3 Bedroom Villa in Kissonerga — House 1

Because it has no swimming pool. The developer's price list carries an explicit footnote: house 1 does not include a pool. The €470,000 reflects that. Adding a pool later is possible on most plots but is a separate job with its own permit and cost.

120 m² of covered area over two storeys, a 15 m² uncovered veranda and a 137 m² plot. Three bedrooms, two bathrooms plus a guest WC. That is the smallest plot in the scheme; the sold houses range up to 208 m².

White goods, split air conditioning, a 5 kW solar system, a built-in BBQ bench, an entrance gate, an alarm system and provision for central heating. Plus a made-to-measure kitchen, imported tiles and marble and branded sanitary ware. VAT is charged on top.

The reduced 5% rate covers a first home of up to 130 m² and €350,000. At €470,000 this house is above the value limit, so the standard rate applies to the excess. See our guide to Cyprus property VAT.

The developer's own short-term rental model for this scheme assumes €220 per night for a three-bedroom house with occupancy rising from 65% to 77% over five years. Those are the developer's figures, not ours — read how rental yield actually works before relying on them.