Elite villas for sale in Cyprus

Yes. Buyers who are not citizens of Cyprus, the EU or the EEA need a permit to buy from the District Administration of the district where the villa is, with a few exemptions in the law. The same applies to a Cyprus company that such buyers control, for example by holding half or more of the shares or votes. The application is on form COMM 145 and there is no fee. It takes 2 to 3 weeks.

The rules are in the Acquisition of Immovable Property (Aliens) Law, Cap. 109, and its regulations. Such a buyer, or a couple together, can get permits for up to two homes, or for one plot of up to 4,014 m² to build a home to live in.

In the RICS Cyprus Property Index with KPMG in Cyprus for the second quarter of 2026, house values rose 4.04% in a year. Houses yielded 3.01% on average, against 5.51% for apartments. On the Central Bank of Cyprus index, house prices rose 5.8% in the year to the second quarter of 2026.

A new villa bought from a developer as a first sale for at least €300,000 plus VAT is one of the investments that can let a non-EU buyer apply for permanent residence. Further conditions apply.

The top 6 luxury villas in Cyprus listed on our website are:

1. 6-bedroom sea-view villa in Agios Tychonas, Limassol - €16,000,000 Details
2. 4-bedroom resale villa with sea views in Agia Fyla, Limassol - €12,000,000 Details
3. 6-bedroom beachfront villa in Pyrgos, Limassol - €12,000,000 Details
4. 5-bedroom resale beachfront villa in Pyrgos, Limassol - €11,500,000 Details
5. 6-bedroom modern villa with a private pool in Germasogeia, Limassol - €11,000,000 Details
6. 8-bedroom sea-view villa in Germasogeia, Limassol - €9,500,000 Details

As of 2026, buyers in Southern Cyprus have no low-budget beachfront villa options. Our offers begin at €700,000 for waterfront detached houses that are either under construction or in the off-plan stage.

We recommend checking sea-view apartments and houses as cheaper alternatives.