In frameAurelia Homesvisualisation, evening
Tala, Paphosplanning
Aurelia Homes
from€650,000+ VAT / 3 of 12 available
Twelve detached three- and four-bedroom villas on plots of 339 to 1,319 m².
- TypeVilla
- Bedrooms3–4
- CompletionQ3 2028
Homesprices exclude VAT
Villas for sale
Prices and availability as of 24 September 2026
3 available · prices excl. VAT3 available · prices excl. VAT
Also 9 sold — they are in the list with their status.
Gallerydeveloper renders
Developer renders and floor plans
About the developmentAurelia Homes
Twelve detached three- and four-bedroom villas on plots of 339 to 1,319 m². Each has its own pool and a covered veranda; two of them are single-storey. Underfloor heating and a VRF system are included in the price, with a Class A energy rating, external insulation and thermally broken windows. Tala's village square with its cafés and supermarket is three minutes away by car, the beach about eight and Paphos airport half an hour.
What's included in the price
The house and the plot
- Private plot, 339–1,319 m²
- Underfloor heating and VRF included, A energy rating
- Covered veranda with every villa
- Private pool with every villa
- Parking on your own plot
- Alarm system and solar panel pre-wiring
Winter in Cyprus
Built for a Cyprus January, not just a Cyprus August
- Heating and cooling are included in the price — not an option and not a separate “turnkey” extra
This is the main difference between a new build and a resale home in Cyprus: an older house is heated in winter with air conditioning and a heater, and the January bill comes as a surprise.
Payments
Payment schedule for this development
| Reservation | €10,000 |
| Contract signing | 30% |
| Phase 1 — foundation and frame | 30% |
| Phase 2 — blockwork and plastering | 20% |
| Phase 3 — tiling | 10% |
| Phase 4 — windows and glazing | 5% |
| Handover of keys | 5% |
This is how it works if you come into the development at the start
The schedule holds while the first phase — foundation and frame — is unfinished. After that, the completed stages fold into the first payment and it grows. What it comes to on a particular villa, we tell you before any reservation.
VAT is added to every payment. We send the full turnkey cost table before any reservation. More on how off-plan payment works in Cyprus and what protects you before the title deed.
How your payment is protected
Contract → Land Registry → then money
- 01
The building permit has already been issued
In Cyprus it isn't issued until the developer holds a complete set of land documents. So the land was checked before the first truck drove onto the site — and it wasn't the seller who checked it.
- 02
Your lawyer gets everything before you sign
Any lawyer — we welcome your own: we send them the contract, the land documents and the building permit.
- 03
The contract is registered at the Land Registry
The Land Registry won't accept a contract without the permit — nor one on encumbered land. And until registration you pay nothing: the staged payments start after it.
- 04
The villa is secured in your name
A registered contract secures the specific property: it can no longer be sold a second time or mortgaged behind your back. Once the building is completed and signed off, a separate title deed is issued for it — the end of the same chain, not a separate promise.
- 05
You pay the developer's price
This is a partner development: you sign the contract with the developer, at the developer's price list. That same price list is published above in full — available, reserved and sold. We add nothing on top.
- 06
We have already seen this chain through to the end
Universal Park 1 in the Universal area: built, completed, lived in. Come and see what it looks like several years after handover. See the development →
LocationAurelia Homes
Tala, Paphos
The map can be dragged, zoomed and opened full screen.
- Sea, Kissonerga beach
- 8 min3.9 km
- Paphos centre
- 20 min10.3 km
- Supermarket
- 1.5 km
- Schools
- 6 km
- Private hospital
- 7.2 km
- Shopping mall
- 9.3 km
- Paphos harbour
- 10.7 km
- Airport
- 24 km
Aurelia Homesdeveloper render
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
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
Standard rate on the whole price
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%.
233 m² is over the 190 m² limit — 19% on the whole price
| VAT on this home | Taxable | VAT |
|---|---|---|
| At 19%whole price | €650,000 | €123,500 |
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.
At €475,000 the whole relief switches off: one euro over the cap and the entire price is taxed at 19%.
QuestionsAurelia Homes
Aurelia Homes — frequently asked questions
Price and availability, completion, what protects your money, what you pay on top of the price, communal fees.
How much is a villa at Aurelia Homes, and how many are available?
3 of 12 available, priced €650,000–€800,000 excluding VAT. Prices and availability as of 24 September 2026. Sold and reserved units are not counted in the 'from' price; each villa's status is in the table above and updates hourly from the developer's database.
When does Aurelia Homes complete?
The date from the developer's database is Q3 2028. Staged payments follow construction, and the contract is lodged with the Land Registry before the first staged payment.
Where is Aurelia Homes, and how far is the sea?
Tala, Paphos: 3.9 km to the sea (Kissonerga beach), 8 min by car; 10.3 km to the centre of Paphos, 20 min. Distances are driving routes measured when the development's map was built, not straight-line; the map and points are in the Location section on this page.
Does buying at Aurelia Homes give residency?
Not by itself. Some homes in the catalogue qualify for a permanent-residency application — if that matters to you, say so and we'll show you the conditions and put you in touch with a lawyer who does this for a living.
What protects my money before the building exists?
The order things happen in, not our word. In Cyprus there is no building permit without clean land documents; no contract registered at the Land Registry without that permit; and no staged payment before that registration — until it happens, you pay nothing. Each link is checked by the state, not by the seller. The registered contract gives you a statutory claim on the specific home, and the title deed for it is issued once the building is completed and signed off — the end of the same chain.
How do I check the developer, or whether the land is mortgaged?
You — or your lawyer — can search the Land Registry directly. We'd encourage it before you sign anything, on any property, not just ours.
What happens if the developer runs into financial trouble before completion?
Your contract is lodged with the Land Registry, and you pay in stages tied to what's actually been built — so at any point you've paid for roughly what exists.
What will I actually pay on top of the price?
VAT (standard rate 19%; a reduced rate applies only in specific cases and never to every unit — ask us which applies to the home you're looking at), your own lawyer's fee, and — where they apply — communal fees; stamp duty was abolished on 1 January 2026. We'll give you the full figure in writing before you commit to anything.
Can I use my own lawyer?
Yes — we'd rather you did. Tell them you're interested and we'll send them the contract, the floor plans and the payment schedule before you reserve anything.
Are Cyprus homes really cold in winter?
Older Cyprus houses often are — concrete, tile floors, little insulation. This one has underfloor heating and VRF air conditioning included in the price, precisely because that's a known problem with the older housing stock here.
EnquiryAurelia Homes
Ask about Aurelia Homes
Message us on WhatsApp or Telegram — the owner answers, not a sales team. We'll send floor plans, the available apartments and the full cost with payments by stage.
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WhatsApp +357 97 978087Telegram @CEDEV_property
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