Villas and bungalowsPaphos, Cyprus
Detached new-build villas and bungalows for sale in Paphos from €490,000
Houses with their own plot across Paphos, Cyprus, from €490,000: floor plans, plot sizes and prices on the page. Underfloor heating and VRF as standard.
- Developments4
- Available now36
- From€490,000
- Updated24 October 2026
New-build detached villas at Amore Hills and Infinity in the hills above Paphos, Aurelia Homes and Royal Horizon in Tala, Imperium Resort in Anarita and Armonia Homes with its private roof gardens — three- and four-bedroom villas from €490,000, almost all with a private pool. Two are single-storey bungalows if stairs aren't what you're looking for in a retirement home. Every plot is your own — not a shared garden — and sizes run from around 280 m² up to about 1,300 m². VRF heating and cooling and an A energy rating come as standard, not an option. Prices and availability are shown on the page; we don't hide behind "call for details".
- Private pool and private plot with almost every villa — from €490,000
- Two single-storey bungalow options, no stairs
- A energy rating, underfloor heating and VRF included
Catalogueas of 24 October 2026
See available villas
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
Villas in Paphos: questions buyers ask
Is the land under the villa freehold?
Yes. A house with a plot in the Republic of Cyprus is bought outright — freehold, land and building, with no term and nothing to renew. The contract is lodged with the Land Registry before the staged payments, and the Registry will not accept a contract without a building permit or on land carrying encumbrances — so the land is checked before you pay the first stage.
Are villas in Cyprus warm in winter?
Depends on the build. Older houses went up without insulation and January inside feels like January outside. On a new villa, read the specification before the contract — insulation, underfloor heating, VRF — every house in this catalogue publishes it.
How is the villa paid for while it is being built?
In stages tied to construction. A reservation takes the house off the market and fixes the price in euros; the staged payments only begin once the contract has been lodged with the Land Registry, and each stage is paid for work that already exists.
What comes on top of the villa price?
VAT and your own lawyer's fee. On a home above €475,000 the reduced 5% VAT rate does not apply at all, so budget for 19% on the whole price. Transfer fees are not payable on a new build sold with VAT, and stamp duty was abolished on 1 January 2026. We give you the full turnkey figure in writing before you reserve.
Do I need my own lawyer?
You should have one. We insist on an independent lawyer and send them every document on the property directly — the contract, the land documents, the building permit.
Pricesas of 24 October 2026
Villa prices by district
| District | Type | Available | Price |
|---|---|---|---|
| Anarita | Villa | 19 | €490,000 – €620,000 |
| Konia | Villa | 12 | €580,000 – €700,000 |
| Peyia | Villa | 2 | €650,000 – €670,000 |
| Tala | Villa | 3 | €650,000 – €800,000 |
Prices as of 24 October 2026, excluding VAT. The table is built from the homes available in the catalogue today. How we check prices
The market
Villas in Paphos: the plot, freehold and what to check before the contract
As of 24 October 2026, villas and bungalows in this catalogue start at €490,000 excluding VAT — 36 available across 4 developments in Peyia, Konia, Tala and Anarita; the district figures are in the table above. A house with a plot in the Republic of Cyprus is bought freehold: the land and the house are yours with no term and nothing to renew. It is one of the reasons buyers on the island choose a villa over an apartment.
Half the point of a villa is the plot and how the house sits on it. Some buyers want a single-storey layout with no stairs; others want the garden and room for a pool. On every house we publish the floor plans at their real scale and the plot size, so you can see it before you message us rather than after.
A Cyprus winter is short, but in a badly built house it is long. Older stock went up without insulation, and in January it shows. On a new villa, read the specification before the contract: insulation, underfloor heating, VRF heating and cooling. We publish it for every house in the catalogue.
The main check when buying a house in Cyprus is the land, and the state does it for you. 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, or on land carrying encumbrances; and the staged payments only begin after registration. Your own lawyer is welcome — we send them the documents directly.
Payments follow the build, and the price is fixed in euros at reservation. On top of the house price come VAT and your lawyer's fee; above €475,000 the reduced VAT rate does not apply, so the whole price is taxed at 19%. Transfer fees are not payable on a new build sold with VAT, and stamp duty no longer exists from 2026. We put the full turnkey cost in writing before any reservation.
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