Penthouses in Paphos: Prices, Features and the Best Seaside Options

A penthouse in Paphos is not simply an apartment on the top floor, but a rare property format. In essence, it combines the advantages of an apartment and a private villa. The local market has its own particular features: you do not necessarily have to choose the first coastline if you want impressive panoramic views. Why? Because low-rise development, which is effectively protected at the regulatory level, means that even properties located farther from the sea can offer excellent views.

How and where should you choose a penthouse with the best view? What does a property in Paphos need in order to generate income? How attractive are local penthouses as investments? We examine all of this in the article.

Overview of penthouses in Paphos

Duplex penthouse in Kato Paphos, 262 m2

A luxurious option for those who value a spacious layout, premium facilities within the complex and outstanding views. The latter is not an exaggeration: there are only a handful of apartments at such a height in Paphos.

Penthouse features:

1. an ideal first-line location in the city centre;
2. one of the largest luxury complexes, with swimming pools, a sauna and spa, gym and yoga studio, extensive parking, a large gated territory, restaurant and children’s playground;
3. 15th floor — a unique offering for Paphos, with virtually no comparable alternatives;
4. 100 m from the sea;
5. 4 bedrooms, 4 bathrooms, a large living room and kitchen;
6. private rooftop area with its own garden and swimming pool;
7. luxury finishes using stone, wood and modern materials according to a designer concept;
8. a two-level layout and panoramic windows with spectacular sea views.

The complex is almost complete and is expected to welcome its first residents as early as autumn 2026.

Penthouse in Kissonerga, 250 m2

Kissonerga is located between Paphos and Coral Bay, meaning it is equally close to both the city centre and one of the region’s best-known tourist areas. Property here, especially a penthouse, offers the advantages of both resort living and permanent residence without sacrificing comfort or spending too much time on the road.

This luxury option offers:

1. a location in a gated low-rise complex without compromising on views;
2. access to facilities including a swimming pool, storage rooms, parking and a secured territory;
3. a format that comes as close as possible to villa living;
4. high-quality finishes included in the price and a construction warranty;
5. excellent views from all rooms;
6. a large terrace that effectively extends the living area;
7. a rooftop terrace;
8. 3 spacious bedrooms, 2 bathrooms and an open-plan living room with kitchen.

The penthouse is particularly attractive because of its price, as finding similar property in Limassol for the same money would be almost impossible. Its position roughly equidistant from the business centre and tourist areas can also make it highly profitable throughout the year if the property is intended for rental.

Penthouse in Chloraka, 107 m2

Another option with a relatively compact floor area but plenty of potential. This cosy penthouse in a small development in the Paphos suburbs is well suited to either permanent residence or long-term rental.

Advantages of the property:

1. Chloraka is a family-friendly location that allows residents to combine easy access to resort areas with a comfortable and quieter everyday lifestyle;
2. a small complex of 22 apartments with a swimming pool, providing a high level of privacy and security;
3. third floor while retaining excellent views;
4. 600 m from the sea — within walking distance;
5. an attractive landscaped exterior and carefully designed interiors for every apartment;
6. panoramic windows and very large terraces.

A particular feature is that the entire floor belongs to the penthouse, meaning there are no neighbours above or on either side. This also provides 360° views.

If you are interested in any of the properties listed above, contact our agents at DOM. They can provide more detailed information about the project, help you find similar options and advise you on investment opportunities and risks.

Why Paphos is especially attractive for buying a penthouse

Paphos differs from other Cyprus cities in several ways:

1. it is often considered a “British” city, in the same way Limassol is sometimes described as “Russian”, because many British expats spend holidays, winters and retirement years on the coast;
2. it has some of the island’s richest cultural heritage, which is carefully protected and taken into account in development;
3. it is close to Cyprus’s largest green protected area — Akamas National Park;
4. it offers an excellent balance between leisure and everyday life, with infrastructure that makes Paphos comfortable for different types of residents.

These characteristics influence not only the local lifestyle, but also the property market:

1. apartments and villas in Paphos are cheaper than in Limassol and Nicosia, but more expensive than in Larnaca;
2. high-rise development is very limited: tower buildings in the city and suburbs can almost be counted on one hand because the municipality aims to preserve the historic character of the area;
3. locations are fairly clearly divided into areas “for living” and areas “for holidays”;
4. luxury property is associated with premium leisure activities such as golf and equestrian sports, while the yachting sector is still relatively underdeveloped.

Paphos can be an excellent investment market for buyers focused on the tourism sector. In many cases, one of the most profitable approaches is a mixed rental strategy combining short-term lets with occasional medium-term rentals of 2–3 months.

Important! Paphos is home to Cyprus’s second international airport, which is particularly convenient for people who travel abroad frequently.

The most promising areas of Paphos can be compared as follows:

The Paphos property market is showing relatively modest price growth compared with other cities, but it remains one of the most predictable and stable markets in Cyprus.

Penthouse in Paphos: key features of the format

A penthouse is always valuable because of its exclusivity: every city has only a limited number of such properties, especially when it comes to genuinely high-rise penthouses in Paphos. Demand for such units is likely to remain limited in volume but steady and stable.

The best combination of features

An apartment on the upper floors is not simply an apartment, but one of the most successful “hybrids” between an apartment and a villa. A penthouse takes the best features from each type of property. From an apartment, it offers:

1. proximity to urban infrastructure and the facilities of the development;
2. easy maintenance because the management company handles most of the work, which is especially important if the owner does not live in Paphos permanently;
3. a high floor and therefore better panoramic views, which are also less likely to be blocked by future developments.

Penthouses are often called “villas in the sky” because they effectively offer many of the characteristics of a private house:

1. greater privacy and fewer neighbours;
2. larger floor areas and improved layouts;
3. a private “garden” in the form of a rooftop area or oversized terrace, often with the possibility of installing a swimming pool or Jacuzzi.

By the sea or with a sea view?

Paphos is a special city when it comes to development. People living here generally do not want modern skyscrapers that “block” the sky; they prefer to preserve the authenticity of the ancient city and its historic character. As a result, most apartment complexes are limited to 3–5 floors, while the few high-rise buildings that do exist are generally located some distance from the most central areas.

This creates two important points that directly affect property selection, particularly when choosing a penthouse:

1. First coastline — it is not the only place where you can get an apartment with a panoramic sea view. Of course, first-line property keeps the advantage of being “five minutes from the beach”, but because developments are generally low-rise, the sea is not always fully visible. In some cases, even from the top floor, the sea panorama may remain partly obstructed.
2. Hillside location — a strong guarantee of excellent views. Unobstructed sea views from upper floors are possible when a complex is built on elevated ground. This makes the journey to the beach longer, but in return provides a panoramic outlook.

In this sense, Paphos somewhat “balances” the advantages of first-line property and homes located farther inland. Can you find a property just a few steps from the sea with excellent views? Of course, but the price for such an attractive combination will reflect that.

For this reason, buyers choosing a penthouse usually prioritise one criterion: either proximity to the sea or a panoramic view. Interestingly, in other Cyprus cities, being on the first coastline often automatically means having spectacular views, while Paphos is unusual in separating these two advantages.

Important! Paphos is one of the best cities for buying a penthouse because prices for this type of property remain relatively moderate.

How attractive is a penthouse in Paphos as an investment?

Premium property in Paphos can offer several different ways to generate income. But before buying, it is worth understanding the full list of initial expenses.

Investment attractiveness

Returns are most commonly associated with renting out the property. Paphos can be a very promising destination, but it is important to decide in advance which rental format you prefer:

1. Short-term rental. This can generate the highest income for properties near the sea in areas with developed tourist infrastructure. It is highly seasonal in Paphos. Suitable areas include Coral Bay, Kato Paphos and Chloraka.
2. Long-term rental. The target audience consists mainly of local residents and people relocating to Cyprus. Therefore, the most profitable property is one that meets their everyday needs: good urban infrastructure and proximity to the centre. This format generates more stable income regardless of seasonality. Suitable areas include Universal, Geroskipou and the border between Kato and Pano Paphos.
3. Mixed format. This works well in many parts of Paphos and usually involves rentals for periods of 2–3 months. The target audience includes winter visitors, expats, remote workers and retirees. This format has almost no seasonality. Suitable areas include Peyia, Chloraka, Pano Paphos and nearby villages.

Preserving and increasing the property’s value is another important investment factor. Paphos is considered a reliable location with good prospects, and the value of a penthouse can be strengthened by paying attention to:

1. scarcity of supply — penthouses are always limited in number and demand tends to exceed supply;
2. the quality of the project — internal facilities, heating, energy-efficiency class;
3. panoramic views;
4. the prestige of the location;
5. a practical, liquid layout.

Before buying a penthouse, it is best to consult a specialist with extensive experience specifically in Paphos. They can advise where to buy from the perspective of long-term prospects and the returns available from different rental strategies.

Initial investment and expenses

It is not entirely correct to assume that the most expensive property will generate the highest return. Yield is better understood as income relative to expenses. That is why anyone seeking profit should first analyse one-off investments and then ongoing maintenance costs.

Initial investment:

1. purchase price of the property;
2. VAT;
3. duties, fees and documentation costs, including the permit required for rental activity;
4. real estate agent services.

Ongoing expenses:

1. complex service charges and utility bills, which are usually paid by the owner for short-term or mixed rentals;
2. repairs and furniture replacement;
3. annual insurance;
4. taxes on rental income;
5. property management agency fees if the owner does not manage the property personally.

The calculation is straightforward: a property can be considered income-generating if it produces around 3.5–6% of its value per year. If the figure is lower, it makes more sense to speak about preserving the penthouse’s value rather than achieving a high rental yield.

Conclusion: is a penthouse in Paphos worth considering?

Penthouses are one of the most interesting premium property formats, particularly in Paphos. The city follows its own development rules, which means first-line property does not always offer all of the advantages buyers might usually expect.

A penthouse combines the best features of an apartment — infrastructure, ease of maintenance and high liquidity — with those of a villa: privacy, space and greater comfort. Being located high above the city has particular value in Paphos because high-rise buildings are so scarce. Investing in a penthouse therefore means investing in a property type that is likely to remain in demand.

In addition, a premium property has strong income potential. With the right location and project characteristics, it can be rented out and generate solid returns. It also makes sense to consider different rental formats in order to reduce the impact of seasonality on income.

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