How many properties are sold in Paphos?

Land Registry data show 2,654 sale contracts in Paphos district from January to August 2026, up from 2,218 in the same months of 2025.

Who is buying property in Paphos?

Mostly foreign buyers. From January to July 2026, 69.8% of Paphos contracts involved foreign buyers, both EU and non-EU.

Is Paphos cheaper than Limassol?

Yes. Limassol remains the most expensive district in Cyprus, and its prices rose more slowly than Paphos in the year to Q2 2026 (7.8% against 9.6%). Compare them in Paphos vs Limassol.

Will Cyprus property prices fall?

The official data show no sign of it in 2026. The risks to watch are rising new-build supply and the proposed limits on non-EU buyers.

Are property prices in Cyprus falling?

No. The Central Bank of Cyprus index rose 8.5% in the year to Q2 2026 across Cyprus and 9.6% in Paphos. The last sustained fall ran from 2010 to 2016, when Paphos prices dropped about 27%.

Is it a good time to buy property in Cyprus?

If you need a home and plan to stay five years or more, rising prices are a reason to be ready, not to rush. Rent first, get a lawyer lined up, and buy when a property passes the checks. See rent first vs buy for the cost of waiting.

What is the average price of a house in Cyprus?

Cyprus publishes a price index, not an official average price. Asking prices for Paphos apartments in the town centre were about €3,900 per m² in August 2026 (Numbeo), and typical asking prices run from about €220,000 in Kato Paphos to €900,000 for villas in Tala or Peyia (Wise).

Are Paphos apartments or houses rising faster?

Apartments, by far: +18.5% in the year to Q2 2026 against +3.1% for houses, according to the Central Bank of Cyprus.

Paphos Property Market Update: Prices & Sales, Autumn 2026

Paphos Property Market Update: Prices, Sales and What Comes Next (Autumn 2026)

The Paphos property market is running hot. House prices rose 9.6% in the year to Q2 2026, sale contracts are up almost 20% on 2025, and about seven in ten buyers in the district are foreign. Here is what the official numbers say, and where I think the risks sit.

JJason 10 min read Last verified 27 September 2026

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The Paphos property market in numbers

Latest official data as of late September 2026.

+9.6%

Paphos house prices, year to Q2 2026

Central Bank of Cyprus index

2,654

Paphos sale contracts, Jan to Aug 2026

Up from 2,218, almost +20%

69.8%

Share of Paphos contracts signed by foreign buyers

Jan to Jul 2026

+63.7%

Residential units permitted, Jan to May 2026

8,978 units, all Cyprus

Prices: Paphos is rising faster than the national average

The Central Bank of Cyprus residential property price index rose 8.5% in the year to Q2 2026 and 2.4% on the previous quarter. Paphos came in at +9.6%, behind only Famagusta (+10%) and Larnaca (+9.8%), and ahead of Limassol (+7.8%) and Nicosia (+5.7%).

Apartments are doing better than houses nationally: +8.9% against +5.8%. In Paphos the gap is far wider: the district's apartment index rose 18.5% in the year to Q2 2026, while houses rose just 3.1%, the only district where house price growth slowed. Furnished 1 and 2-bed flats near the sea are the easiest thing to sell and to let, and the numbers now show it.

Asking prices are harder to pin down. Numbeo's crowd-sourced data put apartments in central Paphos at roughly €3,900 per m² in August 2026. Treat that as a rough guide: it reflects newer flats in town, not village houses.

The central bank puts the rises down to strong demand, especially from foreign buyers, and to higher construction costs.

Paphos apartments vs houses: the last six quarters

Year-on-year change in the Central Bank of Cyprus price indices for Paphos district.

Quarter	Apartments	Houses
Q1 2025	+13.8%	+12.7%
Q2 2025	+8.0%	+9.8%
Q3 2025	+10.5%	+7.4%
Q4 2025	+13.6%	+4.0%
Q1 2026	+6.4%	+5.2%
Q2 2026	+18.5%	+3.1%

Source: Central Bank of Cyprus, Residential Property Price Index 2026 Q2, Table 6. Paphos house price growth was the only district figure to slow in Q2 2026.

Sales: 2025 was the busiest year since 2007, and 2026 is ahead of it

Land Registry figures show 18,114 sale contracts across Cyprus in 2025, the strongest year since the 2007 peak. Foreign buyers signed 40.1% of them: 13.5% from other EU countries and 26.5% from outside the EU.

2026 is running ahead. Across Cyprus, 13,288 contracts were deposited from January to August, against 11,689 a year earlier. In Paphos district, 2,654 contracts were signed in the same period, up from 2,218. August alone saw 267, up 20%.

Paphos is the most foreign-driven district. From January to July 2026, 1,667 contracts in Paphos involved foreign buyers, 69.8% of the district total and 28.4% more than a year earlier. Nationally, EU buyers grew faster than non-EU buyers for the first time in years.

Villas under construction next to finished homes on a hillside near Paphos — New phases often go up beside homes that are already lived in

The central bank's own count for Q2 2026 shows 1,073 Paphos contracts: 34% local buyers, 25% from other EU countries and 41% from outside the EU. No other district relies so heavily on non-EU buyers, which is why the foreign-buyer bill below matters more here than in Nicosia, where 84% of buyers are local.

Mortgages are not the driver. The average rate on new housing loans was 3.23% in June 2026, and new housing lending was up 14.2% on a year earlier, but most foreign buyers in Paphos pay cash.

One caveat: these are contracts deposited, not completed transfers. A contract is a better early signal of demand, but some never complete.

Supply: a wave of new-builds is coming

Cyprus issued permits for 8,978 residential units in the first five months of 2026, up 63.7% on the 5,484 in the same period of 2025. The central bank does not split permits by district in its headline figure, so not all of those are in Paphos.

More supply is not bad news for buyers. It should cool the rise in new-build prices over the next two or three years, and it gives you more choice. For investors, it means more competition for tenants when those blocks finish.

It also means more off-plan sales, which is where the old Cyprus problems (title deeds, developer mortgages, late delivery) tend to show up. I cover the warning signs in property scams in Cyprus.

The long view: Paphos prices since 2010

Paphos prices are only a little above where they were before the crash. Chaining the central bank's annual changes for the district gives a clear picture:

Period	Paphos prices	Cyprus (all districts)
2010 to 2016	Fell every year, about 27% in total	Fell about 27%
2017 to 2021	Roughly flat (-0.4% to +2.5% a year)	Up 1% to 3% a year
2022 to 2025	Up about 43% (+7.8%, +7.7%, +12.1%, +9.7%)	Up about 27%
2025 average vs 2009	About 7.5% higher	About 1% higher

View from the hills at Mesogi over Paphos town to the sea at dusk — Paphos from the hills at Mesogi at dusk

Those are nominal figures, before inflation, so in real terms the recovery is smaller still. Two lessons from that. Prices can fall for years, as they did through the 2013 banking crisis. And the recent rise is partly a recovery, not only a bubble.

Our calculation from the CBC annual index (Table 5), which is based on four-quarter averages, so treat the totals as approximate.

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Rents: still climbing

Private market data put Paphos apartment rents up about 6% year on year in 2026. A 2-bed apartment on a long-term let costs roughly €1,000 to €1,500 a month, and family homes in Konia, Tala or Chloraka about €1,100 to €1,900.

The rental market also changed shape this year. Stamp duty on leases ended on 1 January, Special Defence Contribution on rental income was abolished, and from 1 July 2026 all rent must be paid electronically. For landlords that means lower tax and full traceability. For tenants, it means keeping bank records and refusing cash-only deals.

Full details are in our guide to long-term rentals in Paphos.

2026 rule changes that affect Paphos buyers

Change	From	What it means
Stamp duty abolished	1 Jan 2026	No 0.15% to 0.2% duty on contracts; up to €20,000 saved on big deals
CGT exemptions raised	1 Jan 2026	€30,000 general, €150,000 main residence (were €17,086 and €85,430)
SDC on rent abolished	1 Jan 2026	Rent taxed under income tax only, plus 2.65% GeSY
5% VAT transitional relief extended	Apr 2026	Older-permit projects keep the 200 m² rules until 31 Dec 2026
Search certificate rule enforced	18 May 2026	Land Registry can fine sellers who don't attach a recent search certificate
Electronic rent payments	1 Jul 2026	All rent by bank transfer or card
Medical tests for PR by investment	1 Sep 2026	Chest X-ray and blood tests added to applications

Sources: Tax Department reform coverage, Law 109(I)/2026, Department of Lands and Surveys, Migration Department.

New townhouses with small gardens in Konia near Paphos — New townhouses in Konia, just east of Paphos

What I'd watch before buying in Paphos

Prices are rising and demand is real, but three things would make me slow down rather than speed up.

Watch out

1. The foreign-buyer bill

Parliament spent 2026 on a bill to cap third-country nationals (including UK-only buyers) at two plots of about 1,100 m² in total, ban agricultural land and add a proposed five-year holding and residence condition. It had not passed when I checked in September 2026. Homes in towns were set to stay open to foreigners, but a law that trims non-EU demand could slow the part of the market UK buyers use most. Ask your lawyer where it stands.

Watch out

2. Title deeds on new developments

The trapped buyers problem is not over. About 9,500 applications froze after a June 2024 court ruling; Law 110(I)/2025 reopened a route, but Cyprus Mail reported in June 2026 that 5,417 of those cases still have no deed at all. With permits up 63.7%, more of the market is off-plan. Read the due diligence guide and what title deeds are before you reserve.

Tip

3. The VAT maths on new-builds

If a new home won't be your main residence, you pay 19% VAT, which you will not recover when you sell. On €300,000 that is €57,000. In a rising market it is easy to forget that a resale with an €8,600 transfer fee may be the better buy. The buying guide has the numbers side by side.

My take on the Paphos property market

The official data point one way: prices up close to 10% a year, record-level sales, and foreign demand that shows no sign of fading. I would not bet on a fall in the next year.

A modern apartment balcony in Paphos with a wide view over the rooftops to the sea — Many Paphos flats trade on a sea view from the balcony

But I would not rush either. A market this busy is exactly when agents push off-plan reservations, and when buyers skip the searches because they fear losing the flat. Rent for a few months, learn the areas, and let the lawyer finish the checks. I set out the case in rent before buying in Paphos.

If you are deciding when to buy, read rent first vs buy in Paphos. For the long view on returns, see the property investors hub. And for everything else, start at the Paphos property hub or our wider Cyprus relocation resources.

Buying in a busy market?

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Paphos property market questions

Yes. The Central Bank of Cyprus index shows Paphos prices up 9.6% in the year to Q2 2026, against 8.5% for Cyprus as a whole.

The Paphos Brief: market numbers once a month

New Land Registry and central bank data, rule changes and what they mean for UK movers. No hard sell.

Still have a question?

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If this post didn’t answer your question, ask it here. I read every one myself and reply by email, usually within a working day.

Sources checked for this page

1.Central Bank of Cyprus: Residential property price indicesGovernment
2.Department of Lands and Surveys: Foreign buyers sales and contracts of sale 2025Government
3.Migration Department: Immigration permits for investors (medical tests)Government
4.Numbeo: Cost of living in Paphos (price per square foot)Professional
5.Michael Kyprianou: VAT transitional relief extended to 31 Dec 2026Professional
6.Cyprus Mail: CBC property prices Q2 2026Experience
7.Cyprus Mail: Limassol and Paphos behind two-thirds of sales growthExperience
8.Cyprus Mail: 13,288 sales in 8 monthsExperience
9.Cyprus Property News: Property sales analysis 2025Experience
10.Cyprus Mail: The end of trapped buyers?Experience
11.Investropa: Paphos rents 2026Experience
12.Wise: Buying property in Cyprus as a foreigner (UK guide, April 2026)Professional

Written by

Jason

Founder, Paphos Advisor

British founder who moved his family from the UK to Paphos in 2025. I write down what I learned doing it properly — the tax, the residency and the living-here detail — and introduce people to the specialists I’d use myself.

How I research and fact-check

Paphos Property Market Update: Prices, Sales and What Comes Next (Autumn 2026)

The Paphos property market in numbers

Prices: Paphos is rising faster than the national average

Paphos apartments vs houses: the last six quarters

Sales: 2025 was the busiest year since 2007, and 2026 is ahead of it

Supply: a wave of new-builds is coming

The long view: Paphos prices since 2010

Rents: still climbing

2026 rule changes that affect Paphos buyers

What I'd watch before buying in Paphos

My take on the Paphos property market

Paphos property market questions

Are property prices rising in Paphos?

How many properties are sold in Paphos?

Who is buying property in Paphos?

Is Paphos cheaper than Limassol?

Will Cyprus property prices fall?

Are property prices in Cyprus falling?

Is it a good time to buy property in Cyprus?

What is the average price of a house in Cyprus?

Are Paphos apartments or houses rising faster?

Ask Jason about this

Sources checked for this page

Keep reading

The Paphos property market in numbers

Prices: Paphos is rising faster than the national average

Paphos apartments vs houses: the last six quarters

Sales: 2025 was the busiest year since 2007, and 2026 is ahead of it

Supply: a wave of new-builds is coming

The long view: Paphos prices since 2010

Rents: still climbing

2026 rule changes that affect Paphos buyers

Paphos property market questions

Are property prices rising in Paphos?

How many properties are sold in Paphos?

Who is buying property in Paphos?

Is Paphos cheaper than Limassol?

Will Cyprus property prices fall?

Are property prices in Cyprus falling?

Is it a good time to buy property in Cyprus?

What is the average price of a house in Cyprus?

Are Paphos apartments or houses rising faster?