Paphos infrastructure breakthrough. The Polis highway and the marina: figures, timelines and opportunities

This post is the result of a deep audit of the situation as of April 2026. We analysed the tender documentation, the reports of the Public Works Department and the statements of the Cyprus Ministry of Transport in order to give you not just news, but an investment roadmap.

Investing in ‘concrete’ without accounting for ‘asphalt’ is playing blind. In the Paphos of 2026 two mega-projects have entered the home straight. This is not merely a logistics improvement, it is a complete redrawing of the region’s liquidity map.

1. The Paphos–Polis highway: the time-compression effect

After the dramatic termination of the contract with the previous contractor in 2024, the project went through a full reset. The Cypriot government learned its lesson and split the project into more manageable stages under tight control.

Technical detail and inside knowledge:

• Phase 1 (Agia Marinouda — Stroumbi). This is 15.5 km of modern four-lane highway, including 2 tunnels and 5 bridges. The main difficulty is the tunnel near Tsada and the huge viaducts. As of April 2026 the section is more than 65% complete. The new contractor is running 2 months ahead of schedule. Construction is expected to be finished by mid-2028.
• Phase 2 (Stroumbi — Polis). The tender opened in February 2026 provides for simplified landscape planning, which will speed up construction. The full highway is planned for completion by 2031.
• The economic effect. Polis Chrysochous is turning from a ‘far-away weekend place’ into a fully fledged suburb. The journey time from Paphos falls from 45–50 minutes (on a dangerous mountain road) to 22 minutes in a straight line.

Investor focus: Tsada and Polemi. These villages are likely to become the main beneficiaries. We forecast growing demand for the ‘Luxury Hillside Villas’ format among expats who work in Paphos but want to live in a cooler climate with fast access to the city.

2. The marina in Kissonerga (Potima Bay): more than just a berth

In 2026 the marina project finally stopped being an ‘election promise’. In January the shortlist of bidding consortia was finalised. Four companies are taking part in the tender (we have of course studied them too) — one of which is connected to a major Paphos developer.

Unlike the Limassol marina, the Paphos project is being built from the outset as a hybrid hub:

• 1,000 yacht berths (from small vessels to superyachts).
• A cruise terminal. This is the gold mine. The ability to receive cruise liners in Paphos means a direct flow of high-spending tourists into the Kissonerga and Coral Bay area.
• A residential and commercial zone: tens of thousands of square metres of prime residential and retail space.

Timeline:

• In March 2026 the evaluation of bids was completed. Final refinements to the parameters are under way now.
• May 2026: the start of direct negotiations with the winner of the tender.
• End of 2026: official signature of the 55-year concession agreement.
• April 2027: the start of physical construction.

Where is the profit hidden? Kissonerga was undervalued for a long time because it lacked an ‘anchor’ project. Now land within a 2 km radius of the future marina is an asset with growth potential of +50% by the time the first concrete is poured.

The True Square verdict: 4 strategies for investors

• 1. The ‘second home for professionals’ strategy. Buy land or completed villas in Stroumbi and the surrounding area. The highway should turn this place into the Cypriot dream suburb. Right now the price per square metre there is still 2 times lower than within Paphos itself.
• 2. The ‘Marina-Front’ strategy. If your budget allows, look for plots in Kissonerga with a view over Potima Bay. Even if you never build yourself, in 2 years a major developer will take that plot off you at a huge premium.
• 3. The ‘rental arbitrage’ strategy (Polis / Latchi). The only coastal region where you can still find villas under €400k. As soon as the highway opens (2028), rental rates and the entry price in Polis will match Coral Bay.
• 4. Risk management. Beware of land immediately adjoining the highway (noise pollution) and of White Zones (as we wrote earlier). Infrastructure projects often bring rezoning of neighbouring land. Check the status of a plot through the DLS portal, and also the geotechnical report — in Stroumbi and Tsada the ground conditions are harder than by the sea.

The official sources we studied

• Highway tenders: eProcurement Cyprus.
• The marina master plan: official press releases of the Ministry of Energy, Commerce and Industry.
• Road network maps: the Cyprus geoportal (DLS).
• Environmental reports: the Department of the Environment, which publishes the development restrictions around the highway.

We do not believe rumours, we read tender documentation. Invest in infrastructure before it becomes obvious to everyone.