Paphos · apartment · ref 6655308

2-bedroom penthouse for sale

€522,500 · 75 m² · 2 bed · view on Bazaraki ↗

Advert last observed: 15/10/2026

47.5/100 · Research candidate

Evidence confidence: not assessed

Investor 48.5Live-in 47

Viewing checklist

Your property decision brief

Start with the price, then verify the evidence.

not assessed evidence confidence

Advertised price

€522,500

Versus comparable asking prices

83.5% above

Modeled purchase budget

Works not assessed

Where available, includes modeled fees, assessed works and 15% works contingency. Finance, survey and furnishings are excluded.

Asking price and the modeled range

Asking with assumed VAT: €621,775
Range lower estimate: €353,740
Range upper estimate: €448,838

Derived from asking-price evidence and model assumptions. This is not a completed-sale valuation or a statistical confidence interval.

What supports the estimate

12 comparable asking prices within 1 km. Asking prices are not completed-sale evidence.

What could change the conclusion

This report has no evidence-confidence assessment yet. Verify the source details and comparisons before relying on its score.

How the estimates and confidence work

Prepare for your viewing

Questions for property 6655308, based on this report’s claims, estimates and missing evidence. Check them with the agent and relevant professionals. Marks are not saved.

Ask for the title documents and have your independent lawyer check ownership and encumbrances.
Advert claim: Title availability is not established by this report.
Confirm covered internal area, floor, parking allocation and the exact location against documents.
Advert details: The advert lists 75 m². Confirm what that area includes.
Inspect the actual property and ask for current photographs of rooms, windows and services.
Evidence limit: Photo analysis cannot establish hidden defects or current condition.
Ask which images show the actual property and inspect it before relying on finishes or views.
Image warning: The report flags image authenticity or presentation concerns; renders and staging do not establish actual condition.
Check the property observation: “All interior and exterior photos are CGI renders, not real photographs. No actual condition of the building or interiors can be assessed.”
AI photo note: All interior and exterior photos are CGI renders, not real photographs. No actual condition of the building or interiors can be assessed.

Construction claims to verify

Advert wording and AI extraction are separate claims. Neither verifies completion or readiness to occupy.

Advert wording in this report: Off-plan
Stored AI extraction: No clear stage recorded

Before a viewing: request dated photographs of the actual site, completion documents and a written handover date.

Alternatives worth comparing

This report has uncertainties to resolve. Compare the cost and space of similar properties before committing to a viewing.

Same advertised district, property type, bedroom count and new-build status; seen within 30 days. These are asking-price comparisons, not endorsements.

What would it cost you?

Change the offer, works, rent and finance assumptions. These scenarios are yours; they do not change the property’s score. Changes last until you leave or reload this page.

Vacancy, management, contingency and interest start with illustrative assumptions. The starting purchase price uses the report’s VAT assumption when available. Check fees, taxes and loan terms independently. Income tax, appreciation and selling costs are excluded.

Purchase price (€; confirm any VAT)Purchase fees (€)Works and fit-out (€)Works contingency (%)Monthly asking rent assumption (€)Vacancy (%)Management (% of collected rent)Annual maintenance, insurance and charges (€)Loan (% of purchase price)Annual interest (%)Loan term (years)

Enter your purchase-fee, works and annual cost estimates, including zero if appropriate.

The numbers

New build · VAT: listed €522,500 excl. · with 19% VAT ≈ €621,775
Asking €/m²: €8290 (VAT-incl.)
Comparables median €/m²: €4519 (12 comps within 1 km)
Versus the market: +83.5% above median
Days on market: 72
Observed price drops: none recorded yet
Est. gross yield: 2.63% (≈€1,364/mo)
Estimated fair value: €353,740–€448,838 · asking +57.9% vs mid
Title deed: ? not stated
Location: beach 0.89 · central 0.84 · quiet 0.96

Fair value is estimated from the €/m² of the 12 closest comparable listings (median ≈€4,519/m²). It reflects asking prices and can't see floor, view, plot or exact condition — treat it as a guide, not an appraisal.

What the photos show

AI assessment of the listing photos

Image evidence needs verification

The saved assessment flags image authenticity or presentation concerns. Condition ratings and feature badges are withheld. Request current photographs of the actual property and verify its condition and features on site.

The property is presented as a new-build or recently renovated modern penthouse with premium finishes and excellent views. However, all images are computer-generated renders, so no actual physical condition can be verified. The visuals suggest a high-quality, contemporary product with desirable features like sea views, private terraces, and luxury interiors. Buyer must treat this as a pre-construction or speculative development until physical inspection is possible.

AI appearance notes — verify on site

+ Modern architectural design with distinctive wooden slat facades.
+ Penthouse unit with rooftop terrace and panoramic views, including sea view.
+ High-end finishes suggested: marble backsplash, herringbone wood flooring, designer bathroom fixtures.
+ Private outdoor space per apartment, communal pool shown in render.
+ Lush landscaping and greenery around the building.

What to check

! All interior and exterior photos are CGI renders, not real photographs. No actual condition of the building or interiors can be assessed.
! No visible air conditioning or heating systems in any photo.
! Interior furnishings are staged for presentation; no indication of whether fixtures are included.

Neighborhood

AI-generated area notes · not independently reviewed

Paphos - Kato Paphos

Desirability7.5/10

Highlights

+ Heart of Paphos — walkable to harbour, restaurants, and culture
+ Strong tourist rental demand year-round
+ High median €/m² (€4,643) backed by solid listing volume
+ Good capital appreciation track record

Drawbacks

! Significant noise from bars, restaurants, and tourist traffic
! Not a quiet residential neighbourhood — feels commercial
! Parking and traffic are chronic issues
! Low long-term rent median (€1,350) shows it skews to holiday lets

source: ai-draft

Location

loading map…

Surroundings

nearest supermarket160 m
nearest restaurant242 m
nearest park354 m
nearest pharmacy406 m

Negotiation angle

Illustrative offers, not predictions of what the seller will accept. Compare the economics in Your costs above.

Current asking price: €522,500
5% below asking: €496,375
10% below asking: €470,250

Observed listing age: 72 days. Observed asking-price reduction: 0%. These observations do not establish seller motivation.

Resolve title, condition, completion and cost questions before choosing an offer.

Price history

Latest period 2026-10-15: Asking price €522,500. Observed advertised prices, not completed-sale prices.

View data table: Property asking-price history

73 rows. Includes the full displayed series, even when the chart is zoomed. Missing values are not zero.

Property asking-price history — values behind the chart
Date	Asking price (€)
2026-08-04	€522,500
2026-08-05	€522,500
2026-08-06	€522,500
2026-08-07	€522,500
2026-08-08	€522,500
2026-08-09	€522,500
2026-08-10	€522,500
2026-08-11	€522,500
2026-08-12	€522,500
2026-08-13	€522,500
2026-08-14	€522,500
2026-08-15	€522,500
2026-08-16	€522,500
2026-08-17	€522,500
2026-08-18	€522,500
2026-08-19	€522,500
2026-08-20	€522,500
2026-08-21	€522,500
2026-08-22	€522,500
2026-08-23	€522,500
2026-08-24	€522,500
2026-08-25	€522,500
2026-08-26	€522,500
2026-08-27	€522,500
2026-08-28	€522,500
2026-08-29	€522,500
2026-08-30	€522,500
2026-08-31	€522,500
2026-09-01	€522,500
2026-09-02	€522,500
2026-09-03	€522,500
2026-09-04	€522,500
2026-09-05	€522,500
2026-09-06	€522,500
2026-09-07	€522,500
2026-09-08	€522,500
2026-09-09	€522,500
2026-09-10	€522,500
2026-09-11	€522,500
2026-09-12	€522,500
2026-09-13	€522,500
2026-09-14	€522,500
2026-09-15	€522,500
2026-09-16	€522,500
2026-09-17	€522,500
2026-09-18	€522,500
2026-09-19	€522,500
2026-09-20	€522,500
2026-09-21	€522,500
2026-09-22	€522,500
2026-09-23	€522,500
2026-09-24	€522,500
2026-09-25	€522,500
2026-09-26	€522,500
2026-09-27	€522,500
2026-09-28	€522,500
2026-09-29	€522,500
2026-09-30	€522,500
2026-10-01	€522,500
2026-10-02	€522,500
2026-10-03	€522,500
2026-10-04	€522,500
2026-10-05	€522,500
2026-10-06	€522,500
2026-10-07	€522,500
2026-10-08	€522,500
2026-10-09	€522,500
2026-10-10	€522,500
2026-10-11	€522,500
2026-10-12	€522,500
2026-10-13	€522,500
2026-10-14	€522,500
2026-10-15	€522,500

Price history grows as we observe adverts. Changes do not establish seller motivation.

This property’s advert history

Follow price changes, reappearances and different details across linked adverts. Links suggest the same property; they are not verified identity. Confirm mismatches with the agent.

Cost to own

Modeled purchase costs and estimated works; exclusions may apply

Purchase price: €621,775
Estimated works: Unassessed
Works contingency (15%): —
Fees (transfer/legal/stamp): €6,218
Modeled total: Works allowance needed

Cost assumptions and exclusions

Illustrative purchase of the whole property by one buyer at asking price; confirm DLS valuation, ownership shares and tax treatment.
Transfer fees assume the usual 50% reduction or a VAT-charged sale exemption; repossession-related exceptions can cost more.
Stamp duty assumes a new contract signed from 1 January 2026. Legal fees are an estimate.
Excludes survey, loan fees and interest, furnishings, moving and ongoing ownership costs. Photos cannot establish hidden defects.
Works and fit-out are unassessed; a buyer allowance does not verify condition or completion costs.
VAT treatment is inferred from the listing; reduced-rate eligibility is not assumed. Confirm with your adviser.

Calculation and sources

Seller

Kazo Real Estates · 1904 active adverts · verified

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Flag a wrong area, misleading photo, or estimate that needs a closer look.