posted 22nd September 2026
For many people thinking about moving to Cyprus, finding the right property is the moment when the idea of moving abroad suddenly starts to feel real.
You can spend months researching residency, schools, tax, healthcare and removals, but there is something about scrolling through photographs of a villa with a pool in Paphos that makes you think “Actually... we could live there.”
And plenty of people appear to be thinking exactly the same thing. The property market in Cyprus has continued to grow in recent years, and Paphos in particular has attracted considerable interest from overseas buyers.
But rising prices do not automatically mean that every property is a good investment, or even the right home. That is where good local advice becomes particularly important.
Paphos Has Had a Strong Couple of Years
The numbers are difficult to ignore. According to the Central Bank of Cyprus Residential Property Price Index, the overall residential property index for Paphos stood at 96.2 in the first quarter of 2024.
By the first quarter of 2026 it had risen to 115.6. That represents an increase of approximately 20% in just two years.
Looking at the different types of property, the Paphos apartment index increased from 102.9 to 124.6 over the same period (approximately 21%) while the house price index increased from 93.5 to 110.8, equivalent to roughly 18.5%.
For comparison, residential prices across Cyprus as a whole also increased during that period, although the growth in Paphos was noticeably stronger.
This is not simply a case of asking prices on property websites becoming more ambitious. These are Central Bank indices based on property valuation data from across the market.
Overseas Buyers Are Playing a Big Part
One of the reasons Paphos is particularly interesting is the importance of international buyers.
During the first quarter of 2026, around 75% of buyers in the Paphos district were foreign buyers, according to Central Bank analysis of Department of Lands and Surveys data. That is a remarkable proportion.
It also tells us something about the nature of the Paphos market. This is not simply a local housing market serving people moving from one part of Cyprus to another. It is an international property market attracting buyers from Europe and further afield.
Some are retiring. Some are relocating with their families. Some are buying holiday homes. Others are looking for rental or longer-term investment opportunities. And some simply visit Paphos, have lunch overlooking the Mediterranean and start wondering why they are still spending February somewhere considerably greyer.
The Market Is Still Busy in 2026
The momentum has continued this year. Department of Lands and Surveys figures show 2,654 property sale contracts were registered in Paphos between January and August 2026, compared with 2,218 during the same period in 2025. That is an increase of around 20%.
Across Cyprus as a whole, registered sale contracts increased by approximately 14% over the same period. So while nobody can know where property prices will go next, demand has certainly not disappeared.
The Central Bank itself reported that residential property prices continued their upward trend during the first quarter of 2026, supported particularly by demand from foreign buyers.
Does That Make Paphos a Good Investment?
Potentially, but this is where buyers need to be careful.
Looking backwards and seeing prices rise by around 20% does not mean prices will rise by another 20%. Property markets simply do not work like that.
There are, however, reasons why buyers continue to find Paphos interesting. It combines an international airport, established expat communities, beaches, tourism, restaurants, schools, healthcare and a wide variety of property types within a relatively small geographical area.
The market also offers very different lifestyles within fairly short distances.
Someone looking for a lively apartment close to restaurants and the seafront might consider Kato Paphos or Universal. Someone looking for a villa, views and a little more space might prefer Peyia, Tala, Chloraka or Sea Caves. Someone looking for a traditional village feel may head further inland.
That variety creates several different property markets within what people casually describe as simply “Paphos”. And that matters when considering investment potential.
A beautiful villa in the wrong location, purchased at the wrong price, is not automatically a good investment simply because it happens to be in Cyprus.
What Could Happen Next?
There are reasons to remain positive about the Cyprus property market, but there are also reasons not to get carried away.
Demand remains strong, particularly from international buyers, and borrowing conditions have improved compared with the higher rate environment seen previously.
However, supply is also increasing. The Central Bank reported a substantial increase in the number of residential units receiving building permits during the opening months of 2026. More homes entering the market over time could help relieve some of the pressure that has pushed prices upwards.
That may ultimately be healthy. A functioning property market needs supply as well as demand.
It also means buyers should not feel that they must purchase the first property they see because “everything will be gone next week”.
There will always be another property. The important thing is finding the right one.
Buying a Home Is Different When You Are Moving Countries
Buying property five miles from where you already live is one thing. Buying it while preparing to move yourself, your family, your belongings and possibly your entire working life to another country is something completely different.
You may not know whether €400,000 is reasonable for a particular property. You may not understand why two apparently similar villas a few streets apart have very different asking prices. You might not know which areas are busy during summer but extremely quiet during winter. You may not appreciate the difference between being close to the sea and being close to the things you will actually need every Tuesday morning once Cyprus stops feeling like a holiday.
This is why local knowledge matters.
Where Companies Like Sunseakers Can Help
EXAPS member Sunseakers Real Estates has been operating in the Paphos property market for more than 35 years.
The company is a fully registered and licensed estate agency, with offices in Coral Bay and Kato Paphos, and works with buyers and tenants looking for villas, houses, apartments, land and commercial property throughout the Paphos region.
For somebody moving from overseas, that experience can be particularly useful.
A good estate agent should do more than unlock a door and tell you where the swimming pool is. They should help you understand the local market.
What is selling? What is realistically priced? How does one area compare with another? What might suit a permanent resident rather than a holidaymaker? Where might there be room to negotiate?
Sunseakers describes its approach as using local market knowledge, property pricing information and experience of valuations to help clients understand the market and negotiate more effectively. That type of guidance can be extremely useful when the buyer is trying to make a major financial decision in a country they are still getting to know.
Do Not Forget the Other Professionals
An estate agent is an important part of the process, but they should not be the only professional involved. Independent legal advice should be obtained before committing to a purchase.
Depending upon the property and the buyer's circumstances, professional valuation, survey, tax and financial advice may also be appropriate.
The exciting part is finding the house. The important part is making sure that everything behind it stacks up.
Home First, Investment Second
For somebody relocating permanently to Cyprus, there is another point worth remembering.
Your home does not have to be the greatest investment ever made. It has to work for your life.
If the property increases substantially in value over the years, fantastic. But being close to the children's school, having somewhere for the dog, reducing the daily commute or being able to walk to your favourite restaurant may ultimately matter far more than squeezing an additional percentage point from a theoretical investment return.
The encouraging thing about Paphos is that recent market performance suggests buyers have not had to choose entirely between lifestyle and investment potential.
Property values have risen strongly. International demand remains significant. Transactions continue to grow. But none of that removes the need to buy carefully.
A Better Way to Start the Search
For individuals and families moving to Cyprus, EXAPS was created to make finding professional support easier.
Members such as Sunseakers Real Estates form part of an alliance of companies that have committed to the EXAPS Code of Conduct and to standards around professionalism, transparency and client service.
Nobody can guarantee what a property will be worth in five or ten years. What you can do is make sure that today's decision is based on proper information, sensible due diligence and advice from people who genuinely understand the local market.
Because when you are buying a property in Paphos, you are not simply buying four walls. You may be buying your home, your lifestyle and a significant part of your financial future.
It is worth getting all three right.
