According to major international analysts, the property market in Cyprus remains attractive to foreign investors, especially in the segment of land for large-scale projects. The Paphos area has traditionally been in demand due to its geographical location, mild climate and developed tourist infrastructure. A large number of potential construction sites is another important argument for choosing this destination.
Against the backdrop of global economic dynamics, with more and more investors seeking to diversify their capital, acquiring land in Cyprus is seen as one of the most sustainable strategies. A lenient tax policy, relatively low operating costs and a favourable immigration climate create optimal conditions for new projects ranging from low-rise residential developments to hotel and entertainment complexes.
In this article, we offer to understand which indicators are fundamentally important when selecting land for development, what the term 'large plot' means in the context of Cypriot real estate, as well as to consider several current offers of large plots in Paphos.
The main indicators of land in Cyprus
Let's start by understanding the main indicators for the investor: percentage of development, percentage of coverage, floor, zone, land use, communications and title.
Percentage of development
This is an indicator (sometimes referred to as 'building density') that regulates how much of the plot area can be used for main buildings. For example, if a plot of 10,000 m2 is 60 per cent built up, 6,000 m2 of buildings are allowed. This coefficient is often defined in town planning plans depending on the land category.
Coverage percentage
While the building coefficient describes the total allowed area of built structures, the coverage coefficient regulates the building area on the land 'on the spot' of the building. In other words, if the coverage is 30 per cent, 3,000 m2 of the same 10,000 m2 can be used for the foundations and adjoining area of the building itself. The remainder can be used for roads, landscaping, parking and other facilities.
Height
Height restrictions are an important aspect of development planning. In some areas only two-storey houses are allowed, while in others multi-storey complexes can be built. These regulations affect both residential density and the economics of the project as a whole.
Land Zones
Cyprus is divided into several categories of land zones: residential, commercial, tourist, agricultural, etc. In documentation, the zones are often identified by Latin or Greek letters - H, K, T, Γ. Sometimes there are mixed zones (e.g. Κα5 and Εβ5). Correct identification of the zone allows you to understand what kind of objects can be built: residential buildings, hotels, office centres, commercial areas, etc.
Use of the land
Depending on the zone, the purpose of use is determined: it can be a purely residential project (villas, cottages, apartments), commercial buildings (office buildings, shops) or a combination of several formats. This is crucial for the investor: local authority approval can be complicated if the intended use of the land does not match the project.
Communications
The availability of utilities (electricity, water, sewerage, internet) is a big plus. Installing communications from scratch can be a long and costly process. When choosing a site, check how much it will cost to connect the networks, how far away the main lines are and whether there are any permits in place.
Title Deeds
The title deed is a certificate of ownership of the land, one of the most important conditions for the security of the transaction. A title deed eliminates further disputes over land ownership, boundary issues, encumbrances and inheritance rights. If the seller has a title deed, the buying and selling process is much quicker and more transparent.
What is a large plot of land in Cyprus?
According to local lawyers and analysts, a plot of 2,000-3,000 m2 or more can be considered large by Cypriot standards. In Paphos there are plots of over 10,000m2, which are the most interesting for resorts, integrated residential developments or other ambitious projects.
Today, the overall supply of large plots in the region is quite diverse: there is land for low-rise cottage villages, promising plots for apartment complexes, as well as combined zones where different types of development are allowed. We will also be looking at a number of options that may be suitable for larger projects.
Current Offers: Large Plots in Paphos
1. Plots in Paphos, Marafunta area
- Plot area: 12,533 m2
- Zone: H3
- Development percentage: 60
- Percentage of coverage: 35
- Floor area: 2
- Distance from the sea: 9 000 m
- Price: One million four hundred thousand euros plus VAT.
The plot is situated in an elevated position with panoramic sea and mountain views. The title deed guarantees the security of the transaction and the communications are already connected. The residential use allows for the development of a small cottage community or a villa complex.
2. Five adjoining plots in Aphrodite Hills, Kouklia area
- Total area: 7,474 m2
- Percentage of development: 10
- Percentage of coverage: 10
- Floors: 2
- Distance from the sea: 2,100 metres
- Price: Five and a half million euros plus VAT
This complex of five contiguous plots is located in one of the most famous areas of Paphos - Aphrodite Hills. The title deed is in place confirming the complete 'cleanliness' of the property. The development is low density, so it is possible to create a luxury residential complex with villas and green areas.
3. Land near Tala (two plots)
- Total area: 15,237 m2 (two plots: 6,875 and 8,362 m2).
- Zone: Κα10 + Γα4
- Percentage of development: 30
- Percentage of coverage: 25
- Floor area: 2
- Distance from the sea: 4 000 m
- Price: 1.500,000 euros
An excellent option for a residential project in an elevated location. The combination of zones offers a variety of design possibilities. The sea and mountain views offer great prospects for the creation of leisure areas or high quality villas.
4. Plot in Konya
- Surface area: 6,159 m2
- Zone: Residential
- Percentage of development: 60
- Percentage of coverage: 40
- Floors: 2
- Distance from the sea: 5 000 m
- Price: One million five hundred thousand euros plus VAT
Located in an area with beautiful views of the sea and mountains. The plot is divided by licence into 7 smaller plots of 750 m2 and all communications are already connected. An ideal solution for investors planning to build a small cottage complex or a series of private villas.
5. Plots in the centre of Paphos
- Surface Area: 8,462 m²
- Zones: Κα5 and Εβ5
- Percentage of development: 100
- Percentage of coverage: 50
- Floor area: 3
- Price: 5,000,000 eur plus VAT
A plot of land for residential development in the central part of the city. The high building percentage (100%) allows the construction of a significant number of square metres of residential or even mixed use property (subject to project approval). The urban location provides access to infrastructure and communications.
6. Plot in Tremitusa
- Surface area: 29,767 m2
- Zone: H (53% residential with a density of 40%, 47% agricultural with a density of 10%)
- Distance from the sea: 7,000 metres
- Price: 2,100,000 euros
Combined land, where almost half of the area is agricultural and the rest is residential. This gives a great deal of flexibility: it is possible to develop a project with houses and, for example, gardens and parks or leisure areas at the same time. The sea view makes the plot particularly attractive.
7. Plot in the centre of Kouklia
- Surface area 12 041 m2
- Zone: Residential
- Built up percentage: 90
- Cover percentage: 50
- Distance to the sea: 1,000 metres
- Price: 2,000,000 euros
A perfectly shaped plot in the centre of the village. Its high density and proximity to the sea make it promising for complex projects, including apartments and villas.
8. Commercial plot in the centre of Paphos
- Surface area 749 m2
- Zone: Ea4
- Development percentage: 160
- Percentage of coverage: 50
- Floors: 4 (maximum height 17 m)
- Distance from the sea: 2 500 m
- Price: 1,000,000 euro plus VAT
Compact plot for commercial development in an urban environment where high density (160%) is acceptable. A business centre or a mixed-use development with shops, offices and apartments can be planned.
Buying a large plot of land in Paphos is a step that opens up the greatest opportunities for large scale investment. Before committing to a deal, you need to consider the percentage of development, the percentage of coverage, the area, as well as the type of zone and the availability of communications. Title is an integral part of a secure purchase.
With proper planning and regulatory consideration, a plot of land in Cyprus can form the basis of a future residential development, a hotel project or a mixed development focused on local infrastructure. However, it is important to consult reliable sources, specialist advice and market reports from leading analysts.
If you are considering investing in a promising development site in one of the most desirable regions of Cyprus, we suggest you take a close look at the above options in Paphos. Each has its own potential and can meet the needs of investors with different objectives and project sizes.
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