Michelle Park
Universal, Paphos
from
€475,000+ VAT
- bedrooms
- 2
- size
- 75–76 m² · 807–818 sq ft
- completion
- Q2 2028
available 3sold 4
Coastal Edge Development · Paphos and around
New builds in Paphos from €220,000 — the developer’s payment plan, tied to construction stages
You don’t pay the whole sum up front: payments are tied to stages of construction that are already finished. Price, size and status are shown on every apartment and villa — in the table further down this page.
- Reservation
- €10,000
- Non-refundable, credited against the price
- Contract
- Lodged with the Land Registry — before the staged payments
- Final payment
- On handover of the keys
- Have the paperwork checked by any lawyer — your own is welcome: we'll send them the contract, the land documents and the building permit.
- Homes in different areas and budgets qualify for a permanent-residency application — we'll tell you which ones.
- We invest in Cyprus property ourselves: if this is your first one as an investment, we'll help you choose.
Developments
6 addresses in Paphos and around
Cypress Park
Yeroskipou, Paphos
from
€220,000+ VAT
- bedrooms
- studios, 1–3
- size
- 40–122 m² · 431–1313 sq ft
- completion
- 12–24 months
available 25reserved 37sold 36
Infinity
Peyia, Paphos
from
€620,000+ VAT
- bedrooms
- 3–5
- size
- 110–254 m² · 1184–2734 sq ft
- completion
- 20 months
available 2sold 18
Marelia Valley
Konia, Paphos
from
€320,000+ VAT
- bedrooms
- 2
- size
- 77–79 m² · 829–850 sq ft
- completion
- Q4 2027
available 13reserved 2sold 1
Amore Hills
Konia, Paphos
from
€550,000+ VAT
- bedrooms
- 3–4
- size
- 114–164 m² · 1227–1765 sq ft
available 15reserved 8sold 1
The whole catalogue
68 of 253 available
The ten lowest-priced homes. Prices exclude VAT — the rate and the relief are worked out below.
Bedrooms
- Cypress Park€220,000G102 · 1 bed · 50 + 13 m²AvailableVAT 5% — reduced rate 5% on the whole price
- Cypress Park€230,000F102 · 1 bed · 50 + 13 m²AvailableVAT 5% — reduced rate 5% on the whole price
- Cypress Park€230,000G103 · 1 bed · 50 + 13 m²AvailableVAT 5% — reduced rate 5% on the whole price
- Cypress Park€230,000H101 · 1 bed · 50 + 13 m²AvailableVAT 5% — reduced rate 5% on the whole price
- Cypress Park€230,000H202 · 1 bed · 50 + 13 m²AvailableVAT 5% — reduced rate 5% on the whole price
- Cypress Park€240,000E202 · 1 bed · 50 + 13 m²AvailableVAT 5% — reduced rate 5% on the whole price
- Cypress Park€240,000F103 · 1 bed · 50 + 13 m²AvailableVAT 5% — reduced rate 5% on the whole price
- Cypress Park€240,000H201 · 1 bed · 50 + 13 m²AvailableVAT 5% — reduced rate 5% on the whole price
- Cypress Park€250,000F202 · 1 bed · 50 + 13 m²AvailableVAT 5% — reduced rate 5% on the whole price
- Panorama Apartments€285,000C101 · 1 bed · 52 + 12 m²AvailableVAT 5% — reduced rate 5% on the whole price
Prices exclude VAT · internal area plus veranda · the VAT rate has its own column
Open the full catalogue — 253 homes →VAT
live calculation5% instead of 19% — but only up to €475,000
Catalogue prices exclude VAT. How much you actually pay comes down to two numbers: the price and the covered area. Move the sliders — the calculation shows what is taxed at the reduced rate, what at the standard one, the total including VAT, and what the relief saves.
Every tax and fee on buying and owning — what buying a new build actually costs and the Cyprus tax 2026 article.
Start from a real home
within the relief · relief cap — €475,000
within the relief · relief cap — 190 m²
Who you pay, and when
- VAT
- To the developer, with each staged payment and in the same proportion. There is no separate lump sum at the end; the developer remits the tax to the Tax Department.
- The reduced rate
- On application by the buyer to the Cyprus Tax Department — it is not applied automatically. Filed before completion, together with the property documents.
- Transfer fees
- Not payable on a new build sold with VAT — that duty belongs to title transfers on the resale market.
- Stamp duty and your lawyer
- Separate from VAT and not included here. We send the full cost table before any reservation.
A reference calculation covering VAT only. Eligibility is confirmed by the Cyprus Tax Department.
VAT on this home
Reduced rate applies
Reduced VAT is a Cyprus relief for a main residence: 5% instead of 19% on the first 130 m² and the first €350,000. A home over 190 m² or €475,000 loses it entirely — the whole price is then taxed at 19%.
Within 130 m² and €350,000 — 5% on the whole price
| VAT on this home | Taxable | VAT |
|---|---|---|
| At 5%whole price | €220,000 | €11,000 |
Price including VAT€231,000
Saves €30,800 against 19% on the whole price · effective rate 5%Without the relief it would be €261,800
Calculated from the catalogue price and covered area. The relief is granted once per buyer, for a new home they live in themselves for at least 10 years. Eligibility is confirmed by the Cyprus Tax Department, not by this site — we check how it applies to you before any reservation.
Why us
All of it can be checked without asking us
Built.
Universal Park 1, Paphos
Our building in the Universal area: built, handed over, lived in. We'll give you the address — come and see how it was done.
HE 448081
Registered in Cyprus
Coastal Edge Development LTD, VAT CY60014163T. Both numbers can be checked in the public registers in a minute.
68 of 253
Available right now
Reserved and sold homes are shown too — so you can see what's left and how fast it goes.
Paphos.
We're here
We answer ourselves, with no sales department. Arrange a time and we'll meet you on site and show you the build.
Process
How buying works — money only after the Land Registry
- 01
You choose a home and ask your questions
WhatsApp or Telegram — we answer ourselves, with no sales department in between. If you're already in Cyprus, arrange a time and come: we'll show you the site and our finished building.
- 02
Reservation — €10,000
The home comes off the market, the price is fixed in euros and the deposit is credited against it. That money is non-refundable — which is precisely why the home is withdrawn from sale. If something goes wrong through no fault of yours (a bank transfer that never lands, say), we deal with it separately.
- 03
Your lawyer checks the paperwork
We need this as much as you do: we send your lawyer the contract, the land documents and the building permit. They check everything before signing, not after.
- 04
The contract is lodged with the Land Registry — before the staged payments
A registered contract ties this specific home to you: it can no longer be sold twice or mortgaged behind your back. And the Land Registry will not accept a contract without a building permit, or on land with encumbrances — so the checking happens before the money. In Cyprus this is a self-verifying chain: no permit without clean land documents, no registration without a permit, no payments without registration.
- 05
You pay as it's built — and you get the keys
Every payment is tied to a stage that is already finished: you pay for what has been built, not for a promise. After completion and handover the separate title deed is issued — the end of the same chain.
Payment schedule
The standard schedule used by the developers we work with. Every payment is tied to a completed stage of construction.
Reservation The home is off the market, the price is fixed | €10,000 |
Contract signing The contract goes to the Land Registry | 30% |
Phase 1 — foundation and frame The shell of the building is up | 30% |
Phase 2 — blockwork and plastering Walls built and plastered | 20% |
Phase 3 — tiling Floors and bathrooms tiled | 10% |
Phase 4 — windows and glazing Aluminium units installed | 5% |
Handover of keys The building is signed off, the home is ready to move into | 5% |
This is how it works if you come in at the start
The schedule holds while the first phase — foundation and frame — is unfinished. If construction has gone further, the completed stages fold into the first payment and it gets larger: at Michelle Park, where the frame is on the third floor, 50% is paid on signing. What it comes to on a particular home, we tell you before any reservation.
VAT is added to every payment — the rate is worked out in the calculation above. We send the full turnkey cost table before any reservation. How the whole off-plan sequence protects you — on the off-plan page.
Track record
A building you can drive to
There are no testimonials on this site — anyone can write those. In their place, the things you can check without us: a finished building with an address and people living in it, and a site you can visit on any working day.
CompletedUniversal Park 1
Universal, Paphos
A completed residential building in Universal, Paphos. It is built and lived in — you can come and see it.
Under constructionBuilding now: Michelle Park
Universal, Paphos
Stage: frame at third floor. Delivery — Q2 2028. Construction runs regardless of sales — come to the site, or ask for dated photographs.
See homes and prices
About buying
New builds in Paphos: the market and our catalogue, briefly
We sell new-build homes in the Republic of Cyprus, in Paphos and the surrounding villages — from €220,000 to €950,000. On our own developments the contract of sale is with Coastal Edge Development LTD (reg. HE 448081); on the others it is signed directly with the developer, at the developer’s price — you pay nothing on top.
What protects a buyer’s money in Cyprus is not our word but the order things happen in. A building permit is not issued until the developer holds clean documents for the land. A contract of sale is not registered at the Land Registry without that permit — and not registered at all on land carrying encumbrances. And the staged payments only start after registration: until then the buyer pays nothing. Each link checks the one before it, and it is the state doing the checking, not the seller.
Catalogue prices exclude VAT. The standard rate is 19%; if the home becomes your main residence and meets the conditions, part of the price is taxed at the reduced rate of 5% — we work out how it applies before any reservation. What it comes to for a given price and area is shown by the VAT calculation above on this page, which also shows what the relief saves. Transfer fees are not payable on a new build sold with VAT. We send the full turnkey cost table before you reserve, so the figure doesn’t grow at signing.
Paphos is the district foreign buyers choose most often. It is where our own developments are: the completed Universal Park 1 and Michelle Park, under construction. Around it — in Konia, Peyia, Agia Marinouda and Yeroskipou — are the projects of the developers we work with: apartments from €220,000 and villas with a pool and their own plot. Every home shows its price, its size and its status: available, reserved or sold.
Frequently asked
What protects my money while the building isn't finished?
The order things happen in, not our word. In Cyprus no building permit is issued until the developer holds clean land documents. No contract of sale is registered at the Land Registry without that permit — and none is registered on land carrying encumbrances. And the staged payments only begin after that registration: until then you pay nothing. Each link is checked by the link before it, and it is the state doing the checking, not the seller. A registered contract ties this specific home to you, and its title deed is issued after the building is completed and signed off — the end of the same chain.
What will I pay on top of the price of the home?
VAT at 19%; if the home becomes your main residence and meets the conditions of the relief, part of the price is taxed at 5% instead (there are caps on area and value — we work out how it applies before any reservation). Plus your own lawyer's fee; stamp duty was abolished on 1 January 2026. Transfer fees are not payable on a new build sold with VAT. We send the full turnkey cost table before you reserve anything — no surprises afterwards.
What happens if the developer goes under before completion?
A contract registered at the Land Registry gives you a statutory claim on the property itself: it cannot be sold twice or quietly mortgaged over your head. Payments are tied to construction stages — you pay for what has been built, not for a promise.
Can I bring my own lawyer?
You should. We insist on an independent lawyer ourselves and send them everything on the property: the contract, the land documents, the building permit. The checking happens before the contract is signed, not after.
Does construction carry on regardless of sales?
Yes. At Michelle Park, our own development in Paphos, the frame is already on the third floor — come to the site, or ask for photographs dated this month.
Enquiry
Write to us — you'll be answered by us
There is no sales department between you and an answer: we’re in Paphos, next to the properties, and we reply ourselves — during working hours, Cyprus time. If you need an answer, floor plans or the full turnkey cost table, write on whichever messenger suits you.
Mon–Sat · 09:00–19:00 (EEST, UTC+3)
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WhatsApp +357 97 978087 · Telegram @CEDEV_property
info@cedevproperty.com