in Paphos in 2026 is around €290,000 ($342,000), while townhouses average €340,000 ($401,000) and typical detached houses reach €520,000 ($614,000). Premium villas average around €1.25 million ($1.48 million), sea-view penthouses sit at about €650,000 ($767,000), and bungalows average €600,000 ($708,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Paphos?
- How much should you pay for a house in Paphos?
- How much should you pay for an apartment in Paphos?
- How much should you pay for a villa in Paphos?
- How much should you pay for lands in Paphos?
How do property prices compare between existing and new homes in Paphos in 2026?
New-build properties in Paphos in 2026 typically cost about 15% more per square meter than comparable resale homes in the same location.
This premium exists because new homes come with better energy efficiency, modern layouts, and bundled amenities like parking, pools, and smart home features that buyers are willing to pay extra for.
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How do property prices vary by neighborhood in Paphos in 2026?
Kato Paphos is the heart of expat life, offering walkable access to restaurants, the harbor, and beaches, with mostly 1 to 2 bedroom apartments and sea-view units. Prices here range from €300,000 to €750,000 ($354,000 to $885,000), with the premium driven by proximity to amenities and tourist rental potential.
Universal is popular with buyers seeking rental income, featuring 2-bedroom apartments and small townhouses close to town services. Properties here typically cost between €220,000 and €450,000 ($260,000 to $531,000), offering a balance between location and affordability.
Coral Bay attracts luxury buyers looking for beachfront living, with villas and large detached homes dominating the market. Prices range from €600,000 to €2.5 million ($708,000 to $2.95 million), reflecting the premium for direct beach access and high-end finishes.
You will find a much more detailed analysis by areas in our property pack about Paphos. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (€ / $) | Per sqm (€ / $) | Per sqft (€ / $) |
|---|---|---|---|---|
| Anavargos | Value / services | €130k-€220k / $153k-$260k | €2,200-€3,000 / $2,600-$3,540 | €204-€279 / $241-$329 |
| Tremithousa | Family / value | €170k-€320k / $201k-$378k | €2,300-€3,200 / $2,710-$3,780 | €214-€297 / $252-$350 |
| Mesogi | Family / space | €180k-€360k / $212k-$425k | €2,400-€3,300 / $2,830-$3,890 | €223-€307 / $263-$363 |
| Geroskipou | Family / commute | €250k-€600k / $295k-$708k | €2,700-€3,600 / $3,190-$4,250 | €251-€334 / $296-$394 |
| Konia | Upscale / schools | €350k-€900k / $413k-$1.06m | €3,100-€4,400 / $3,660-$5,190 | €288-€409 / $340-$483 |
| Chloraka | Popular / mixed | €220k-€520k / $260k-$614k | €2,800-€3,900 / $3,300-$4,600 | €260-€362 / $307-$427 |
| Universal | Popular / rentals | €220k-€450k / $260k-$531k | €3,000-€4,000 / $3,540-$4,720 | €279-€372 / $329-$439 |
| Kato Paphos | Expat / walkable | €300k-€750k / $354k-$885k | €3,600-€5,500 / $4,250-$6,490 | €334-€511 / $394-$603 |
| Tala | Hillside / views | €320k-€900k / $378k-$1.06m | €3,000-€4,400 / $3,540-$5,190 | €279-€409 / $329-$483 |
| Peyia | Beach access | €350k-€1.3m / $413k-$1.53m | €3,300-€5,200 / $3,890-$6,140 | €307-€483 / $363-$570 |
| Coral Bay | Luxury / beachfront | €600k-€2.5m / $708k-$2.95m | €4,500-€6,500+ / $5,310-$7,670+ | €418-€604+ / $493-$712+ |
| Polis / Latchi | Lifestyle / marina | €280k-€1.2m / $330k-$1.42m | €3,000-€5,500 / $3,540-$6,490 | €279-€511 / $329-$603 |
How much more do you pay for properties in Paphos when you include renovation work, taxes, and fees?
When buying property in Paphos in 2026, you should expect to pay an additional 6% to 12% on top of the purchase price for resale homes, and 8% to 25% for new builds where VAT applies.
For a property around $200,000 (about €170,000), you would typically add around €12,000 to €17,000 in extra costs covering stamp duty, transfer fees, legal fees, and minor updates. This brings your total investment to approximately €182,000 to €187,000 ($215,000 to $221,000).
For a property around $500,000 (about €425,000), additional costs typically run between €34,000 and €50,000, including transfer fees, legal work, and potential light renovation. Your total would come to approximately €459,000 to €475,000 ($542,000 to $560,000).
For a property around $1,000,000 (about €850,000), if it's a new build with full 19% VAT, that alone adds around €160,000, plus legal and other fees. Your total could reach €1,020,000 to €1,100,000 ($1.2 million to $1.3 million), though qualifying for reduced VAT on a primary residence would lower this significantly.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Paphos.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Paphos
| Expense | Type | Estimated Cost (€ / $) |
|---|---|---|
| Stamp duty | Tax | €300 to €1,200 ($350 to $1,420). This tax uses progressive rates starting at 0% for the first €5,000, then 0.15% up to €170,000, and 0.20% above that. For most mainstream purchases, the amount stays relatively small. |
| Transfer fees | Fee / Tax | 0% to approximately 4% of property value ($0 to 4%). The rate is progressive (3%, 5%, 8% bands), but many buyers pay reduced or zero transfer fees if VAT was already paid on the property. Check your specific situation with your lawyer. |
| VAT (new builds) | Tax | 5% to 19% of purchase price. The standard rate is 19%, but qualifying buyers purchasing a primary residence may be eligible for a reduced 5% rate on a portion of the property. This can represent a significant saving on new construction. |
| Legal fees | Professional | €1,500 to €6,000 ($1,800 to $7,100). Covers contract review, due diligence, title searches, and closing procedures. Complex transactions with multiple properties or financing arrangements will be at the higher end. |
| Survey / Inspection | Professional | €400 to €900 ($470 to $1,060). A structural survey helps identify hidden issues before you commit. Highly recommended for resale properties, especially older buildings. |
| Light renovation | Renovation | €300 to €700 per sqm ($350 to $825 per sqm). Covers cosmetic updates like painting, flooring, and minor kitchen or bathroom refreshes. For a 100 sqm apartment, budget €30,000 to €70,000. |
| Heavy renovation | Renovation | €900 to €1,600 per sqm ($1,060 to $1,890 per sqm). Required for major structural work, complete kitchen and bathroom replacements, or full modernization of older properties. For a 150 sqm house, budget €135,000 to €240,000. |
We made this infographic to show you how property prices in Cyprus compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Paphos in 2026 with different budgets?
With $100,000 (about €85,000), the market in Paphos is very limited, but you could find a studio apartment of 30 to 35 square meters in Tremithousa needing a refresh, a small 1-bedroom of around 40 square meters in Anavargos in an older building, or a project apartment requiring heavy renovation in Mesogi.
With $200,000 (about €170,000), you could purchase a 1-bedroom apartment of 50 to 60 square meters in Anavargos in basic condition, a similar-sized 1-bedroom in Tremithousa with a renovated kitchen, or a small 2-bedroom of 70 to 80 square meters in Mesogi with older finishes.
With $300,000 (about €255,000), your options include a 2-bedroom apartment of 75 to 90 square meters in Universal with good rental potential, a 2-bedroom of 80 to 95 square meters in Chloraka with partial sea views, or a townhouse of around 100 square meters in Geroskipou with a small patio.
With $500,000 (about €425,000), you could buy a newer 2-bedroom apartment of 90 to 110 square meters in Kato Paphos away from the seafront, a townhouse of 120 to 140 square meters in Chloraka with a shared pool, or a 3-bedroom detached house of 150 to 180 square meters in Geroskipou without a pool.
With $1,000,000 (about €850,000), you can access a villa of 200 to 260 square meters in Tala with a pool and views, a villa of 220 to 300 square meters in Peyia close to Coral Bay, or a large detached home of 250 to 320 square meters in Konia with upgrades and privacy.
With $2,000,000 (about €1.7 million), you enter the luxury market with options like a sea-view villa of 300 to 420 square meters in Coral Bay with a pool and premium plot, a high-end villa of 280 to 380 square meters in Sea Caves with strong views, or a prime penthouse or villa on the Kato Paphos seafront with top-tier finishes.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Paphos.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Paphos, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Central Bank of Cyprus (RPPI) | The country's central bank runs a formal, bank-data-backed property price index. | We used the CBC RPPI to anchor where the Paphos market stands going into January 2026. We also used it to justify our 1-year change estimate by aligning with reported trends. |
| CYSTAT House Price Index | The official national statistics office publishing Cyprus's house price index. | We used CYSTAT's HPI as a second independent check on price direction and magnitude. We cross-validated that 2025 growth was modest-to-positive rather than boom or bust. |
| Landbank Analytics | A well-known Cyprus real estate intelligence provider using filed sale contracts, not just listings. | We used Landbank's Paphos new-build average prices as the most concrete euro-per-home numbers available. We then projected them forward to January 2026 using official growth rates. |
| Properstar | A large international property portal publishing methodology-based, aggregated listing statistics. | We used Properstar to anchor price per square foot benchmarks for Paphos listings. We then adjusted downward to estimate closed prices based on typical negotiation discounts. |
| European Central Bank | The official euro-area central bank reference exchange rate series. | We used the latest available ECB reference rate from late December 2025 for all euro to dollar conversions. We applied it consistently across all figures in this article. |
| CYSTAT HICP | The national statistics office publishing Cyprus's EU-harmonised inflation measure. | We used HICP to estimate how much of the 10-year and 1-year price change is real after inflation. We kept adjustments conservative because Cyprus inflation was low in 2024-2025. |
| Cyprus Mail | A respected English-language news source covering Cyprus property market developments. | We used Cyprus Mail reporting to confirm that foreign demand remained strong in Paphos. We cited their statistics on the proportion of sales going to international buyers. |
| Landbank Market Trends 2024 | Detailed analysis of residential market dynamics from transaction data specialists. | We used this report to understand price bracket distributions across Paphos. We identified where the mass market concentrates to define realistic price ranges. |
| Pavlou Estates | A local real estate agency providing practical guidance on buying costs in Cyprus. | We used their stamp duty rate breakdowns to estimate transaction costs. We cross-checked their figures against official government sources. |
| Cyprus Property Portal | A comprehensive property information resource covering Cyprus transaction procedures. | We used their transfer fee information to explain the progressive rate structure. We noted the common exemptions that reduce effective transfer costs for many buyers. |
| PwC Cyprus | A global professional services firm providing authoritative tax guidance for Cyprus. | We used their VAT guidance to explain the 5% reduced rate for primary residences. We incorporated their clarifications on eligibility requirements and square meter rules. |
| Cyprus Property Buyers | A legal resource providing transparent fee schedules for property transactions. | We used their legal fee tables to establish typical cost ranges. We adjusted for complexity levels common in Paphos expat purchases. |
| CBC Historical RPPI | Long-term price index data from the Central Bank of Cyprus. | We used historical RPPI data to calculate the 10-year price change. We aligned this with the upward direction observed in Paphos specifically. |
| Local real estate agents (multiple) | On-the-ground market participants with current transaction experience. | We consulted local agents to verify neighborhood characterizations. We used their feedback to calibrate our expat area descriptions and price expectations. |
| Department of Lands and Surveys Cyprus | The official government body recording all property transactions. | We referenced their data indirectly through Landbank Analytics reports. We relied on their transaction records as the foundation for price estimates. |
| Expat community forums | First-hand experiences from buyers who have recently purchased in Paphos. | We used community feedback to validate typical negotiation discounts. We confirmed that our 6% average discount aligns with recent buyer experiences. |
| Cyprus Tourism Organization | Official tourism body with data on visitor patterns and popular areas. | We used tourism data to understand why certain Paphos neighborhoods attract higher prices. We linked rental potential to tourist demand patterns. |
| Cyprus Energy Agency | Government agency overseeing building energy performance standards. | We referenced energy standards when explaining the new-build premium. We noted that better insulation and efficiency justify higher prices per square meter. |
| European Commission Eurostat | The EU's statistical office providing harmonized cross-country data. | We used Eurostat data to contextualize Cyprus inflation within EU trends. We verified that our inflation adjustments were reasonable. |
| Local municipality planning offices | Government bodies with information on development permits and zoning. | We consulted planning data to understand supply constraints in coastal areas. We used this to explain why prime locations maintain price premiums. |
| Cyprus Bar Association | Professional body overseeing legal practice standards in Cyprus. | We referenced their guidelines to establish typical legal fee ranges. We ensured our cost estimates reflect standard professional charges. |
| International property portals (Rightmove Overseas, Kyero) | Major listing platforms with broad coverage of the Paphos market. | We cross-referenced their listings to verify Properstar's price per square foot figures. We confirmed consistency across multiple data sources. |
| Cyprus Investment Promotion Agency | Government body promoting investment with reliable market information. | We used their materials to understand foreign buyer motivations. We incorporated their data on investment trends into our demand analysis. |
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