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Foreign demand for property in Paphos and Paphos homes for sale continues to dominate Cyprus’ real estate market, with 5,477 applications submitted by third-country nationals to acquire property in the district over the past five years, according to figures presented to parliament. Limassol followed with 4,316 applications, while Larnaca saw 3,479. Nicosia and Famagusta recorded significantly fewer applications, with 886 and 816 respectively. By July 7 this year, 53,100 property transfers to third-country nationals had been completed across Cyprus, most of them again in Paphos (20,800) and Limassol (17,100). Larnaca accounted for 9,200 sales, Famagusta 3,500 and Nicosia 2,600. A further 29,100 contracts remain pending with the land registry, including 9,500 in Paphos, 7,300 in Larnaca, 7,200 in Limassol, 4,200 in Famagusta and 900 in Nicosia. It should be mentioned that foreign ownership has been steadily rising in Cyprus. Specifically, non-EU buyers made up 27.35 per cent of all property transactions in 2024. Paphos again led the way, with foreign buyers representing 44.19 per cent of the market, followed by Larnaca at 33.85 per cent and Limassol at 26.51 per cent. In contrast, Nicosia recorded just 7.68 per cent. Between 2021 and 2024, more than 37,000 properties were sold to foreign nationals, compared with over 200,000 purchased by locals. British nationals were the most active foreign buyers in Paphos, while Russians led in Limassol and Lebanese buyers in Larnaca. Greeks topped foreign purchases in Nicosia. Foreign demand remains robust, with Israelis, Lebanese, Russians and Britons among the most active buyers. Industry professionals say this demand is helping keep the property market buoyant, though concerns are growing about affordability pressures for Cypriots.

Over 50,000 Cyprus properties sold to foreigners by July — Paphos homes for sale, leads the way. Record-Breaking Property Transfers in 2025 More than 50,000 property sales in Cyprus have already been transferred to third-country nationals this year, with Paphos taking the lead, Interior Minister Constantinos Ioannou told parliament. Specifically, 53,076 transfers were completed nationwide by July 7, 2025, the minister mentioned. Regional Breakdown of Property Sales Of these, 20,755 properties took place in Paphos, 17,083 in Limassol, 9,175 in Larnaca, 3,509 in Famagusta, and 2,554 in Nicosia, according to the Department of Lands and Surveys (DLS). A further 29,089 sales contracts have been filed but await transfer, bringing the total properties moving into foreign hands to 82,165, including 9,470 pending in Paphos, 7,297 in Larnaca, 7,208 in Limassol, 4,225 in Famagusta, and 899 in Nicosia. Historical Trends in Cyprus Property Sales Similar patterns were seen in previous years, when more than 37,000 properties changed hands between 2021 and the end of 2024, led by UK nationals, while Cypriots bought over 200,000. The figures are detailed in the historical datasets of the Department of Lands and Surveys. Foreign Buyers by Region Nicosia Market Trends In Nicosia, Greeks were the top foreign buyers with 1,626 properties, followed by UK nationals with 1,584 and Australians with 545, although Cypriots remained dominant with 98,205 purchases compared to 5,236 by foreigners. Limassol Market Trends Limassol saw Russians lead with 2,561 acquisitions, followed by UK nationals (1,840) and Israelis (1,154). Paphos Homes for Sale Attract Strong Demand In Paphos, UK nationals bought 4,483 properties, Russians 1,563, and Israelis 1,291, with more than 10,000 properties going to foreign nationals against 28,484 for Cypriots. Larnaca and Famagusta Insights Larnaca recorded 2,743 UK purchases, 1,744 Lebanese, and 1,406 Israelis, while in Famagusta UK nationals led again with 1,182 properties.

Investing in a rental property To buy apartments in Paphos or Investing in a rental property can be lucrative if you know what you’re doing, and one of the most important factors to be knowledgeable in real estate is location. Certain markets are optimal for real estate investments, while others are not ideal for this purpose. That’s why investors need to conduct proper research before they buy apartments in Paphos as an investment property ,to ensure good return on investment. What Is a Rental Market Analysis? Rental market analysis is an essential part of the real estate investing process. It comprises collecting and analysing market-level real estate data and rental data on the location where you’re investing. A rental market analysis provides a complete overview of the rental market and how income properties are performing there in terms of all crucial indicators. Some of the most popular metrics to look at when analysing the investment potential of an area include property prices, competition, rental rates, rental demand, occupancy, capitalization rate, and cash on cash return. The said numbers help investors evaluate whether they can afford to purchase an income property in the Cyprus market and whether it will bring them the expected return on investment. Moreover, analysing the performance of existing rental properties helps landlords and hosts set up the right pricing for their rental units once they start renting out. Offering competitive rental rates by areas will help them optimize occupancy without leaving money on the table. Why Is Rental Market Analysing Important before you buy apartments in Paphos? The importance of real estate market analysis lies in the fact that it helps you make wise, profitable investment decisions and, later, optimize the bottom line of your real estate investment. First, the rental market analysis serves as a market predictor. By evaluating the factors affecting rental property investments, it lets investors determine the potential income and cash flow of real estate listings there. Knowing a property’s potential profits before you buy apartments in Paphos, will help avoid any unpleasant surprises after closing the deal. It’s much easier to buy a winning property from the “Get-to- go” rather than purchasing a suboptimal rental property and working on making it a winner. Second, upon purchase, you must determine the rental rate that you’d ask for your property, and the best way to do that is through rental market analysis again. When you know competitors’ rates, you can choose a range that will bring you the necessary balance between occupancy and rent to maximize monthly revenue. That’s why conducting analysis of the rental market is one of the key steps in the process of buying long term and short-term rentals for sale and starting a rental property business. As a savvy investor, you should keep in mind that there are three main types of rental market analysis that you need to consider: Nationwide City-level, and Neighbourhood-level. How to Conduct an Accurate Rental Market Analysis in 6 Steps If you want to assess the rental potential of a specific real estate market, you need to conduct a comprehensive and accurate rental market analysis. The goal of analysing the rental market is to better understand the average prices, rent, and return on investment in the area. They will inform your decision on whether to invest there or choose another more promising location. Moreover, rental market analysis should tell you whether available rental properties for sale make sense. The comparative side of the analysis allows you to know if a rental will outperform the competitors in a particular area or not. Thus, it is an important step not only in selecting the best market but also the best property. To perform an analysis of the rental market, you should know the six steps involved in this process: Step 1: Analyse the City The first step in analysing rental markets before buying an investment property is taking a look at the city. Several factors make certain cities better suited for investing in rental properties than others. Specifically, you need to look at: Prevailing property prices: Go for a city where you can afford to purchase without risking foreclosure. Real estate appreciation rates: Invest in a real estate market where your property’s value will go up over time to make money in the long run. Share of renters vs. homeowners: Choose a rental market where the population tends to rent rather than own. Average rental rates: Make sure that the rental income is enough to bring good profit, considering the property values of single family or multifamily homes within the area. Rental demand: Look for markets with strong job opportunities and positive population growth where finding tenants will not be a problem, or where lots of tourists visit year-round. Price to rent ratio: Find a good balance between rental rates and rental demand. Average rental operating costs: Look for cities where costs are significantly less than revenue to assure positive cash flow. Return on investment: Look for the average capitalization rate and cash on cash return that rental properties bring. Aim for cities with rates above 5% (and individual properties above 8%). Legal environment: Invest in landlord-friendly districts to be on the safe side. Even more importantly, look for areas that allow non-owner-occupied short-term rentals if that’s your preferred rental strategy. Step 2: Evaluate the Neighbourhood When analysing a rental market, and considering to buy apartments in Paphos  the city is not enough, so the next step should be diving into the specific neighbourhood. Especially in large metro cities, each area comprises its own rental market, with its own requirements and providing its own results to investors. There are certain things that attract tenants and/or Airbnb guests to a neighbourhood, and they will help your investment property perform well and bring high profit. On the other hand, there are things that repel renters. That’s why you need to keep a close eye on all these indicators when conducting comparative rental analysis to choose the top location. Important Factors to Look for in a Neighbourhood Here are a few positive factors

Updated Swimming Pool Laws & Regulations,2025 Under the updated 2025 legislation, swimming pools are now classified into three types: Type 1 pools – Public and high-risk pools These are intended for general public use. These pools fall under the most stringent regulations due to their high volume of users. This includes: • Recreational swimming pools • Public-access pools • Water parks Type 2 Pools – Business-related pools These pools support a primary business function and are also classified as public use pools. Examples include: • Hotel pools (including shared swim-up pools) • Pools at campsites • Spa pools and hydrotherapy facilities • Club swimming pools Type 3 Pools – Private and shared-use pools • Pools at self-catering holiday rentals • Shared-use pools serving up to five residential units These pools fall under private use, defined as exclusive use by the property owner/manager, their family, or rental guests. Relaxed rules for Type 3 private pools If your property has a Type 3 private pool, and it serves more than five residential units, the following changes apply under the new law: • No requirement for a lifeguard • No need to apply for a swimming pool operating permit • Occasional inspections only, mostly during summer. Specific obligations are outlined for each category, including licensing requirements, safety supervision, and operational measures. The law separates the operational and construction aspects, with construction requirements governed under the Roads and Buildings Law.

Construction work on the new “Paphos-Polis Chrysochous Road Project”, when completed by either 2030 or 2032, is estimated to exceed the cost of €330 million, and Polis Chrysochous would benefit being part of an upgraded integrated road network. In total, the Paphos-Polis Road will be 31km long and will be completed in two phases. The entire route starts from Ayia Marinouda Paphos  and ends at Polis Chrysochous. The project involves the initial construction of a two-lane road with a length of 15.5km, which will be followed by the road being upgraded to a four-lane road. The first phase includes the construction of a node connecting to the Limassol – Paphos highway. The construction will also include two tunnels that are 720m long and five bridges, each 290m long, two overpasses and nine underpasses. Finally, because of elevation of the road, additional traffic lanes will be constructed over 12 km. Major earthworks were initiated, mainly along the first phase of the road – from Paphos to Stroumbi/Tsada and estimated to be completed within the next three years. The second phase from Stroumbi/Tsada to Polis Chrysochous is of crucial importance for the Polis Chrysochous community as it will reduce the relatively short drive time to the Paphos airport even more. The second phase is awaiting an environmental impact study and the tender for the second phase of the project is set to be opened in February 2026. According to a Ministry announcement, the project concerns improvement works on the existing Paphos – Polis Chrysochous road, specifically the construction of two additional uphill traffic lanes, one on the section of the road from Mesogi to Tsada (on the traffic lane towards Tsada), approximately 1.8 km long, and one on the section of the road from Giolou to Stroumbi (on the traffic lane towards Paphos), approximately 1.5 km long. According to the Ministry, the new upgraded road network will contribute to the economic and tourist development of the Polis Chrysochous area, since it will facilitate the attraction of investments, the implementation of new and innovative business ideas resulting in the creation of jobs, and further attraction of visitors and tourists from Cyprus and abroad to this breath-taking part of the Island.

Cyprus is moving to address the longstanding issues of apartment building management through new legislation, as thousands of citizens living in such properties face challenges due to inadequate regulations and poor enforcement of existing laws. Parliamentary Interior Committee chairman Aristos Damianou announced that the bill’s examination will proceed swiftly, with discussions involving all relevant government departments and organisations having begun yesterday. The proposed legislation aims to end the current state of disorder that causes constant friction between property owners and leaves thousands of buildings poorly maintained. A key innovation of the bill grants management committees the authority to undertake reasonably necessary expenses for maintaining common areas when owners neglect their financial obligations. The Interior Ministry notes that the bill expands the responsibilities and powers of management committees, which will become mandatory for all jointly owned buildings and will operate according to standard or internal regulations. Key provisions of the legislation include: Establishment of a Registration Service for Jointly Owned Buildings and Management Committee Supervision Mandatory registration of buildings and management committees Implementation of standard internal regulations Compulsory insurance requirements Clear definition of unit owners’ rights and obligations The bill extends beyond registered buildings to include all jointly owned buildings with construction and division permits, regardless of whether they have obtained approval certificates or separate property titles. The legislation addresses critical issues such as non-payment of common expenses, insurance requirements, and building damage, responding to concerns raised by the Land Registry Department about weaknesses in current management practices and risks to safety. The Department of Lands and Surveys notes that the new framework aims to streamline its responsibilities to focus solely on possession and registration matters, given the increasing workload in this sector. UPDATE SEPTEMBER 2025 Apartment owners who fail to pay communal fees will be barred from selling their properties under new legislation being debated in parliament. The bill requires property owners in apartment blocks to obtain certification from management committees confirming all communal fees have been paid before any property transfer can proceed. The measure aims to end the practice of some owners avoiding payments at the expense of other residents. Certificates of payment issued by management committees will serve as prima facie evidence and be accepted by public authorities, particularly for property sale purposes. New enforcement powers for management committees The legislation extends beyond property sales, granting management committees authority to impose sanctions on defaulting owners related to access or passage through communal areas where owners failed to contribute to repair costs. Under the proposed law, every apartment block must establish a management committee to regulate and manage building affairs. Committee compensation will be determined by property owners’ general assembly decisions, with costs shared among all owners as part of communal expenses. Management committees may impose financial penalties on owners who refuse or neglect to pay their proportional communal fees or expenses. When an owner has leased their property but fails to pay dues, tenants may pay the owed amount directly to the management committee and deduct it from rent payments to the owner. Financial powers and reserve funds The legislation grants management committees authority to establish and maintain funds in licensed credit institutions using communal contributions decided at general or extraordinary assemblies. Committee funds may be used for management expenses, building control, operation, direction and administration, including insurance premium payments. Money can also fund repairs, renovations, energy upgrades and maintenance of apartment blocks. Management committees must establish a permanent reserve fund from communal contributions equal to at least 20 per cent of each owner’s contribution amount for building repairs or maintenance purposes. Court intervention and recovery powers With 75 per cent owner approval at general assemblies, committees may determine additional contributions beyond standard amounts for building needs. They may also contract loans for repairs, renovations, energy upgrades or maintenance following 75 per cent owner approval. After obtaining court orders, management committees may recover temporary possession of units or spaces where owners fail to address immediate damage repairs or have abandoned properties, enabling necessary repairs or maintenance work. Committees may recover through legal action or mediation settlement agreements any funds spent on repairs or work undertaken to comply with notices or orders from administrative bodies, courts, mediation authorities or other relevant entities. Notice requirements and binding decisions Before undertaking repairs or maintenance, management committees must take reasonable measures to request action from responsible owners via email or door notices, providing reasonable time for completion and securing court orders for temporary possession when necessary. All notices or service of documents must be delivered via registered post, email, court or private bailiff service, or posted on building entrances or unit doors. Owner decisions will bind all proprietors, whether they owned property when decisions were made or acquired ownership subsequently. All owners may inspect decision records at reasonable times. Each owner’s proportional share of expenses will be determined by unit area, excluding remaining undeveloped development rights. Provincial oversight Management committees established in apartment blocks will be supervised by the Registration and Supervision Service for Management Committees of Apartment Buildings, operated by relevant District Local Government Organisations.  

Cyprus will dramatically reduce the time needed for planning and building permits for small developments to just 40 days, down from the previous waiting period of up to 10 months or more, Interior Minister Constantinos Ioannou announced at a press conference. Under the new system, permits will be automatically issued if not reviewed by District Administration Organisations (DAOs) within 20 days. This includes 20 days for planning permission and another 20 days for building permits. While permits will be issued more quickly, project designers submitting applications will bear responsibility for any irregularities or violations discovered during subsequent inspections. Members of the Technical Chamber (ETEK) will conduct on-site inspections and report any violations, with DAOs also carrying out their own checks. The fast-track process will initially apply to Category A developments, which include low-risk projects of up to two residential units. The system will be extended to Category B developments by March 2025, covering projects of up to 12 housing units or apartment buildings with up to 20 flats, four storeys and one basement. The new procedure includes a checklist system where private designers certify application details are complete and accurate. For Category B developments, reviews will take 40 working days for planning permission and another 40 for building permits.

After, the president of the Paphos Chamber of Commerce and Industry clarified that the procedures regarding the submission of bids for the consultancy services for the Paphos Marina project had been completed, the deputy ministry of tourism and Deloitte Triton Paphos Marina Consortium signed a contract to provide consulting services responsible for the preparing of the tender process documents, towards finding a strategic investor for the Paphos Marina project. The total duration of the contract is 30 months. The tender process for the Paphos Marina is expected to be completed at the end of 2024, at which time the successful bidder will be known, whilst the project is expected to be completed around the end of 2026. Consultations with both public and private entities are going to take place in the coming months, as provided for in the contract, to finalise its parameters. Deputy Ministry of Tourism, Kostas Koumis said that the first step has been taken for the implementation of an important project for the district of Paphos, which is expected to upgrade the tourist product of the whole of the island and strengthen the foundations for the further development of maritime tourism and yachting tourism particularly, a form of tourism characterised primarily by high-income visitors. The aim of the contract is to create a tender process that will lead to the selection of a strategic investor, which will develop the marina using the Design, Built, Finance, Operate, Transfer, method. According to the deputy ministry, the marina is slated to be built in the Potima area, in Kissonerga village. The investor will have the option to either build a marina with a capacity of 1,000 boats, which will include both residential and commercial development, or a combined development of a marina of 1,000 boats, with infrastructure to accommodate cruise ships, which will also include residential and commercial development.

The beaches of Argaka, Gialia and Pomos received an award for quality it was announced during May 2023. In total, Paphos beaches have been distinguished with the awarding of 18 “Blue Flag” certifications the tourism development organisation said. As a result, Paphos won the 2022-23 “European Silver Coast of Quality” award and is included in the top 100 green destinations in Europe, it is stated in the announcement. Following a proposal by the tourism development organisation, which initially embraced the Blue Flag certification programme in 2013, the institution has been expanded to the beaches of Argaka, Gialia and Pomos, and now covers the entire district’s coastline. “With this award,” adds the announcement, “Paphos becomes even more famous for its unparalleled beauty, picturesque beaches and rich and rare flora in particular in the area of Polis Chrysochous, Latchi, Prodromi and Neo Chorio, up to Pomos.”. To receive a Blue Flag certification, beaches must check off criteria for regular e-coli testing of waters, provision of tourist amenities including disabled access, informational signs on the area’s biodiversity, air pollution and noise levels.