Off Plan 3 Bedroom Houses in Stroumbi, 15 Minutes from Paphos
ConstruX Developments is building energy class A duplex homes in Stroumbi, Paphos District. One section gives you 152 m2 across two floors, 3 bedrooms plus an office, your own fenced plot, garden and covered parking, and no common fees. The price is EUR 300,000 excluding VAT, turnkey in 6 months.
Built with a light gauge steel frame and a monolithic mineral core, so the wall reaches a U value of 0.21 W/(m2.K) against a Cyprus code minimum of 0.85.
- EUR 300,000
- off plan, excluding VAT
- 6 months
- to turnkey completion
- Class A
- energy rating
- No common fees
- standalone house, own plot
The basics
What Is the Stroumbi Development?
This page is about a two section duplex in the village of Stroumbi in Paphos District, in the Republic of Cyprus. It is not a Northern Cyprus property and it is not an apartment in a managed complex.
The project is a duplex of two mirrored sections. You buy one complete section: a standalone two storey house with its own entrance, its own fenced plot, a garden front and back, and a paved parking space under a carport. There are no shared areas and no common fees.
One section measures 152 m2 by external walls, with 134 m2 of net internal floor area and 45.5 m2 of covered terraces and entrance. The layout is 3 bedrooms plus an office that works as a fourth bedroom.
See the floor plans
What you own
What Does the Owner Actually Get?
You get a standalone house on its own fenced plot, with a garden front and back, covered parking and a separate entrance. There are no shared areas and no common fees.
- Your own fenced plot
- Not a share of a complex. The plot is fenced and it is yours, with a separate entrance off the road.
- A garden front and back
- Private garden on both sides of the house, on your own land rather than communal grounds.
- Covered parking
- A paved parking space under a carport, on the plot, not a numbered bay in a shared car park.
- 45.5 m2 of covered outdoor space
- A 20 m2 covered veranda on the ground floor, a 9.6 m2 covered entrance, and a 15.9 m2 covered balcony off the master bedroom.
- No common fees, ever
- A managed complex charges a monthly fee for lifts, pools, corridors and grounds. This house has none of those, so there is nothing to charge for.
- 3 bedrooms plus an office
- Master with en suite and a walk in dressing room, two further bedrooms, a family bathroom, and a ground floor office that works as a fourth bedroom.
The house is one of two mirrored sections in a duplex. The sections share a reinforced acoustic party wall and nothing else.
Location
Where Is Stroumbi?
Stroumbi is a hillside village in Paphos District, surrounded by vineyards and olive groves, about 15 minutes from Paphos.
It is a working village rather than a resort strip, so the setting is vineyards, olive groves and hill views, and daily life happens in the village itself.
How Long Does It Take to Get Anywhere?
Paphos city centre, the airport, the hospitals and the seafront are about 15 minutes away. The International School of Paphos is 12 to 14 minutes. The beaches and marina at Latchi and Polis are 20 to 25 minutes.
Drive times are the developer's own measurements from the site. Traffic on the Paphos approach varies through the day and in high season.
Infrastructure
What Is the A7 Paphos to Polis Motorway?
Cyprus is building its first motorway, connecting Paphos to Polis Chrysochous. Phase 1 runs from Agia Marinouda to Stroumbi, about 15.5 km of four lane road with a direct connection to the Limassol to Paphos A6. A junction and roundabout sit immediately past the village. The tender is worth about EUR 125 million and bids were submitted in April 2026.
Completion is estimated at 2030 to 2032. That date is a forecast, and public infrastructure timelines move. We are not going to tell you what it will do to values.
Units
What Is Available on the Site?
Two projects sit on the site. The duplex sections are the flagship product and are the subject of this page. The apartment blocks are a separate building.
| Unit | Net internal | Gross | Bedrooms | Price |
|---|---|---|---|---|
| Duplex section, 3 bedrooms plus officeSee the floor plans | 134 m2 | 152 m2 | 3 plus office | EUR 300,000 excluding VAT |
| Apartment, ground floorPage in preparation | 73.90 m2 | 85.24 m2 including terrace | Layout on request | On request |
| Apartment, first floorPage in preparation | 73.04 m2 | 78.14 m2 including balcony | Layout on request | On request |
The apartments are two blocks of two apartments each, drawn 09.06.2026. Apartment pricing is not published yet, so we quote it on request rather than post a number we would have to correct.
Price
How Much Does One Section Cost?
One section is EUR 300,000 excluding VAT at the off plan stage, which is about EUR 1,519 per m2 across roughly 197.5 m2 of total measured area. What you pay on top depends on which VAT rate you qualify for.
| VAT rate | VAT | Total |
|---|---|---|
| 5% reduced, primary and permanent residence | about EUR 16,250 | about EUR 316,250 |
| 19% standard | EUR 57,000 | EUR 357,000 |
about EUR 40,700
Indicative saving at the reduced rate
That saving is the difference between the two totals above, so it moves with them. It is worth roughly a seventh of the purchase price, which is why it is worth getting the area measurement right before you sign rather than after.
What is included in that price
- Turnkey finish to the published specification
- Underfloor heating throughout, in the base price
- A photovoltaic package
- Split air conditioning in every living room and bedroom
- Kitchen furniture with worktop, fitted wardrobes and a walk in dressing room
What the reduced rate actually requires
- The 5% rate applies to the first 130 m2 of buildable area and to the first EUR 350,000 of value. Anything above either point is charged at 19%.
- The total transaction value must not exceed EUR 475,000. This house is EUR 300,000, so it passes.
- The total buildable area must not exceed 190 m2. The planning set counts the two houses at 148 m2 and 164 m2 against the building coefficient, so both pass.
- Buildable area is the figure set by the building coefficient in the planning permit, not the covered area in a brochure, which counts verandas.
- It has to be your primary and permanent residence in Cyprus, and you apply on VAT Form 110 before you take possession.
Read the reduced rate total as indicative, not as a quote. One section is 152 m2 of buildable area against a 130 m2 cap, so part of the price is charged at 19% whichever way the area is measured. The figure above uses the 134 m2 net internal area. The Cyprus Tax Department makes the measurement that counts, and it publishes its own calculator. We would rather you ran the number yourself now than found a difference at signing.
Cyprus Tax Department VAT 5% calculation tool
Not tax advice. The legal conditions above are stated as published by the Cyprus Tax Department under VAT Law N.42(I)/2023, in force since 16 June 2023. Eligibility depends on your own circumstances and is confirmed by the Tax Department. Take advice from a Cyprus tax adviser before you sign.
Specification
What Is Included and What Is Not
The list below is the base specification. Options are priced separately, and every option price is a starting price.
Included
- Monolithic reinforced concrete foundation with waterproofing
- Light gauge galvanised steel frame with a monolithic mineral foam geopolymer wall core
- Warm flat roof with insulation and waterproofing
- Underfloor heating in every room, plus water heating
- Full electrical distribution, board, sockets, switches and LED lighting
- Photovoltaic package
- Split air conditioning in all living rooms and bedrooms
- Energy efficient double glazing, internal and entrance doors
- Laminate or SPC flooring in dry areas, porcelain tile in wet areas and terraces
- Kitchen furniture with worktop and appliance provisions
- Fitted wardrobes and a walk in dressing room
- Full sanitaryware and taps
Not included
- Multipor mineral facade, EUR 20,000. A premium option rather than a thermal upgrade: the wall goes from U 0.21 to 0.26 W/(m2.K), and in exchange the facade is 100% mineral, non combustible to class A1 and vapour permeable.
- Furniture package, from EUR 10,000
- Wood burning fireplace, from EUR 5,000
- Smart home system, from EUR 3,000
- Kitchen appliance package, from EUR 2,000
Interior visuals are architectural visualisations. The finish is delivered to this specification.
Planning and title
What Planning Consent Does the Project Hold?
The site is plot TEM 1383, sheet 45/13, with a plot area of 520 m2, in Zone H3 residential. Consent sits under the Paphos EOA special decree K.D.P 322/2024.
This is the Republic of Cyprus, an EU member state, so title passes through the Land Registry under Cypriot and EU law.
The permitted building coefficient of 327.6 m2 covers the whole plot. Site coverage is proposed at 156 m2, which is 30% of the 520 m2 plot against 35% permitted, so the scheme sits inside its envelope rather than at the edge of it.
Is the Title Clean?
The project is in the Republic of Cyprus, not the north. Title passes through the Cyprus Land Registry under Cypriot and EU law. EU citizens face no restrictions on buying here.
Northern Cyprus is a different question with a different title position, and it is not what this is. Seven of the top twenty English search results for an off plan property in Cyprus are Northern Cyprus listings, so it is worth saying plainly which side of the line the project sits on.
| Parameter | Permitted | Proposed |
|---|---|---|
| Building coefficient | 60% plus a 5% renewables bonus, 327.6 m2 | compliant |
| Site coverage | 35%, 182 m2 | 30%, 156 m2 |
| Floors | 2 | 2 |
| Maximum height | 8.3 m | within limit |
Architects on the planning set: A.A. Andreou Atelier Square Architects L.L.C, ETEK registration A137676.
Property purchase rules for foreign nationals: Cyprus Ministry of Interior
Buying off plan
How Is an Off Plan Buyer Protected in Cyprus?
You deposit a stamped copy of the contract of sale at the District Land Registry within six months of signing. That deposit is what protects you, and it is the single most important thing you do in the transaction.
The Sale of Immovable Property (Specific Performance) Law 81(I)/2011 has been in force since 1 August 2011. Once your contract is deposited, the seller cannot sell the same house to anyone else, cannot mortgage it, and cannot dispose of it without your written consent. The right survives even if the developer runs into trouble later.
Law 110(I)/2025 went further. A buyer who has paid the price in full can now apply to the Land Registry for transfer even where an earlier encumbrance exists, with the written consent of whoever holds it. If a lender refuses, the buyer has 45 days to ask a court to declare the refusal abusive, and a court order then stands in place of the consent.
Use your own independent Cypriot lawyer for this, not ours. The deposit deadline is six months from signature and it is not one to leave to anybody else.
Property purchase rules for foreign nationals: Cyprus Ministry of Interior
How to buy
How Do You Reserve a Section?
Here is what happens after you get in touch.
- 1
Tell us what you need
Send an enquiry or message the build desk. We reply within one working day.
- 2
Get the full pack
Floor plans, the specification, the planning pack and a written cost breakdown with both VAT scenarios.
- 3
Instruct your own lawyer
Use an independent Cypriot lawyer. They run due diligence, check the title and review the contract.
- 4
Reserve and contract
Reserve the section, then sign the contract of sale and have your lawyer register it at the Land Registry.
- 5
Build and hand over
Construction runs about 6 months to turnkey handover.
Gallery
The Project in Pictures
Architectural visualisations, not photographs of a finished build.
Every image on this page is an architectural visualisation produced from the drawings. None of them is a photograph of a finished house, because the house is not built yet.
FAQ
Stroumbi Development FAQ
- How much is one section?
- EUR 300,000 excluding VAT at the off plan stage, about EUR 1,519 per m2. At the standard 19% rate the total is EUR 357,000. At the reduced 5% rate the developer's indicative total is about EUR 316,250, and the Cyprus Tax Department confirms the exact figure.
- How long does the build take?
- About 6 months to turnkey completion.
- How is an off plan buyer protected in Cyprus?
- By depositing a stamped copy of the contract of sale at the District Land Registry within six months of signing, under the Sale of Immovable Property (Specific Performance) Law 81(I)/2011. Once it is deposited the seller cannot resell, mortgage or dispose of the property without your written consent.
- Is off plan cheaper than buying a finished house?
- It is cheaper here because you are buying at the off plan price and taking the construction period rather than paying a completed price. What you give up is the ability to walk through the finished house first, which is why the specification, the floor plans and the planning pack are published rather than described.
- Are there common fees?
- No. Each section is a standalone house with its own fenced plot, garden, entrance and covered parking. There are no shared areas, so there is nothing to charge a common fee for.
- Does this qualify for Cyprus permanent residency?
- The price of EUR 300,000 excluding VAT meets the property threshold for the accelerated route under Regulation 6(2), and the property is a new build bought directly from the developer, which that route requires. The route also asks for a secured annual income of at least EUR 50,000 from outside Cyprus, and there are further conditions. Meeting the property threshold is not the same as being approved. Take independent immigration advice.
- Can a non EU citizen buy here?
- Yes. EU citizens face no restriction. A non EU buyer applies on form COMM 145 to the District Administration for Paphos, which prepares the file for the Council of Ministers, and the decision comes back through the District Office. Sources differ on the current limit on how many units one buyer may hold, so confirm your own position with your lawyer and the Ministry of Interior.
- What are the downsides of buying property in Cyprus?
- The two that matter here are title and VAT. Title is why we publish the plot reference, the zone and the permit decree number, and why the contract goes to the Land Registry. VAT is why we show both rates rather than one blended number. The third is that off plan means waiting, in this case about 6 months.
- Is underfloor heating really included?
- Yes, in every room, in the base price. Stroumbi sits inland at altitude and the winter evenings are colder than the coast, so it earns its place even in a building this efficient.
- Is this the Greek side of Cyprus?
- Yes. Stroumbi is in Paphos District in the Republic of Cyprus, an EU member state, and title passes through the Cyprus Land Registry under Cypriot and EU law.
Reserve your section at the off plan stage
A fixed price, a published specification and about 6 months to handover.
Enquiries answered in English
Download the Stroumbi project brochure
Floor plans, specification, price and the VAT position, in one PDF.