In framePanorama Apartmentsvisualisation, evening
Yeroskipou, Paphosunder construction
Panorama Apartments
from€285,000+ VAT / 5 of 42 available
A gated community of five blocks on high ground in Yeroskipou, with sea views from most units.
- TypeApartments
- Bedrooms1–3
- Blocks5
Homesprices exclude VAT
Apartments for sale
Each block has its own completion date and its own place on the plot.
Prices and availability as of 24 September 2026how we check prices
5 available · prices excl. VAT5 available · prices excl. VAT
Also 37 sold — they are in the list with their status.
Gallerydeveloper renders
Developer renders and floor plans
About the developmentPanorama Apartments
A gated community of five blocks on high ground in Yeroskipou: one- to three-bedroom apartments and duplexes, sea views from most units, a communal pool, a gym with changing rooms and round-the-clock security.
What's included in the price
The development and the apartment
- Shared pool
- Gym and changing rooms
- Gated grounds, 24-hour security
- Separate storage room with every apartment
- VRF air conditioning and underfloor heating
- Private parking
- Ground-floor apartments open onto the garden, upper floors have a terrace
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 lodged with the Land Registry | 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 apartment, 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 apartment 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 →
LocationPanorama Apartments
Yeroskipou, Paphos
The map can be dragged, zoomed and opened full screen.
- Sea, Yeroskipou beach
- 7 min3 km
- Paphos centre
- 15 min6.9 km
Panorama Apartmentsdeveloper 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
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 | €285,000 | €14,250 |
Saves €39,900 against 19% on the whole price / effective rate 5%Without the relief it would be €339,150
Calculated from the catalogue price and covered area. The relief is granted on a new home the buyer lives in themselves for at least 10 years, if they own no other home in Cyprus bought at the reduced rate. Eligibility is confirmed by the Cyprus Tax Department, not by this site — we check how it applies to you before any reservation.
Investment
If you're buying property in Cyprus as an investment
The sums for a flat you'll rent out differ from the sums for a home you'll live in at three points: VAT, the rent benchmark and tax. In order:
- 01
VAT — 19% on the whole price
The reduced 5% rate is reserved for a home you’ll live in yourself — that condition is written into the law, not set by us. A flat bought to let doesn’t meet it, so VAT is charged at the standard rate on the full price. For the lowest-priced available home here — C101, €285,000 ex VAT — that is €54,150 of VAT and €339,150 all-in. Bought to live in, the same flat would qualify for the relief at €299,250: the €39,900 difference is what letting it costs you in VAT.
- 02
Long-term letting — a benchmark for this development
The RICS/KPMG index for Q2 2026 puts the average gross rental yield on apartments across Cyprus at 5.51%— annual market rent against market value for a typical flat, as assessed by RICS surveyors, before management, void periods and tax; net is what is left after them. The index publishes no separate figure for Paphos, so this is the national average. What it means at today’s prices here is in the summary: a rent benchmark, and the same yield recalculated on the full price with 19% VAT — the figure that matters if you’re buying to let. Live asking rents on Bazaraki (snapshot 31 August 2026): one-bed €500–€1,940/month, two-bed €680–€3,000/month, with Geroskipou two-beds asking around €1,100 — the figures to check the benchmark against. The communal fee for C101 is €110 a month — €1,320 for the first year; after that it is adjusted to actual costs, and the first year plus a deposit of the same amount is payable on handover.A market average applied to today’s price is a benchmark — not a forecast, and not a promise about any particular flat.
- 03
Short-term and holiday lets are a different regime
A property let by the night has to be on the self-catering accommodation register kept by the Deputy Ministry of Tourism — Law 9(I)/2020. The registration number goes on every listing; letting without one is an offence with a fine of up to €5,000 (the Deputy Ministry’s notice on the register). Management companies take 15–25% of gross income, and that share covers changeover cleaning, check-in and the booking platforms. Buying a flat here for that purpose is allowed; we don’t run short lets ourselves — registration, the platforms and a managing agent are the buyer’s to arrange.
- 04
Which flats this suits
What lets predictably, flat after flat, is one- and two-bedroom homes near town rather than deep inland: a year-round tenant who works in Paphos. A villa with a garden is a home to live in — it costs more to buy and doesn’t fetch a proportionally higher rent. That’s a different filter from “where would I want to live”, and worth applying on its own if letting is the goal.
- 05
Tax on the rent
Rental income is taxed under the normal income bands after a notional 20% deduction, plus the 2.65% GESY contribution; from 1 July 2026 rent can only be paid by bank transfer or card. That is the rule for long-term letting; short-term income is taxed on profit after actual expenses — short-term rental rules. Bands and mechanics — in the Cyprus tax 2026 article.
Prices and availability as of 24 September 2026 · apartment yield across Cyprus — RICS/KPMG index, Q2 2026 (no separate Paphos figure is published) · asking rents — snapshot of 31 August 2026. More: investment property in Cyprus — yields with sources, live rents and a worked example on homes for sale. Every apartment under €400,000 in the catalogue, with the investor’s price: investment property for sale in Paphos.
QuestionsPanorama Apartments
Panorama Apartments — frequently asked questions
Price and availability, completion, what protects your money, what you pay on top of the price, communal fees.
How much is an apartment at Panorama Apartments, and how many are available?
5 of 42 available, priced €285,000–€620,000 excluding VAT. Prices and availability as of 24 September 2026. Sold and reserved units are not counted in the 'from' price; each apartment's status is in the table above and updates hourly from the developer's database.
Where is Panorama Apartments, and how far is the sea?
Yeroskipou, Paphos: 3 km to the sea (Yeroskipou beach), 7 min by car; 6.9 km to the centre of Paphos, 15 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. The Yeroskipou area: other developments, prices and distances
Can I buy at Panorama Apartments with 5% VAT?
Of the 5 available, 3 pass the area and price thresholds for the reduced rate — entirely at 5% (5% on the first 130 m² and €350,000, 19% on the rest; no relief above 190 m² or €475,000). The rate applies if the home becomes the buyer's main residence; the calculation for each apartment is in the VAT section on this page.
Does buying at Panorama Apartments 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.
EnquiryPanorama Apartments
Ask about Panorama Apartments
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.
Mon–Sat / 09:00–19:00 (EEST, UTC+3)
WhatsApp +357 97 978087Telegram @CEDEV_property
info@cedevproperty.comSimilar developmentsapartments
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