Paphos · house · ref 6739601

7-bedroom detached house for sale

€8,900,000 · 700 m² · 7 bed · view on Bazaraki ↗

Advert last observed: 12/10/2026

21/100 · Research candidate

Evidence confidence: not assessed

Investor 19.1Live-in 26.1

Viewing checklist

Your property decision brief

Start with the price, then verify the evidence.

not assessed evidence confidence

Advertised price

€8,900,000

Versus comparable asking prices

84.9% 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: €8,900,000
Range lower estimate: €3,200,578
Range upper estimate: €7,202,104

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

What supports the estimate

8 comparable asking prices within 5 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 6739601, 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 700 m². Confirm what that area includes.
Inspect the actual property and ask for current photographs of rooms, windows and services.
Evidence limit: No photo assessment is available for this report.
Ask a suitable surveyor or contractor to assess necessary work and quote for it before fixing your budget.
Modeled cost: Works are unassessed. A missing estimate does not mean no work is needed.
Request current service charges, planned building works and everything excluded from the price.
Cost check: Recurring charges and major shared repairs can change your costs.
Confirm vacant possession and a realistic handover date before planning a move or rental income.

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: €12714
Comparables median €/m²: €6875 (8 comps within 5 km)
Versus the market: +84.9% above median
Days on market: 18
Observed price drops: none recorded yet
Est. gross yield: 0.75% (≈€5,552/mo)
Estimated fair value: €3,200,578–€7,202,104 · asking +83.3% vs mid
Title deed: ? not stated
Location: beach 0 · central 0 · quiet 0.06

Fair value is estimated from the €/m² of the 8 closest comparable listings (median ≈€6,875/m²). It reflects asking prices and can't see floor, view, plot or exact condition — treat it as a guide, not an appraisal.

Neighborhood

AI-generated area notes · not independently reviewed

Kouklia Pafou

Desirability5.8/10

Highlights

+ Historic village near Aphrodite Hills with some prestige by association
+ Reasonable €/m² (€3,788) for a rural/semi-rural location
+ Larger plots and villas available
+ Quiet and low-density living

Drawbacks

! LOW-DATA caution: only 130 sales, 8 rent listings — median may be skewed by new-build developments
! Very thin rental market (8 listings) — poor buy-to-let liquidity
! Remote from Paphos town and coast
! Limited village amenities

source: ai-draft

Location

loading map…

Surroundings

nearest restaurant1.9 km
nearest hospital2.0 km
nearest supermarket2.1 km
nearest school2.2 km

Negotiation angle

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

Current asking price: €8,900,000
5% below asking: €8,455,000
10% below asking: €8,010,000

Observed listing age: 18 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 2026-10-12: Asking price €8,900,000. Observed advertised prices, not completed-sale prices.

View data table: Property asking-price history

20 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 (€)
2026-09-23	€8,900,000
2026-09-24	€8,900,000
2026-09-25	€8,900,000
2026-09-26	€8,900,000
2026-09-27	€8,900,000
2026-09-28	€8,900,000
2026-09-29	€8,900,000
2026-09-30	€8,900,000
2026-10-01	€8,900,000
2026-10-02	€8,900,000
2026-10-03	€8,900,000
2026-10-04	€8,900,000
2026-10-05	€8,900,000
2026-10-06	€8,900,000
2026-10-07	€8,900,000
2026-10-08	€8,900,000
2026-10-09	€8,900,000
2026-10-10	€8,900,000
2026-10-11	€8,900,000
2026-10-12	€8,900,000

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: €8,900,000
Estimated works: Unassessed
Works contingency (15%): —
Fees (transfer/legal/stamp): €441,600
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

YL LUXURY HOMES LTD · 24 active adverts · verified

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