What does property cost per square metre in Paphos?
The CYSTAT median achieved price per square metre in Paphos for 2024 was EUR 2,010. A median achieved price is the middle recorded transaction price (half of sales were higher, half lower), not an asking price and not a valuation of any one property.
Vendor asking prices advertised in Paphos during Q3 2026 typically sat in the band EUR 2,400 – 3,800 per square metre for apartments and EUR 2,600 – 4,500+ for houses and villas.
All figures are price per square metre (€/m²).
| District | Achieved, median, 2024 (DLS/CYSTAT), €/m² | Asking apartments Q3 2026, €/m² | Asking houses and villas Q3 2026, €/m² |
|---|---|---|---|
| Paphos | EUR 2,010 | EUR 2,400 – 3,800 | EUR 2,600 – 4,500+ |
Sources and method. Achieved figures are CYSTAT median prices per square metre for 2024, derived from Department of Lands and Surveys registry records and published in December 2025. Asking ranges are a Cyprus Gate compilation of vendor asking prices advertised during Q3 2026, cross-checked against DLS registry records for the same districts. Ranges are typical bands rather than limits; individual properties fall outside them. Reviewed quarterly; this page was last reviewed on 22 Sep 2026.
Why the asking ranges sit above the achieved median
The achieved figure is the middle price actually paid across every residential transaction in the district, including older resale apartments and inland villages. The asking ranges cover property currently advertised, which skews newer, larger and more coastal, and asking prices are negotiated down before completion. Use the achieved median to compare one district with another, and the asking range to judge whether a specific advertised price is reasonable for its type and location.
These are district averages. Prices vary sharply between neighbourhoods in the same district, and between streets in the same neighbourhood: a seafront block in Kato Paphos and an inland village twenty minutes away sit in the same row of this table. Before you offer on a specific property, check what comparable homes in that immediate area have actually sold for in Department of Lands and Surveys registry records. That is current transaction evidence rather than a district-wide average, and it is the only figure that tells you whether one asking price is reasonable.
A note on rental yields
Gross rental yield is annual rent divided by the price paid, before ownership costs. Net yield is what remains after those costs. On Cyprus coastal and holiday stock, rent is often seasonal: peak summer occupancy does not continue at the same rate through winter.
Before you treat any gross figure as spendable income, deduct empty periods and seasonal gaps, agency or management fees, common expenses, insurance, repairs and furniture replacement, landlord-paid utilities, municipal fees, and tax on rental income. As a working range, those deductions commonly remove 20-40% from the gross figure, and more on poorly managed or heavily seasonal units.
This site does not publish a district yield percentage. Yield is property-specific. It depends on the price actually paid, the rent that unit can sustain across a full year, and the cost structure above. Use achieved transaction evidence and a full-year rent assumption, not a marketing yield on an asking price.
Paphos is oriented to lifestyle, retirement and holiday use, with a large expatriate community and tourism-linked rental demand. That profile can support occupancy for suitable stock; it is not a promise of low volatility or stable returns.
Price basis (district) | Median achieved price per m² (2024): EUR 2,010 Asking apartments (Q3 2026): EUR 2,400 – 3,800 Asking houses/villas (Q3 2026): EUR 2,600 – 4,500+ Sources and method: Sources and method. Achieved figures are CYSTAT median prices per square metre for 2024, derived from Department of Lands and Surveys registry records and published in December 2025. Asking ranges are a Cyprus Gate compilation of vendor asking prices advertised during Q3 2026, cross-checked against DLS registry records for the same districts. Ranges are typical bands rather than limits; individual properties fall outside them. Reviewed quarterly; this page was last reviewed on 22 Sep 2026. |
What shapes demand | Retirement and lifestyle relocation, holiday use, and tourism services. Healthcare and education access matter for longer stays; they are buyer-fit factors, not investment guarantees. |
Is Paphos cheaper than Limassol?
Yes, on the CYSTAT 2024 median. Paphos’s achieved median was EUR 2,010 per m², below Limassol at EUR 2,975. See the district price index for the full table of achieved medians and Q3 2026 asking ranges. Sources and method. Achieved figures are CYSTAT median prices per square metre for 2024, derived from Department of Lands and Surveys registry records and published in December 2025. Asking ranges are a Cyprus Gate compilation of vendor asking prices advertised during Q3 2026, cross-checked against DLS registry records for the same districts. Ranges are typical bands rather than limits; individual properties fall outside them. Reviewed quarterly; this page was last reviewed on 22 Sep 2026.
Limassol usually wins when the brief needs corporate services and apartment liquidity; Paphos is the usual comparison when the brief needs a lower district median or a different use case.
Where in Paphos do British buyers actually buy?
British buyers most often look at Kato Paphos and the coastal tourist zone, Coral Bay and Peyia for villas, and hillside villages such as Tala and Chloraka when the brief prioritises space and a lower entry point than the beach strip.
What are the risks specific to buying in Paphos?
Paphos has a documented history of title-deed delays and defects on some resale stock, especially developments from roughly 2005 to 2012. Treat Department of Lands and Surveys verification as a first step, not a formality. Holiday-let income is seasonal; do not underwrite a purchase on peak-summer occupancy alone.
How does Paphos compare with Limassol for buying?
Against Limassol, Paphos’s 2024 CYSTAT median (EUR 2,010 per m²) compares with Limassol at EUR 2,975 per m². Sources and method. Achieved figures are CYSTAT median prices per square metre for 2024, derived from Department of Lands and Surveys registry records and published in December 2025. Asking ranges are a Cyprus Gate compilation of vendor asking prices advertised during Q3 2026, cross-checked against DLS registry records for the same districts. Ranges are typical bands rather than limits; individual properties fall outside them. Reviewed quarterly; this page was last reviewed on 22 Sep 2026.
Asking bands in Q3 2026 for Paphos were EUR 2,400 – 3,800 (apartments) and EUR 2,600 – 4,500+ (houses/villas). Limassol asking bands were EUR 3,800 – 6,500 and EUR 3,200 – 5,500+ respectively.
I am moving to Paphos with my children and considering a British or English-medium school. Where should I start?
Paphos offers fewer English-medium private secondary options than Limassol or Nicosia, so relocators often weigh coastal lifestyle and value against a shorter school shortlist. Confirm each school on the current Ministry private-education lists, request fees and entry rules directly, and keep housing flexible until a pathway is realistic. Cyprus Gate does not rank schools or place children.
Read the full briefing: Education in Cyprus for relocating families. For local property context see this Paphos property guide and the District Guides hub.
