Cyprus Property Strategy · Prepared for Erling

Stage 01 · available now

Your stepping stone.

Completed residences you could move into as your first Cyprus home, while the long term residence is decided in your own time. These are the ones currently worth your attention.

Where the useful information is

Everything above is documented. The questions that decide this are not.

See what is actually possible

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Why it is on the list

Five bedrooms at the lowest price of the shortlist, leaving room within the range
Inside the completed Cap St Georges resort: hotel, spa, beaches and clubhouse already in place, no construction years ahead
The same developer as two of the long term options, which makes a combined arrangement straightforward
Third row position, so quieter and considerably less expensive than the front line

Third row rather than seafront, and 305 m² is below the 400 m² you had in mind.

Key facts

Villa: Phase K · No. 28 · the only one left
Type: A · third row
Bedrooms: 5
Covered area: 305 m²
Plot: 620 m²
Price: €2,200,000 + VAT
Setting: Cap St Georges Resort
Status: Available

The area · Sea Caves & Cap St Georges

The highest entry prices in the Paphos region. Land here is valued on the quality of the outlook and the proximity to the protected coast, not on floor area.
Dense development is legally excluded. The status of the area and its position beside the Akamas national park mean the surroundings cannot fill in. What is quiet now stays quiet.
Still short of full build-out. The corridor is the established address without being finished, which is where the remaining price movement sits.
Beaches, caves and Coral Bay on the doorstep, with the Akamas peninsula immediately north.

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Why it is on the list

Six bedrooms and 389 m², the closest match to the size you described
Unobstructed sea views, private pool, lift, walking distance to the beach
Clubhouse with 24 hour reception, concierge and property management, which matters if the house stands empty at times
Again the same developer, so one partner could carry both stages

Delivery date still to be confirmed, and the 389 m² includes basement, verandas and parking; the living floors are 223 m².

Key facts

Villa: No. 2 · the only one left of ten
Bedrooms: 6
Ground & first floor: 223 m²
Basement: 107 m²
Total covered: 389 m²
Plot: 974 m²
Price: €2,500,000 + VAT
Status: Handover date on request

The area · Sea Caves & Cap St Georges

The highest entry prices in the Paphos region. Land here is valued on the quality of the outlook and the proximity to the protected coast, not on floor area.
Dense development is legally excluded. The status of the area and its position beside the Akamas national park mean the surroundings cannot fill in. What is quiet now stays quiet.
Still short of full build-out. The corridor is the established address without being finished, which is where the remaining price movement sits.
Beaches, caves and Coral Bay on the doorstep, with the Akamas peninsula immediately north.

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Why it is on the list

Six bedrooms and 335 m² for under €1.9M, which leaves roughly €600,000 within the stage one range
That difference can go straight into the long term residence
Several units still available, so there is a choice of layout and position
Close to the city, which is practical for schools, services and everyday life

Paphos rather than the coast, so no comparable sea outlook, and with all units still available the surroundings will be under construction for some time.

Key facts

Unit: Villa B-6
Bedrooms: 6
Internal area: 335 m²
Price: €1,894,500
Alternatives: B-1 to B-5 · 315–320 m² · from €1,756,000
Smaller type: A-3 to A-6 · 5 bed · from €1,335,500
Setting: Paphos
Status: Available

The area · Paphos

€230 million committed to the district across more than 75 projects in 2026 and 2027, described by government as a record package for the province.
The Paphos Marina at Potima Bay. A 165,000 m² development for up to 1,000 vessels, now at concession award stage, with construction projected from 2027.
Everyday infrastructure on the same programme: hospital expansion, the western bypass, a new airport link road and the Paphos–Polis motorway.
City rather than coast. Schools, services and the airport are closer; the sea outlook is not comparable to the Sea Caves corridor.

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Why it is on the list

Completed and standing, so it can be lived in immediately rather than waited for
Renovation can be carried out to your specification, in the same way as the Jacaranda option
300 m² across three bedrooms is unusually generous, which leaves scope to rework the layout
Sea Caves position with sea views and an established neighbourhood

Three bedrooms as it stands. Whether the renovation can create a fourth or fifth is being confirmed with the developer.

Key facts

Bedrooms: 3 · subject to renovation
Covered area: 300 m²
Plot: 734 m²
Built: 2025
Price: €2,500,000
Renovation: To your specification
Setting: Sea Caves
Status: Available now

The area · Sea Caves & Cap St Georges

The highest entry prices in the Paphos region. Land here is valued on the quality of the outlook and the proximity to the protected coast, not on floor area.
Dense development is legally excluded. The status of the area and its position beside the Akamas national park mean the surroundings cannot fill in. What is quiet now stays quiet.
Still short of full build-out. The corridor is the established address without being finished, which is where the remaining price movement sits.
Beaches, caves and Coral Bay on the doorstep, with the Akamas peninsula immediately north.

Arrange a viewing More information

Why it is on the list

A 1,192 m² plot, the most land of the shortlist at this level
Quiet setting among olive trees with sea views, near Coral Bay and the Akamas
Ten of twelve villas already sold, so the development is largely settled rather than a building site

At 195 m² the house itself is roughly half the size you had in mind. Villa 10 is larger at 341 m² and five bedrooms, but at €2,800,000 it sits above the range.

Key facts

Villa: No. 1 · two of twelve still available
Bedrooms: 4
Covered area: 195 m²
Plot: 1,192 m²
Price: €1,950,000
Alternative: Villa 10 · 5 bed · 341 m² · €2,800,000
Setting: Peyia
Status: Available

The area · Peyia hillside

The strongest forecast growth in the district. Peyia is projected at roughly 4 to 5 per cent a year against 2 to 3 per cent for the established coastal zones.
Elevation buys the view line. Positions above Coral Bay carry the panoramas at land prices below the seafront below them.
Coral Bay, a Blue Flag beach, within minutes, along with the shops, tavernas and the St George harbour.
Road upgrades funded for this year, alongside a new fire station for Peyia within the district investment programme.

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Images show the resort setting. Photographs of the villa itself are being requested from the developer.

Why it is on the list

Puts you inside Minthis immediately, in the place where a custom residence could later be built
Same partner on both sides of the move, with the plot for stage two chosen while you live there

At 270 m² and four bedrooms it is smaller than you described, and at €2.8M it sits above the range for this stage.

Key facts

Bedrooms: 4
Covered area: 270 m²
Price: €2,800,000
Setting: Minthis Resort
Status: Available now

The area · Minthis, Tsada hills

Championship golf on the doorstep. An 18 hole, par 72 course with driving range, the first in Cyprus to hold GEO certification, a short walk rather than a drive away.
The resort is already built. Clubhouse, spa, restaurants and the Plateia are in place, so there are no years of construction around you while you live there.
Elevated and noticeably cooler in summer than the coast, on the hills above Paphos beside the Tsada monastery estate.
Fifteen minutes to Paphos, thirty to the airport, with the coast comfortably within reach when you want it.

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Prices and availability are as advised by the developers and can change without notice. Figures are confirmed with them before anything is agreed.

What we are screening against

Budget

€1.5M – €2.5M

Size

Around 400 m²

Condition

Completed or near completed

Setting

Established, not a building site

Use

Immediate Cyprus base

Preference

Developer who can also build stage two

Still searching

Anything else that fits these criteria is added here; the page updates in place, so the link stays the same. Still being confirmed: the handover date at Seascape, and whether the Meltemia renovation can add a fourth or fifth bedroom.

Discuss the search

Why this sequence

Two stages, one strategy.

Rather than committing to the final residence before you have lived here, the sequence below secures an excellent home now and keeps the important decision open until you know the island properly.

Stage 01

The stepping stone

A completed residence you can move into, in a setting you will enjoy from the first day.

Completed or near completed
Approximately €1.5M to €2.5M
Around 400 m² where available
Established surroundings, no years of construction nearby
Ready as your first Cyprus home

Stage 02

The long term residence

The home built around your family, designed once you know exactly where and how you want to live.

Custom built or extensively customised
Approximately €4M to €5M
Location chosen from experience, not from a map
Designed around your final requirements
Potentially with the same development partner
The first property can then be sold or let

01
Select the stepping stone
A completed residence that works from day one.
02
Move to Cyprus
Experience the locations first hand, through the seasons.
03
Define the final brief
The right area and the exact requirements become clear.
04
Design the residence
Architecture, layout and specification developed to that brief.
05
Move into the long term home
The transition happens when the residence is ready, not before.
06
Decide on the first property
By then it has done its job. It can be sold, in a market that has had a few years to move, or kept and let.

Potential developer package · one partner, two properties, one coordinated strategy

Your brief

Strong sea view · Golf access · Paphos region · Permanent family residence · Relocation December 2026 · Stage one €1.5M–2.5M · Stage two €4M–5M

Stage 02 · from our earlier selection

Long term possibilities.

These are the residences and custom routes from the first selection we sent you, at the €4M to €5M level. Nothing here has been removed; in the two stage approach they become the destination rather than the immediate decision.

3,791 m² plot

Paphos region · Resale

Jacaranda Estate

€3.8M · 6+1 bedrooms · 3,791 m²

Available now

Sea Caves, Peyia · Available now

Seafront Villa, Cap St Georges

€4.5M · 5 bedrooms

Under construction

Peyia hillside · New collection

Hill Panorama

from €2.85M · 5–6 bedrooms

Within Minthis Resort

Minthis, Tsada · Design & build

Callisto at Minthis

€6.43M · 5 bedrooms + gym

Custom build

Minthis · Plot P1-355

Alto at Minthis

€3.89M incl. VAT · 5 bedrooms

A different route

The custom route: a residence developed around your requirements.

A plot in the right setting, a home designed to your brief, and an interim villa for the construction period.

Private resale · Paphos region · Turnkey after renovation

Jacaranda Estate

The most land and bedrooms in the selection, within the stated budget.

€3,800,000Resale · no VAT · renovation included

6 + 1Bedrooms
575 m²Covered
3,791 m²Plot
PanoramicSea view
Pool & BBQOutdoor
On requestHandover date

Approx. driving times: Coral Bay 10 min · Paphos centre 20 min · International school 20 min · Airport 30 min · Minthis golf 35 min

Why it is included

Jacaranda is the only completed residence we found with land on the scale you described: a 3,791 m² private plot, within your target range, with mature landscaped grounds. From its elevated position, the estate looks out over open countryside to a wide sea horizon. It is also the only option in this selection that goes beyond five bedrooms: six, plus an independent guest suite.

As a resale, the price is final, no VAT applies, and the renovation is included and still ahead: it will be completed to your specification and style, so layout, materials and interiors are decided by you rather than inherited. The work is carried out by the developer behind Cap St Georges; the reference images below show the finish standard of their recent villas there.

We are confirming the renovation completion date with the developer against your December timeline.

Key facts

Bedrooms: 6 + 1 guest suite
Plot: 3,791 m²
Outlook: Elevated, panoramic sea views
Total covered: 575 m²
Climate: Underfloor heating · VRV
Finish: Marble · Smart home
Renovation: To your specification & style
Availability: On renovation handover

Finish reference: recent villas by the same developer at Cap St Georges

The area · Peyia hillside

The strongest forecast growth in the district. Peyia is projected at roughly 4 to 5 per cent a year against 2 to 3 per cent for the established coastal zones.
Elevation buys the view line. Positions above Coral Bay carry the panoramas at land prices below the seafront below them.
Coral Bay, a Blue Flag beach, within minutes, along with the shops, tavernas and the St George harbour.
Road upgrades funded for this year, alongside a new fire station for Peyia within the district investment programme.

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Resale · Cap St Georges Resort, Sea Caves, Peyia · Available now

Seafront Villa, Cap St Georges

Completed and furnished; available for a December move.

€4,500,000Resale · no VAT

5Bedrooms
535 m²Covered
1,115 m²Plot
Front lineSea
LiftComfort
ImmediateAvailability

Approx. driving times: Coral Bay 7 min · Paphos centre 20 min · International school 20 min · Airport 35 min · Minthis golf 35 min

Why it is included

A completed five-bedroom villa in the front line of Cap St Georges, the coastal resort beside the Akamas headland, delivered furnished and ready to live in. It is available immediately, which allows a December relocation without an interim step.

The resort brings what a family residence needs from day one: a five-star hotel, spa and clubhouse, managed beaches, dining, and an international community of owners. Adjustments to interiors and furnishings after handover can be arranged.

Plot and interior are more compact than Jacaranda or a custom build.

Key facts

Bedrooms: 5
Plot: 1,115 m²
Total covered: 535 m²
Pool: Private pool & BBQ
Comfort: Lift · UFH · VRV
Finish: Marble · Smart home
Condition: Fully furnished, turnkey
Availability: Immediate

The area · Sea Caves & Cap St Georges

The highest entry prices in the Paphos region. Land here is valued on the quality of the outlook and the proximity to the protected coast, not on floor area.
Dense development is legally excluded. The status of the area and its position beside the Akamas national park mean the surroundings cannot fill in. What is quiet now stays quiet.
Still short of full build-out. The corridor is the established address without being finished, which is where the remaining price movement sits.
Beaches, caves and Coral Bay on the doorstep, with the Akamas peninsula immediately north.

Arrange a viewing More information

New collection by Cap St Georges · Elevated Peyia · Under development

Hill Panorama, Peyia Hillside

Hillside sea views, within the stated budget.

€3,450,000+ VAT · eligible for reduced 5% VAT · Villa 12

5–6Bedrooms
474.6 m²Covered · Villa 12
1,130 m²Plot · Villa 12
Open seaViews
5% VATEligible
On requestDelivery date

Approx. driving times: Coral Bay 8 min · Paphos centre 20 min · International school 20 min · Airport 35 min · Minthis golf 35 min

Why it is included

The hillside answer within the stated budget: a limited new collection above Peyia with open sea views toward the coast, built by the same developer behind Cap St Georges. Villa 12 is the largest of the remaining homes at 474.6 m² covered; Villa 2, the only six-bedroom residence, is available at €2,850,000. Eight of the thirteen villas remain available, so there is genuine choice of plot and orientation.

As the villas are under construction, finishes and interior details can still be adapted to your preferences. As a new build for a primary residence, the purchase may qualify for Cyprus' reduced 5% VAT rate, a material saving at this level.

The scale is more compact than the original brief. We are aligning the delivery schedule with the developer against your December relocation; should it not align, the interim arrangement in the custom section covers the period.

Key facts

Featured: Villa 12 · 5 bedrooms
Plot: 1,130 m²
Total covered: 474.6 m²
Alternative: Villa 2 · 6 bed · €2,850,000
Further options: Villas 9, 10, 11 · 5 bed · €3,250,000
Remaining: 8 of 13 villas
Outlook: Hillside, open sea views
Status: Under development
VAT: Eligible for reduced 5%
Delivery: Schedule on request

The area · Peyia hillside

The strongest forecast growth in the district. Peyia is projected at roughly 4 to 5 per cent a year against 2 to 3 per cent for the established coastal zones.
Elevation buys the view line. Positions above Coral Bay carry the panoramas at land prices below the seafront below them.
Coral Bay, a Blue Flag beach, within minutes, along with the shops, tavernas and the St George harbour.
Road upgrades funded for this year, alongside a new fire station for Peyia within the district investment programme.

Arrange a viewing More information

Minthis resort, Tsada hills · Double plot 358–359 · Design-and-build

Callisto at Minthis

The largest residence screened; above the stated budget.

€6,430,000Excl. VAT · plot €1.53M + residence €4.9M

5 + GymBedrooms
700 m²Property
2,445 m²Double plot
DistantSea view
GolfResort
WestOrientation

Approx. driving times: golf on-site · Paphos centre 15 min · International school 15 min · Airport 30 min

Why it is included

Included for completeness: the largest completed-design residence we screened: 700 m² across a combined 2,445 m² double plot, with five en-suite bedrooms and a dedicated gym. Minthis is a golf resort in the Tsada hills with a championship course, spa and an international community, and since you play, the course is on the doorstep. As a design and build, materials and interiors are specified together with you.

The outlook is elevated countryside with the sea in the distance rather than a coastal panorama, and the price sits above the stated budget.

Key facts

Bedrooms: 5, all en-suite · + gym
Plot: 2,445 m² (double)
Total property: 700 m²
Orientation: West
Outlook: Hills, distant sea
Resort: Golf · Spa · Dining
Status: Design & build
Budget: Above stated budget

The area · Minthis, Tsada hills

Championship golf on the doorstep. An 18 hole, par 72 course with driving range, the first in Cyprus to hold GEO certification, a short walk rather than a drive away.
The resort is already built. Clubhouse, spa, restaurants and the Plateia are in place, so there are no years of construction around you while you live there.
Elevated and noticeably cooler in summer than the coast, on the hills above Paphos beside the Tsada monastery estate.
Fifteen minutes to Paphos, thirty to the airport, with the coast comfortably within reach when you want it.

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Design & build · Minthis resort · Plot P1-355, south-facing

Alto at Minthis

The Alto design, built to order; shown on plot P1-355, with other plots available.

€3,890,000Incl. VAT · plot €690,000 + residence €3,200,000

5Bedrooms · confirmed
400 m²Base design
1,108 m²Plot
SouthOrientation
GolfOn-site
~18 moBuild

Approx. driving times: golf on-site · Paphos centre 15 min · International school 15 min · Airport 30 min

Why it is included

The render above shows the Alto design placed on plot P1-355, the south-facing plot photographed in the gallery below. The base design provides 400 m². The developer has confirmed that the same 400 m² can be laid out as a five-bedroom residence, adapted to whichever plot you choose, with interiors to your style; a Scandinavian direction has been agreed as possible.

The design scales through the custom process described in the next section, and the 400 m² design also works as a first step: begin smaller now, with a fully custom residence remaining open for a later stage. Ownership includes the resort's homeowner services: concierge, property care, access to the Minthis Spa and three years of golf club membership. The figures shown are from the developer's current proposal and subject to availability.

Key facts

Design: Topos Alto · 400 m²
Bedrooms: 5 · confirmed by the developer
Plot: P1-355 · 1,108 m² · others available
Orientation: South
Base design: 400 m²
Plot price: €690,000
Residence: €3,200,000
Total: €3,890,000 incl. VAT

The area · Minthis, Tsada hills

Championship golf on the doorstep. An 18 hole, par 72 course with driving range, the first in Cyprus to hold GEO certification, a short walk rather than a drive away.
The resort is already built. Clubhouse, spa, restaurants and the Plateia are in place, so there are no years of construction around you while you live there.
Elevated and noticeably cooler in summer than the coast, on the hills above Paphos beside the Tsada monastery estate.
Fifteen minutes to Paphos, thirty to the airport, with the coast comfortably within reach when you want it.

Arrange a viewing More information

The custom route

A residence developed around your requirements.

Rather than adapting an existing villa, the brief can be met in full by building to it: a plot in the right setting, and a home designed to your requirements.

Architecture & customisation

Every element is decided by you, from the architecture and orientation down to the systems behind the walls.

ArchitectureLayoutBedroomsMaterialsKitchenPoolOutdoor livingGymOfficeOrientation

Timeline & coordination

The developer indicates approximately 18 months from the first instalment, and would prioritise the build to bring that forward. The arrangement below covers the period, so construction does not delay your move.

Coastal plot

By the coast · near Cap St Georges

A plot close to the Cap St Georges resort: genuine sea outlook, the Akamas at your doorstep, and the resort's amenities and community within reach.

Alto reference design

In the hills · Minthis resort

A south-facing plot within the Minthis golf resort, built around the Alto design, presented in detail above. The design scales through the custom process.

Plot view — The setting, photographed on site

A home in the resort while yours is built

The route the developer themselves recommend: choose the plot, agree the design, and live within the resort while construction runs. A residence of comparable standard can be provided for the period, at no additional rental cost.

The interim residence is provided by the developer as part of the overall solution. Subject to final agreement.

Comparison

The options, side by side.

The long term options from the section above, compared on the same criteria. The completed properties for stage one are listed separately at the top of this page.

	Jacaranda	CSG Seafront	Hill Panorama	Callisto	Alto	Custom build
Price	€3.80M · no VAT	€4.50M · no VAT	€3.45M + 5% VAT*	€6.43M + VAT	€3.89M incl. VAT	Within stated budget†
Location	Paphos region	Seafront, Sea Caves	Peyia hillside	Tsada hills	Minthis, plot P1-355	Coast or Minthis
Sea view	Elevated, panoramic	Front line	Open sea views	Distant	Distant	Selected for view
Bedrooms	6 + 1	5	5 · Villa 2: 6	5 + gym	5	To your brief
Plot	3,791 m²	1,115 m²	1,130 m²	2,445 m²	1,108 m²	Selected to suit
Covered	575 m²	535 m²	474.6 m²	700 m²	400 m²	To your brief
Availability	Post-renovation	Immediate	Under construction	Design & build	~18 months	~18 months
Customisation	Renovation to spec	Limited	Interior options	Interior options	Interiors & specification	Complete
Golf	None	~35 min	~35 min	On the doorstep	On the doorstep	Minthis: on-site
Community	Private setting	Resort, international	New neighbourhood	Resort, international	Resort, international	By location choice

Jacaranda

Price: €3.80M · no VAT
Sea view: Elevated, panoramic
Bedrooms: 6 + 1
Plot: 3,791 m²
Availability: Post-renovation

CSG Seafront

Price: €4.50M · no VAT
Sea view: Front line
Bedrooms: 5
Plot: 1,115 m²
Availability: Immediate

Hill Panorama

Price: €3.45M + 5% VAT*
Sea view: Open sea views
Bedrooms: 5 · Villa 2: 6
Plot: 1,130 m²
Availability: Under construction

Callisto

Price: €6.43M + VAT
Sea view: Distant
Bedrooms: 5 + gym
Plot: 2,445 m²
Availability: Design & build

Alto at Minthis

Price: €3.89M incl. VAT
Sea view: Distant
Bedrooms: 5
Plot: P1-355 · 1,108 m²
Availability: ~18 months

Custom build

Price: Within stated budget†
Sea view: Selected for view
Bedrooms: To your brief
Availability: ~18 months
Customisation: Complete

● marks the leading value in a row. * New-build primary residences may qualify for Cyprus' reduced 5% VAT rate. † Indicative, depending on plot and final specification. Interim residence: provided by the developer as part of the overall package; subject to final agreement. Driving times are approximate. Prices and availability are subject to change.

Beyond the property

We stay involved after the decision.

We set up the conversations with the developers, sit in on them, and go through the answers with you afterwards. And we live and work here: lawyers, tax advisers, banking, schools, architects, someone reliable to look after the house while you are away.

Take this further

Half an hour by video, at a time that suits you.

Or, if you would rather look first: a private viewing in Cyprus · a video walk-through

+357 96 957792

Your stepping stone.

Two stages, one strategy.

The stepping stone

The long term residence

Select the stepping stone

Move to Cyprus

Define the final brief

Design the residence

Move into the long term home

Decide on the first property

Long term possibilities.

Jacaranda Estate

Seafront Villa, Cap St Georges

Hill Panorama, Peyia Hillside

Callisto at Minthis

Alto at Minthis

A residence developed around your requirements.

A home in the resort while yours is built

The options, side by side.

Jacaranda

CSG Seafront

Hill Panorama

Callisto

Alto at Minthis

Custom build

We stay involved after the decision.