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    Villas for sale in Cyprus

    415 homes
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    FAQs about villas for sale in Cyprus

    Can I buy a villa in Cyprus?

    To acquire immovable property in Cyprus, a third-country national must obtain permission from the Council of Ministers. The process involves submitting Form Comm. 145 to the District Officer in whose district the property is situated.

    It is important to note that the villa or house to be acquired should not be larger than necessary for the intended purpose. For instance, the land plot should be large enough to build a residential home, but not larger than не более 4014 sq m. The law governing this process is The Immovable Property Acquisition (Aliens) Law, Cap. 109.

    Is buying a villa in Cyprus a good investment?

    Due to its robust economy and European Union membership, Cyprus is a stable and attractive investment opportunity. The real estate market in Cyprus is promising, with rental yields for investment villas at 2.97% annually and market values growing at 4.11% YoY (RICS Residential Property Price Index 2025Q3).

    It presents the potential for steady passive income and long-term return on investment. We believe buying a villa in Cyprus is a wise investment choice, as it can provide numerous advantages for the owner, such as permanent residency through investment.

    What are the best villas in Cyprus?

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

    1. 6-bedroom beachfront villa in Pyrgos, Limassol - €12,000,000 Details
    2. 6-bedroom modern villa with a private pool in Germasogeia, Limassol - €9,900,000 Details
    3. 4-bedroom villa with a swimming pool in Limassol Marina, Limassol - €9,600,000 Details
    4. 8-bedroom sea-view villa in Germasogeia, Limassol - €9,500,000 Details
    5. 4-bedroom luxury villa in Limassol Marina, Limassol - €8,700,000 Details
    6. 5-bedroom villa in Peyia, Paphos - €5,800,000 Details

    Are there any affordable seafront villas in Cyprus?

    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.

    Villa prices in Cyprus

    Our site lists 415 villas for sale in Cyprus, with prices ranging between €189,000 and €16,000,000.
    As of February 2026, the median villa price in Cyprus is €800,000.
    The median villa price per square meter is €3,622.

    Villas with pools

    There are 305 villas for sale in Cyprus with private pools listed on DevelopersCyprus, and their prices range between €310,000 and €16,000,000.
    As of February 2026, the median price for a home with a swimming pool in Cyprus is €1,000,000.

    What are the purchasing costs in addition to the sale price?

    The extra costs of buying a villa in Cyprus include the following taxes and fees:

    • Transfer fees: 1.5% to 4% (applies only to resale properties).
    • Stamp duty: €0 (abolished). Contracts signed on or after January 1, 2026 are exempt.
    • VAT on property: 19% for new villas, reduced to 5% for first-time buyers using the property as a primary residence (applies only to new builds). VAT is mutually exclusive with Transfer Fees; if you pay VAT, you are exempt from Transfer Fees.
    • Legal fees: Approximately 0.5-1% of the purchase price + VAT (recommended for due diligence).

    How to buy a villa in Cyprus

    Here are the simplified steps to purchase a villa in Cyprus:

    1. Schedule a viewing to inspect the villa firsthand.
    2. Make an offer to the seller. (Note: We can assist in negotiating the best price.)
    3. Once the offer is accepted, hire a lawyer to handle the legal process. (We can recommend a reliable Cypriot property lawyer.)
    4. Check everything with your lawyer to avoid issues later. The lawyer looks into the villa's history, paperwork, and possible problems.
    5. Pay a deposit to secure the property and sign a pre-contract (Reservation agreement).
    6. Proceed with signing the contract and paying part of the remaining balance.
    7. If you are a non-EU citizen, obtain permission from the Council of Ministers through your lawyer. You will need a signed contract of sale to get the permission.
    8. Stamp the contract and register it with the Land Registry Office. Pay the remaining part of the purchase price.
    9. If the property has title deeds, before paying the remaining balance, you will need to get a Land Registry appointment, pay the transfer fees, and transfer the title deed.

    DevelopersCyprus can support you at any stage of the process.

    Find your luxury villa in Cyprus with our experts

    Our dedicated team of real estate professionals, led by Chris Michael, is here to guide you. For those who are looking to buy a villa in Cyprus with us, we provide the following:

    • real estate prices from developers and owners
    • large Cyprus mansions, off-plan and investment villas and houses for sale
    • extensive collection of 3-7 bedroom villas with standard in-ground, overflow, or infinity pools in Limassol, Paphos, Protaras, Ayia Napa, and other popular Cyprus areas
    • comprehensive Cyprus locations comparison and pros and cons analysis for every district
    • remote (online) and on-site viewing of properties
    • high-resolution photos or 3D renders for off-plan and under-construction villas
    • assistance in preparing all necessary documentation, including sales contracts
    • reduced VAT applications for individuals who purchase a newly built villa for their own use
    • legal support and permanent residency by investment applications with fixed fees through our partner lawyers
    • post-purchase support, rent-out opportunities and property management

    Contact DevelopersCyprus today for assistance with your search for a luxury villa in the Mediterranean.

    Cyprus villas for investment

    The Cyprus property market has experienced consistent growth in villa prices over the last three years. According to the Central Bank of Cyprus reports, in 2022, the Villa/House price index recorded annual gains of 3.9%.

    This trend continued into 2023, primarily due to significant increases in the Limassol and Larnaca districts. This upward trajectory has persisted into 2024 and 2025, with moderate gains in housing prices.

    In the Q3 2025 RICS Cyprus Property Index, rental values are reported to be on the rise, with villas (houses) among the primary contributors to residential property value. The rental yield for Cyprus villas is 2.97%.

    We offer personalised consultations to those considering investing in Cyprus villas to secure permanent residency or generate long-term passive income.