Market analysis, data and deal practice. The same material goes out on Telegram — here it is easier to read and search.
The SPA is usually drafted in the developer’s favour. Ten clauses — from delay penalty to bank guarantee — that we amend before signing.
Read →A gross 8-9% from short-term rental converges with the “boring” 5% of long-term letting once management, vacancy and VAT are deducted. Two rental modes in Paphos on fresh data.
Read →1,964 contracts across Cyprus in June, +27% year on year — the strongest June since 2000. Limassol drives volume, Paphos posts the fastest growth of all districts.
Read →Paphos commercial property promises 6-8% against 5-6% for residential. Why that premium is payment for vacancy and illiquidity, and where the yield is more honest.
Read →The 2026 market is a high plateau with no speculative leverage. Three scenarios for 2027–2030 and the main risk, which lies in supply rather than in price.
Read →Indices, contracts and rates from 1996 to 2026: EU accession, the 2013 banking collapse, golden passports, COVID. Why Paphos fell more softly and recovered more strongly.
Read →Behind a shortlist of 3 properties there are around 30 rejected ones. We show the real reasons for rejection over the past month: title deeds, geology, yield, developers with no track record.
Read →The fixed rate has fallen to 2.85-3.25%, and the monthly mortgage payment is now cheaper than rent. We break down the maths, bank requirements for borrowers and three hidden traps.
Read →Why Geroskipou is becoming the main growth point of Paphos: the Lumio school, the arrival of major developers and logistics. The price per sqm here is still 15-20% below popular districts.
Read →Season one was about not losing money; season two is about how and where to make it. Coming up: Geroskipou, the new mall, commercial property, Paphos vs Limassol and renovation.
Read →The anatomy of the 2021–2025 boom, the rise of Geroskipou and inside information on the new mall, plus a 2027–2030 forecast: infrastructure arbitrage, build-to-rent and the green mandate.
Read →Capital Gains Tax in Cyprus is 20% of net profit. We break down improvement receipts, the indexation allowance and the €30,000 and €150,000 exemptions that legally reduce the base.
Read →A portrait of the Paphos resale buyer in 2033 and three liquidity criteria: energy class, infrastructure leverage and a clean legal history.
Read →The standalone villa "in the middle of a field" is losing liquidity: isolation, a maintenance nightmare and poor energy class. Managed gated communities have taken its place.
Read →Phase 1 of the Paphos–Polis highway is 65% complete with a 2028 finish; the Kissonerga marina concession is signed in late 2026. Four strategies for investors.
Read →Notes on the back of the title deed, the Certificate of Final Approval and developer memos: what actually makes a Cyprus property legally clean and liquid.
Read →Communal fees in Paphos run from €80 to €250+ a month and cut your real yield by 1.5–2% a year. How to read a complex's budget before you buy.
Read →A development moratorium wipes out a plot's liquidity and cuts its price by 70-90%. The Pissouri case and a checklist for verifying land status before a deal.
Read →Expanding bentonite clays in Tala, Kamares, Tremithousa and Mesa Chorio. What to look for in a geotechnical report so you do not buy a house that cracks.
Read →15% corporate tax, electronic-only rent payments, a €150,000 capital gains exemption and VAT: what changed from January 2026 and how it hits your cash flow.
Read →Two visually identical complexes in the same district sell for €250k and €210k. What you actually pay for with a developer’s name, and why it pays off on exit.
Read →Zoning coefficients, Nature 2000 status and coastal protection are closing Peyia and Chlorakas to new projects. What that means for the price of existing units.
Read →Since 2021 every new building in Cyprus must be Class A (NZEB). Why old resale stock in Paphos risks becoming illiquid and losing 20–30% of its price.
Read →AUB and TEPAK have entered Paphos. Here is how the education cluster is reshaping unit typology, tenant quality and land prices around the campuses.
Read →“Too much is being built” is not a verdict. A market with choice and comparable prices is often more resilient than a scarce one, where liquidity rests on sentiment alone.
Read →The question of your future buyer matters more than the entry price: in a difficult phase the market buys not the “best” but the least risky and easily comparable.
Read →Completed properties, “proven” locations and easy-to-explain options feel safe, but the premium paid for peace of mind compresses IRR and limits exit scenarios.
Read →Investors pay a premium for emotion: the view, uniqueness, the wow effect. Yet liquidity comes from boring assets — clear format, broad demand, a constant buyer.
Read →Total transaction counts, average prices and listing prices mislead. Real understanding comes from demand structure, SPAs, absorption rate and exit logic.
Read →A €180,000 deal and a €1.8m deal count the same in the statistics, yet they are different markets. Market activity and exit liquidity are not the same thing.
Read →Cyprus is really two markets. Of 18,114 transactions in 2025, 7,255 came from foreign buyers — and they, not local resale turnover, set new-build prices.
Read →ROI captures rent alone, IRR the whole investment. A Paphos case shows 5.1% versus 10–11%, and the payment plan can move IRR by another 1.5–2 times.
Read →How fast a market absorbs new supply explains prices better than averages: 18–23% in Limassol, 12–15% in Paphos, and a fragmented Larnaca.
Read →Three entry scenarios for Cyprus property — conservative, moderately aggressive and aggressive: entry criteria, yields, risks and a five-point pre-purchase checklist.
Read →Foreign-buyer registrations rose 11% over the first eight months of 2025. A breakdown of the buyer mix: CIS 35%, EU and UK 30%, Middle East 25%.
Read →Land is 20–30% of cost, construction 35–40%, the developer’s margin 20–25%. A breakdown of the price structure and why a thin margin is riskier than a high price.
Read →The average LTV on new mortgages is around 67%, lending volumes are up 9.2%, and some clients secure rates of 2.8–2.95%. What that says about the market.
Read →The building materials index is up 3.1% year on year and Limassol land up 8.6%. These leading indicators show where housing prices land in 6–12 months.
Read →Why secondary cities yield 1%–3% more than capitals, what build-to-rent gives a hands-off investor, and how Paphos, Limassol and Nicosia compare.
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