Paphos · apartment · ref 6656589

2-bedroom apartment for sale

€428,400 · 104 m² · 2 bed · view on Bazaraki ↗

Advert last observed: 14/10/2026

49.4/100 · Research candidate

Evidence confidence: not assessed

Investor 35.5Live-in 67

Viewing checklist

Your property decision brief

Start with the price, then verify the evidence.

not assessed evidence confidence

Advertised price

€428,400

Versus comparable asking prices

0.1% below

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: €428,400
Range lower estimate: €415,558
Range upper estimate: €565,814

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 6656589, 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 104 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 photos appear to be CGI renders or heavily staged virtual tours, not real photographs.”
AI photo note: All interior photos appear to be CGI renders or heavily staged virtual tours, not real photographs.

Construction claims to verify

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

Advert wording in this report: No clear stage recorded
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

Asking €/m²: €4119
Comparables median €/m²: €4123 (12 comps within 1 km)
Versus the market: -0.1% below median
Days on market: 70
Observed price drops: none recorded yet
Est. gross yield: 5.05% (≈€1,802/mo)
Estimated fair value: €415,558–€565,814 · asking -12.5% vs mid
Title deed: ? not stated
Location: beach 0.8 · central 0.76 · quiet 0.74

Fair value is estimated from the €/m² of the 12 closest comparable listings (median ≈€4,123/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 appears to be a brand-new or recently renovated 2-bedroom apartment in a modern residential complex. The photos, however, are almost certainly CGI renderings or highly stylized virtual staging rather than real photographs. This suggests the property is either under construction or newly completed, and the buyer should expect a pristine condition upon viewing. Key features include an open-plan layout, laminate flooring, large windows, and access to well-maintained communal amenities like a swimming pool and fitness zone. While the presentation is excellent, buyers must verify the actual condition, as no defects or real-life imperfections are visible in these images.

AI appearance notes — verify on site

+ Modern, minimalist design with high-end finishes.
+ Spacious open-plan living and dining area with large glass doors to balcony.
+ Well-equipped communal facilities: swimming pool, fitness area, and landscaped gardens.
+ Bright interiors with abundant natural light and neutral color palette.
+ Contemporary kitchen with integrated appliances and island bar.
+ Private balcony with spiral staircase feature in some units.

What to check

! All interior photos appear to be CGI renders or heavily staged virtual tours, not real photographs.
! No actual views of bathrooms, kitchens, or utility areas are shown.

Neighborhood

AI-generated area notes · not independently reviewed

Paphos - Universal

Desirability7/10

Highlights

+ Popular with young professionals and long-term expat renters
+ Good access to town centre and amenities
+ Solid listing depth (342 sales, 88 rent)
+ Affordable entry point relative to coastal areas

Drawbacks

! Low rent median (€1,600) limits buy-to-let yield
! Some parts feel dense and urban without the benefits of city living
! Limited green space and parking
! Not a prestigious or aspirational address

source: ai-draft

Where it sits

neighborhood benchmark

Universal: €3,500–4,000/m²

This property: €4,119/m² · above range

source: owner research (Investropa/RICS) · 2026-01-01

Location

loading map…

Surroundings

nearest park127 m
nearest restaurant

Negotiation angle

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

Current asking price: €428,400
5% below asking: €406,980
10% below asking: €385,560

Observed listing age: 70 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 2026-10-14: Asking price €428,400. Observed advertised prices, not completed-sale prices.

View data table: Property asking-price history

72 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	€428,400
2026-08-05	€428,400
2026-08-06	€428,400
2026-08-07	€428,400
2026-08-08	€428,400
2026-08-09	€428,400
2026-08-10	€428,400
2026-08-11	€428,400
2026-08-12	€428,400
2026-08-13	€428,400
2026-08-14	€428,400
2026-08-15	€428,400
2026-08-16	€428,400
2026-08-17	€428,400
2026-08-18	€428,400
2026-08-19	€428,400
2026-08-20	€428,400
2026-08-21	€428,400
2026-08-22	€428,400
2026-08-23	€428,400
2026-08-24	€428,400
2026-08-25	€428,400
2026-08-26	€428,400
2026-08-27	€428,400
2026-08-28	€428,400
2026-08-29	€428,400
2026-08-30	€428,400
2026-08-31	€428,400
2026-09-01	€428,400
2026-09-02	€428,400
2026-09-03	€428,400
2026-09-04	€428,400
2026-09-05	€428,400
2026-09-06	€428,400
2026-09-07	€428,400
2026-09-08	€428,400
2026-09-09	€428,400
2026-09-10	€428,400
2026-09-11	€428,400
2026-09-12	€428,400
2026-09-13	€428,400
2026-09-14	€428,400
2026-09-15	€428,400
2026-09-16	€428,400
2026-09-17	€428,400
2026-09-18	€428,400
2026-09-19	€428,400
2026-09-20	€428,400
2026-09-21	€428,400
2026-09-22	€428,400
2026-09-23	€428,400
2026-09-24	€428,400
2026-09-25	€428,400
2026-09-26	€428,400
2026-09-27	€428,400
2026-09-28	€428,400
2026-09-29	€428,400
2026-09-30	€428,400
2026-10-01	€428,400
2026-10-02	€428,400
2026-10-03	€428,400
2026-10-04	€428,400
2026-10-05	€428,400
2026-10-06	€428,400
2026-10-07	€428,400
2026-10-08	€428,400
2026-10-09	€428,400
2026-10-10	€428,400
2026-10-11	€428,400
2026-10-12	€428,400
2026-10-13	€428,400
2026-10-14	€428,400

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: €428,400
Estimated works: Unassessed
Works contingency (15%): —
Fees (transfer/legal/stamp): €18,020
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.

Calculation and sources

Seller

Down Town Cyprus Sales and Rentals · 487 active adverts · verified

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