Paphos is a resale market before it is anything else. A large part of the district's stock was built for, and is still owned by, British and northern European buyers, and much of it now trades second, third or fourth hand. That changes what a valuer has to look at.
CPA is run by Michael Efstathiou MRICS, practising in Cyprus since 2012, registered with ETEK and working to the RICS Red Book, current edition effective 31 January 2025.
The district numbers
The Central Bank of Cyprus index for Q1 2026 shows Paphos houses up 5.2% and apartments up 6.4% year on year, against a national 7.5%. Sales contracts recorded by the Department of Lands and Surveys for January to July 2026 came to 2,387, up 20% on the same period last year, one of the strongest volume increases in Cyprus.
Our observation: Paphos volume growth is running ahead of Paphos price growth. Transactions are happening, but the district has not repeated the apartment inflation seen in Limassol and Larnaca. Broad district averages sit uneasily on this stock, because the range between a 1990s inland bungalow and a new sea-view villa in Peyia is very wide.
Where we work
Kato Paphos and the town. Chloraka, Emba, Konia, Geroskipou. Peyia and Coral Bay. Tala and Tsada. Polis Chrysochous and Latchi in the north of the district, and the inland villages between.
Title deeds and what they do to value
Delays in the issue of separate title deeds have been a feature of Paphos for years and, in our experience, remain the most common complication in a Paphos file. Where title has not issued, a buyer may hold a deposited sale contract rather than registered ownership, there may be an outstanding developer mortgage over the parent parcel, and resale mechanics become materially harder.
We do not value past this. We establish the title position, state it in the report, and reflect its effect on marketability and on value. Where a lender or a lawyer needs the position set out separately, we will do that.
Holiday-let and second-home stock
A large share of Paphos property is used for part of the year and let for the rest. That produces questions a standard residential comparison does not answer on its own: whether the unit is in a managed complex with a rental programme, what the communal charges are and whether they are being collected, what condition the common areas are actually in, and whether furnished contents have been folded into an asking price.
Where a property genuinely trades on income, we say so and we test it. Where it does not, gross yield claims from a letting agent are not valuation evidence and we treat them accordingly.
Peyia, Coral Bay and the hillside villas
The villa stock above Coral Bay and through Peyia prices on view, gradient, plot size, pool, and access. Two plots on the same street can differ substantially because one has an uninterrupted sea aspect and the other has a neighbour's roofline across it. Steep plots also carry retaining and access costs that show up in build quality and in resale. We inspect, we photograph, and we adjust on what is there.
Inland villages and land
Tsada, Polis and the villages behind the coast bring the usual land questions: planning zone, building coefficient and coverage, legal access and road frontage, division potential, and whether existing buildings hold a planning permit and final approval. Restored stone village houses are a thin, irregular market. Comparable evidence has to be found and sometimes argued for rather than pulled off a list.
What we are instructed to do in Paphos
Mortgage lending and refinancing. Purchase and sale advice. Probate and estate valuations, including for UK-domiciled estates. Matrimonial and litigation reports. Capital gains tax and transfer fee purposes. Insurance reinstatement cost. Land and development sites.
Reports are produced in English or Greek as required.
Get a Paphos valuation started
Send the address, the title or parcel details if you have them, and the purpose of the valuation. We will confirm whether we can act, the fee and the timing.
Call +357 25254222, mobile +357 96569477, or email info@cypruspropertyappraisals.com.
Tell us the property and the purpose.
We confirm in writing what the report will contain and what it will cost, before any work begins.