Cypress Park
Yeroskipou, Paphos
from€220,000+ VAT
- bedrooms
- studios, 1–3
- size
- 40–122 m²
- completion
- Q2 2027
Investment propertyPaphos, Cyprus
Investment property for sale in Paphos: new apartments under €400,000
Investment property for sale in Paphos, Cyprus: new apartments under €400,000 at live prices, each with 19% VAT added, its yearly communal fee and a rent benchmark.
- Developments3
- Under €400,000 now31
- From€220,000
- Updated29 September 2026
This page is for buying a flat to let rather than a home to live in. It lists the new-build apartments in Paphos that are available today at up to €400,000, and for each one it shows what an investor actually pays: the price with VAT at 19%, because the reduced rate is only for a home you live in yourself, and the communal fee that is due every year whether the flat is let or not. The rent is a benchmark, not a promise: the average gross yield on apartments across Cyprus from the RICS/KPMG index, set against what landlords in Paphos are asking today. We sell these apartments; we don't let or manage them.
- Only apartments under €400,000 that are available now, each with its price including 19% VAT
- A rent benchmark from the RICS/KPMG index, checked against live asking rents in Paphos
- Contract lodged with the Land Registry before any payment beyond the reservation deposit
Catalogueas of 29 September 2026
Developments with apartments under €400,000
For saleas of 29 September 2026
Apartments under €400,000 for sale now
Every apartment in the catalogue that is available today at up to €400,000, cheapest first. The second price is what an investor pays: 19% VAT on the whole price, because the reduced rate is only for a home you live in. Open a home to see its floor plan and where it sits in the building.
| Home | Bedrooms | Internal area | Price ex VAT | With 19% VAT | Communal fee a year |
|---|---|---|---|---|---|
| Cypress Park G102 | 1 bedroom | 50 m² | €220,000 | €261,800 | €2,500 |
| Cypress Park F102 | 1 bedroom | 50 m² | €230,000 | €273,700 | €2,500 |
| Cypress Park G103 | 1 bedroom | 50 m² | €230,000 | €273,700 | €2,500 |
| Cypress Park H101 | 1 bedroom | 50 m² | €230,000 | €273,700 | €2,500 |
| Cypress Park H202 | 1 bedroom | 50 m² | €230,000 | €273,700 | €2,500 |
| Cypress Park E202 | 1 bedroom | 50 m² | €240,000 | €285,600 | €2,500 |
| Cypress Park F103 | 1 bedroom | 50 m² | €240,000 | €285,600 | €2,500 |
| Cypress Park H201 | 1 bedroom | 50 m² | €240,000 | €285,600 | €2,500 |
| Cypress Park F202 | 1 bedroom | 50 m² | €250,000 | €297,500 | €2,500 |
| Panorama Apartments C101 | 1 bedroom | 52 m² | €285,000 | €339,150 | €1,320 |
| Panorama Apartments C201 | 1 bedroom | 52 m² | €295,000 | €351,050 | €1,320 |
| Cypress Park O101 | 2 bedrooms | 82 m² | €300,000 | €357,000 | €3,000 |
Show the other 19 apartments, up to €395,000
| Home | Bedrooms | Internal area | Price ex VAT | With 19% VAT | Communal fee a year |
|---|---|---|---|---|---|
| Panorama Apartments B03 | 1 bedroom | 52 m² | €305,000 | €362,950 | €1,320 |
| Cypress Park N103 | 2 bedrooms | 81.3 m² | €310,000 | €368,900 | €3,000 |
| Cypress Park B103 | 2 bedrooms | 82 m² | €320,000 | €380,800 | €3,000 |
| Marelia Valley A101 | 2 bedrooms | 78.75 m² | €320,000 | €380,800 | €1,920 |
| Marelia Valley A102 | 2 bedrooms | 77.2 m² | €320,000 | €380,800 | €1,920 |
| Marelia Valley A103 | 2 bedrooms | 77.8 m² | €320,000 | €380,800 | €1,920 |
| Marelia Valley A104 | 2 bedrooms | 78.75 m² | €320,000 | €380,800 | €1,920 |
| Marelia Valley B101 | 2 bedrooms | 78.75 m² | €320,000 | €380,800 | €1,920 |
| Marelia Valley B102 | 2 bedrooms | 77.8 m² | €320,000 | €380,800 | €1,920 |
| Marelia Valley B103 | 2 bedrooms | 76.5 m² | €320,000 | €380,800 | €1,920 |
| Marelia Valley B104 | 2 bedrooms | 77.7 m² | €320,000 | €380,800 | €1,920 |
| Cypress Park B102 | 2 bedrooms | 82 m² | €325,000 | €386,750 | €3,000 |
| Cypress Park M101 | 2 bedrooms | 82 m² | €330,000 | €392,700 | €3,000 |
| Marelia Valley A201 | 2 bedrooms | 78.75 m² | €330,000 | €392,700 | €1,920 |
| Marelia Valley A202 | 2 bedrooms | 77.2 m² | €330,000 | €392,700 | €1,920 |
| Marelia Valley B201 | 2 bedrooms | 78.75 m² | €330,000 | €392,700 | €1,920 |
| Marelia Valley B202 | 2 bedrooms | 77.8 m² | €330,000 | €392,700 | €1,920 |
| Cypress Park G101 | 2 bedrooms | 100 m² | €395,000 | €470,050 | €3,000 |
| Cypress Park H103 | 2 bedrooms | 100 m² | €395,000 | €470,050 | €3,000 |
Prices as of 29 September 2026. With VAT: the price plus 19% on the whole of it. Communal fee: the development’s fixed yearly tariff by number of bedrooms where it has one, otherwise the published first-year figure for that home; after the first year it follows actual costs.
The investor's numbersindex Q2 2026
What the cheapest one- and two-bedroom flats look like as an investment
There is no published yield for Paphos alone. The RICS/KPMG index for Q2 2026 puts the average gross yield on apartments across Cyprus at 5.51% of the price (houses 3.01%), and apartment rents rose 7.36% on a year earlier. Below, that benchmark is applied to today’s prices and then measured against the price an investor actually pays with VAT, where it comes to about 4.63% before any costs. The communal fee is the first cost, and it weighs more on a small flat.
1 bedroom · Cypress Park G102
| Price ex VAT | €220,000 |
| VAT at 19% | €41,800 |
| What you pay | €261,800 |
| Rent at the Cyprus benchmark | ≈ €1,010 a month |
| Communal fee | €2,500 a year |
| Rent less the communal fee, on what you pay | 3.67% |
2 bedrooms · Cypress Park O101
| Price ex VAT | €300,000 |
| VAT at 19% | €57,000 |
| What you pay | €357,000 |
| Rent at the Cyprus benchmark | ≈ €1,378 a month |
| Communal fee | €3,000 a year |
| Rent less the communal fee, on what you pay | 3.79% |
Checked against live asking rents, Paphos district, 31 August 2026
One bedroom €500–€1,940 a month; two bedrooms €680–€3,000, most of them €1,000–€1,600; a two-bedroom in Yeroskipou about €1,100. At €1,100 a month, O101 bought for €357,000 with VAT yields 3.70% gross, below the Cyprus average. These are asking rents, not agreed ones, and every figure here is gross: before the communal fee, a managing agent, empty weeks and tax. A benchmark applied to today’s price, not a forecast for any particular flat. Sources and the full worked example are in rental yield in Cyprus.
Before you buy to letfour things that change the sums
What changes the investor's sums
- 01
VAT is 19% on the whole price
The reduced 5% rate is written into the law for a home that becomes your main residence. A flat bought to let does not qualify, so the standard rate applies to the full price. Transfer fees are not charged on a new build sold with VAT, and stamp duty was abolished on 1 January 2026. How the reduced rate works.
- 02
Running costs come off the gross rent
The communal fee is due every year whether the flat is let or empty. A managing agent on a long let takes 8–15% of the rent; on short lets 15–25% of gross income, which covers cleaning between guests, check-in and the booking platforms. Empty weeks between tenants are a cost too.
- 03
Short lets need registration
A flat let by the night goes on the Deputy Ministry of Tourism’s register under Law 9(I)/2020, and the registration number goes on every listing. Letting without it can bring an administrative fine of €2,000, €4,000 for a repeat, or through the courts a fine of up to €5,000. The developers of the buildings on this page have told us they don’t prohibit short lets; ask for the building’s management rules before you buy. Registration, the platforms and an agent are yours to arrange: we sell the flats and don’t run lettings. Short-term rental rules.
- 04
Tax on the rent
Long-term 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. Short-term income is taxed on profit after actual expenses. Cyprus tax in 2026.
How the buyer is protectedcheckable without us
Things you can check, not things we promise
- 01
Contract lodged with the Land Registry before staged payments
No building permit is issued without clean land documents, no contract is registered without that permit, and no staged payment is due before registration. Each link is checked by the state, not by the seller.
- 02
Your own lawyer is welcome
We send your lawyer the contract, the land documents and the building permit before you reserve — not after. We would rather the deal was checked by someone independent.
- 03
Universal Park 1 — built, handed over, lived in
Our own completed building in the Universal district of Paphos. Come and see how it was built: a finished building with an address checks out without us.
See the development - 04
The developer's price, nothing on top
On partner developments you sign with the developer at the developer's own price list; our fee comes out of their margin. On our own developments you sign with Coastal Edge Development LTD.
About the developer
Questionsbefore you reserve
Buying to let in Paphos: questions investors ask
What VAT does an investor pay on a new apartment in Cyprus?
19% on the whole price. The reduced 5% rate, on the first 130 m² and the first €350,000, is only for a home that becomes your main residence, and a flat bought to let does not qualify. On a €220,000 apartment that makes €261,800 before your lawyer's fee. Transfer fees are not charged on a new build sold with VAT, and stamp duty was abolished on 1 January 2026.
What rent can an apartment under €400,000 in Paphos earn?
No yield is published for Paphos alone. The RICS/KPMG index for Q2 2026 puts the average gross yield on apartments across Cyprus at 5.51%; on a €300,000 two-bedroom apartment that is about €1,378 a month. Live asking rents in Paphos district on 31 August 2026 were €500–€1,940 a month for one bedroom and €680–€3,000 for two, with about €1,100 asked for a two-bedroom in Yeroskipou. All of these are gross figures, before the communal fee, management and tax.
Can I let the apartment short-term, to holidaymakers?
The developers of the buildings on this page have told us they don't prohibit it; ask for the building's management rules before you buy. A flat let by the night has to be on the Deputy Ministry of Tourism's register under Law 9(I)/2020, and the registration number goes on every listing. Letting without it can bring an administrative fine of €2,000, €4,000 for a repeat, or through the courts a fine of up to €5,000. Registration, the booking platforms and a managing agent, who typically takes 15–25% of gross income, are yours to arrange: we don't run lettings.
Can I get a buy-to-let mortgage in Cyprus if I live abroad?
Three of the four Cypriot banks we checked state that their housing loans are for residents of Cyprus, and none of the four publishes a product for a buyer living abroad; Bank of Cyprus states that it offers no loans to persons in the United Kingdom. For anything other than a main home the Central Bank of Cyprus caps a loan at 70% of the value. The bank-by-bank detail is in our guide to Cyprus mortgages for non-residents.
How many properties can a non-EU buyer own in Cyprus?
Under Ministry of Interior rules a non-EU individual or couple can, as a rule, be permitted up to two units, such as two homes, or a plot of up to 4,000 m² for their own home; a couple shares one limit. Formally the permit comes from the Council of Ministers under the Cap. 109 law; you apply to the District Administration, and there is no fee. Parliament is debating tighter rules for non-EU buyers; as of 29 September 2026 no new law has been passed.
When does the rent start on an apartment that is still being built?
After the building is handed over. Until then you pay in stages tied to construction. The expected completion date is on each development page; where a development is built in phases, its blocks are finished at different times.
Pricesas of 29 September 2026
Apartments under €400,000 by district
| District | Type | Available | Price |
|---|---|---|---|
| Yeroskipou | Apartment | 19 | €220,000 – €395,000 |
| Konia | Apartment | 12 | €320,000 – €330,000 |
Prices as of 29 September 2026, excluding VAT. The table is built from the homes available in the catalogue today.
The market
Investment property in Paphos: the numbers to see before you buy
As of 29 September 2026, 31 new-build apartments under €400,000 are available across 3 developments in Yeroskipou and Konia, from €220,000 excluding VAT. Each one is in the table above with its price, its price including 19% VAT and its yearly communal fee. The list is built from the catalogue itself, so a flat that sells drops off the page.
The first number that changes when you buy to let is VAT. The reduced 5% rate exists for people buying the home they will live in, and the law ties it to that; a flat bought to let is charged the standard 19% on the whole price. On a €220,000 apartment that is €41,800 of VAT. It is the biggest single difference between an investor's sums and an owner-occupier's, and it is better seen on the page than at the contract.
The rent side has no official figure for Paphos. The RICS/KPMG index publishes gross yields for Cyprus as a whole: 5.51% on apartments and 3.01% on houses for Q2 2026, with apartment rents up 7.36% on a year earlier. Measured against the price an investor pays with 19% VAT, the same benchmark comes to about 4.63%. Gross means before the communal fee, a managing agent (8–15% of the rent on a long let), empty weeks and tax.
On the same index, houses across Cyprus yield 3.01% against 5.51% for apartments: a villa with a garden costs more to buy, and the rent does not rise in proportion. That is why this page stops at €400,000 and lists apartments only.
If the building is still going up, the rent starts only after handover, and until then the payments follow construction, so set the waiting time next to the yield when you compare with a finished resale flat. On every home we sell, the contract of sale is lodged with the Land Registry before we ask for any payment beyond the reservation deposit, so your claim on the flat is on the state register before your money moves. Ask for the contract and the payment schedule before you reserve, and have your own lawyer read them.
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