Universal · Paphos · Cyprus

Oculus

2 of 27 available · price list from 12 July 2026

from €409,500

price list with 5% VAT · €390,000 without VAT · VAT rules changed on 16 June 2026, I calculate the rate for your deal before the deposit

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I am the developer's agent and I say so upfront. The developer pays the commission; your price does not change.

01 · Lawyer's checklist for this property

Gena's review

✓Two of the 27 left: the two-bedroom A204 and B205, 93 m² internal each. 24 units sold before completion: rare pace

✓A city location: Kato Paphos and Kings Avenue Mall a few minutes away, the future Linear Park nearby

!VAT: the price list uses the 5% rate and itself states 'THIS PROJECT IS SUBJECT TO VAT'. Since 16 June a new reduced-rate regime applies; whether it fits your deal I calculate before the deposit

!The beach is 1.5 km per the brochure, the harbour and the promenade 2–3 km. This project is about city convenience and rental, not 'beach on foot'. I say so upfront

✓The developer has an official short-term rental calculation for a two-bedroom: €190 per night, occupancy from 63% in year one to 74% by year five, projected net profit from €25,995 a year. The Key Ready furniture package: €22,000

!The 8.7% ROI the developer quotes is based on a €330,000 two-bedroom, while the free A204 costs €395,000 without VAT: the actual yield will be lower. I recalculate for your deal before the deposit

✓A school, a supermarket and a restaurant within 300 metres, the IASIS clinic in 500: the infrastructure already works, nothing to wait for

Checked against the developer's brochure and price list. Price list dated 12 July 2026. I reconfirm availability before the deal.

02 · Price list

Two available apartments

Unit	Type	Internal	Total	Without VAT	With 5% VAT
A204	2 bedrooms	93 m²	109 m²	€395,000	€414,750
B205	2 bedrooms	93 m²	101 m²	€390,000	€409,500

Prices from the developer's price list dated 12.07.2026. VAT rules changed on 16 June 2026: the calculation for your deal is done before the deposit.

Floor plans

Block A · open full size ↗

Block B · open full size ↗

03 · Reading the price list line by line

What is in the price and what is an extra

Included in the price

Split air conditioning
Intercom
Security system
13-metre communal pool and landscaped gardens
Playground and BBQ area
Wellness room, showers and changing rooms by the pool
A lift in each building
Covered parking under the buildings

Paid extras

No paid extras in the price list—

No paid extras in the price list. Per the brochure private storage rooms are available: I request the price from the developer for your deal.

04 · See it and understand the place

Location

Between Universal and Kato Paphos

An oasis in the city: a residential quarter next to the main infrastructure of Paphos. Works both for living without a car and as a rental asset: the season here runs all year.

1 km · city centre
1.5 km · beach
300 m · school, supermarket, restaurant
500 m · IASIS private clinic
nearby · future Linear Park to Kato Paphos
15 km · Paphos airport

The complex on Google Maps ↗

Per the brochure: class A energy-efficient design, upgraded thermal aluminium profile, custom-designed kitchen, branded bathroom fittings. The detailed finish specification I fix when reserving.

05 · Free and with no obligation

Discuss Oculus

I will send floor plans, calculate VAT for your case and tell you honestly whether this project suits you. If not, I will suggest another or talk you out of it.

Telegram is the fastest way to reach me. Latest availability for Oculus and other projects is there too.

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