Private swimming pool (3.5 x 10m)
Master Plan
Grato Homes Phase 2 comprises three individual villas (Plots 14, 15, and 16) arranged across a sloping hillside site in Peyia, each on its own generous private plot ranging from 675 to 858 sqm. The villas are accessed from a public road, with private driveways leading to covered parking for two vehicles per home. Each villa is oriented to take advantage of the elevated position and open views, with the pool and outdoor entertaining areas positioned at ground floor level. A biological purification unit is situated at the boundary of each plot.
Property Preview
From inside, the villas feel open and grounded, with high ceilings, full-height glazing, and a direct visual connection between the living spaces and the pool terrace. Natural materials, clean lines, and a palette of stone, concrete, and warm timber give the architecture a calm, settled presence on the landscape.
Built for the Way You Want to Live
Thoughtful design, comfortable interiors, efficient systems, and carefully planned spaces come together to create a home that feels effortless from the moment you step inside.
Energy Class A
High-performance construction designed to improve insulation, reduce energy consumption, and support comfortable year-round living.
Photovoltaic System
Solar energy systems that help reduce electricity costs and make everyday living more efficient and sustainable.
Under Floor Heating
Discreet heating that provides even warmth throughout the home, creating a more comfortable and refined living environment.
VRV Cooling System
Efficient cooling and heating with precise room-by-room climate control for comfort in every season.
Grato Homes Property Details
Key Features
Interiors Built to Last
Living areas are finished with Italian ceramic tiles in 60x120cm format, with European engineered wood in all bedrooms. Ceilings are high throughout, with high internal doors to match. Bathrooms are fully tiled with Italian ceramic slabs on walls and Italian tiles on floors, fitted with Ideal Standard sanitary ware, wall-hung WCs with concealed mechanisms, walk-in showers with 10mm tempered safety glass, and vanity units in white oak with white techno granite worktops. Finish selections are made from the curated Bold or Light material packages, both sourced from European suppliers.
Interiors Built to Last
Living areas are finished with Italian ceramic tiles in 60x120cm format, with European engineered wood in all bedrooms. Ceilings are high throughout, with high internal doors to match. Bathrooms are fully tiled with Italian ceramic slabs on walls and Italian tiles on floors, fitted with Ideal Standard sanitary ware, wall-hung WCs with concealed mechanisms, walk-in showers with 10mm tempered safety glass, and vanity units in white oak with white techno granite worktops. Finish selections are made from the curated Bold or Light material packages, both sourced from European suppliers.
Technology and Security Included
LG VRV cooling operates via hidden ceiling-mounted units, each controlled independently by room panel. Underfloor heating with water runs across both floors, zoned for each level. A Satel security system includes a GSM-connected alarm panel, wireless motion sensors in every room, and four CCTV cameras viewable via phone, tablet, or television. An electric gate secures each property, and a universal electric car charger is installed in the garage. The home is also wired with RJ45 data sockets and Wi-Fi points throughout for full network coverage.
Technology and Security Included
LG VRV cooling operates via hidden ceiling-mounted units, each controlled independently by room panel. Underfloor heating with water runs across both floors, zoned for each level. A Satel security system includes a GSM-connected alarm panel, wireless motion sensors in every room, and four CCTV cameras viewable via phone, tablet, or television. An electric gate secures each property, and a universal electric car charger is installed in the garage. The home is also wired with RJ45 data sockets and Wi-Fi points throughout for full network coverage.
Kitchen, Outdoors, and Practical Inclusions
Kitchens combine veneer white oak and MDF cabinetry with soft-close mechanisms and Laminam (Italy) worktops. A Franke three-way mixer and undermount granite sink are included, along with a PENTAIR EVERPURE H-104 water filter and a central water pressure system. Wardrobes are built-in MDF to a maximum height of 2.80m, with sliding or hinged doors at the buyer's choice. The barbecue area at kitchen level features a Laminam worktop, a Franke sink and mixer, and direct access to the pool terrace.
Kitchen, Outdoors, and Practical Inclusions
Kitchens combine veneer white oak and MDF cabinetry with soft-close mechanisms and Laminam (Italy) worktops. A Franke three-way mixer and undermount granite sink are included, along with a PENTAIR EVERPURE H-104 water filter and a central water pressure system. Wardrobes are built-in MDF to a maximum height of 2.80m, with sliding or hinged doors at the buyer's choice. The barbecue area at kitchen level features a Laminam worktop, a Franke sink and mixer, and direct access to the pool terrace.
Energy Performance and Private Amenity
A 10.1kW photovoltaic system with solar panels is installed on the roof of every villa and included in the purchase price. Combined with full 8cm thermal insulation, dual solar and electric hot water supply, and Rabel aluminium window systems with 31mm double glazing at Ug 1.3, each home achieves Energy Efficiency Category A. The private 3.5 x 10m swimming pool is included, with provision to add heating at extra cost. Private covered parking for two vehicles is also provided at each villa.
Energy Performance and Private Amenity
A 10.1kW photovoltaic system with solar panels is installed on the roof of every villa and included in the purchase price. Combined with full 8cm thermal insulation, dual solar and electric hot water supply, and Rabel aluminium window systems with 31mm double glazing at Ug 1.3, each home achieves Energy Efficiency Category A. The private 3.5 x 10m swimming pool is included, with provision to add heating at extra cost. Private covered parking for two vehicles is also provided at each villa.
Gallery
Technology
Energy Class A
High-performance construction designed to improve insulation, reduce energy consumption, and support comfortable year-round living.
Photovoltaic System
Solar energy systems that help reduce electricity costs and make everyday living more efficient and sustainable.
Under Floor Heating
Discreet heating that provides even warmth throughout the home, creating a more comfortable and refined living environment.
VRV Cooling System
Efficient cooling and heating with precise room-by-room climate control for comfort in every season.
Architecture
Insulation
Full thermal insulation is applied throughout, achieving Energy Efficiency Category A. It keeps interiors cool in summer and warm in winter while reducing energy demand year-round.
Luxury Finishes
State-of-the-art photovoltaic panels harness solar energy, reducing electricity costs and carbon emissions.
Built-in storage
High-performance 10 cm insulation ensures optimal thermal regulation, enhanced energy efficiency, and year-round comfort.
High Ceilings & Doors
High ceilings and oversized doors create an elevated sense of spaciousness and seamless indoor–outdoor transitions throughout the villa.
Specifications
Key Features
- Concealed VRV cooling and heating system
- High ceilings (2.95m+)
- Tall internal doors (2.40m+)
- Large covered verandas
- Electric car gate
- EV charger provision
- Covered parking per unit
- Private storage room
- Intercom access with camera
Energy Efficiency
- Energy Class A/A+ certification
- Full thermal insulation
- Slimline thermal aluminium window and door systems
- Photovoltaic system
- Solar water heating system
- Underfloor heating
- Double-glazed low-emission glass
Construction Quality
- Reinforced concrete frame (EU seismic code)
- Thermal and sound insulation between floors and walls
- Tempered safety glass balustrades
- Waterproofing with double membrane
- European-certified materials throughout
- 10cm insulation thickness
Interiors
- Fully fitted modern kitchen with stone worktop
- European ceramic tile flooring in living areas
- Laminate or engineered wood flooring in bedrooms
- Walk-in showers with premium fixtures
- Wall-mounted WC, Ideal Standard
- Built-in wardrobes with sliding or hinged doors
- Lacquered vanity unit with stone worktop
- Master en-suite bathroom
Comfort and Climate Control
- Concealed VRV system for precise temperature control per room
- Underfloor water heating with thermostats per floor
- Thermal insulation for year-round comfort
- Pressurised water system with instant hot water
- Solar and electric immersion hot water system
- Smart provisions for electric curtains and external shutters
Security and Technology
- Individual alarm system per unit
- Video intercom with camera at entrance
- High-security entrance door
- Electric car gate with remote access (in select properties)
- Smart home provisions
- CCTV with mobile access (in select properties)
Get Detailed Specifications
All specifications, materials, features, and finishes are indicative and may vary from unit to unit. Final details will be confirmed in the signed sales agreement and technical specifications document.
Request Full SpecificationsPricing & Availability
What's Included
Optional Extras
Customization
All availability, features, specifications, and pricing details are indicative and subject to change without prior notice. Final terms and inclusions will be confirmed in the signed sales agreement and technical specifications document.
Apartments and Villas
More Properties
Explore premium properties for sale in Cyprus, including luxury villas and modern apartments. Designed for comfort, quality, and long-term value, ideal for living, investment, or permanent residency.
Explore All PropertiesWhy Cyprus?
Discover the benefits of owning property in Cyprus
- Cyprus Tax Benefits
- Permanent Residency
- Cyprus Lifestyle
Cyprus Tax Benefits
Cyprus offers one of the most attractive tax regimes in Europe, with significant benefits for property investors and residents.
Corporate Tax
15% - one of lowest in EU
No Inheritance Tax
on worldwide assets
No Wealth Tax
for residents
VAT Reduction
5% for specific properties
Double Tax Treaties
65+ countries
Permanent Residency (PR)
Cyprus offers a fast-track permanent residency program for property investors, providing access to the EU and a high quality of life.
Fast Processing
Approval in 2-3 months
EU Access
Travel freely within Schengen
Family Inclusion
Spouse & dependents included
Investment Threshold
€300,000 minimum property
Lifetime Validity
No renewal required
Cyprus Lifestyle
Experience the Mediterranean lifestyle with year-round sunshine, stunning beaches, and a welcoming international community.
Sunshine
340+ sunny days per year
English Spoken
Widely spoken across island
Safe Environment
Low crime rates
Healthcare
High-quality private & public
International Schools
British, American & European curricula
The Olias Homes Difference
At Olias Homes, we go beyond selling properties. We build homes we are genuinely proud of. As a privately owned developer, we oversee every stage ourselves, from design and construction through to completion. This means tighter control over quality and the details that matter. Each development is thoughtfully shaped around location, layout, materials and everyday comfort. Our aim is straightforward: to deliver homes in Paphos that are beautiful, practical and built to stand the test of time.
Frequently Asked Questions
When will the Grato Homes villas be ready to move into?
Our team can provide the current delivery schedule on request. Contact us directly for the latest construction update.
What is included in the purchase price of a Grato Homes
The price includes the private 3.5 x 10m swimming pool, a 10.1kW photovoltaic system with solar panels, the LG VRV cooling system, water-based underfloor heating, the Satel alarm and CCTV system, an electric gate, an electric car charger, and covered parking for two vehicles. The fitted kitchen, built-in wardrobes, and a PENTAIR water filter are also included. A furniture package is available separately from €50,000 + VAT.
Can I choose my finishes and materials at Grato Homes
Yes. Buyers choose from two curated material packages: Bold or Light. Within your chosen package, you select floor tiles, pool tiles, bedroom engineered wood, kitchen cabinet colour, worktop, and sink, wardrobe colour and door style, bathroom tiling, mixer finishes, and mirror style. All materials are sourced from European and Italian suppliers.
Are the Grato Homes villas eligible for Cyprus Permanent Residency?
Yes. All villas are priced above the €300,000 threshold required for the Cyprus fast-track Permanent Residency programme. With prices starting at €1,920,000, these properties qualify comfortably. The programme typically takes 2 to 3 months for approval, covers the buyer's spouse and dependents, and carries lifetime validity. Our team can guide you through the application process.
How are the villas at Grato Homes laid out?
Each villa has four bedrooms and four bathrooms across two floors. The ground floor holds the open-plan living, dining, and kitchen area, along with the master bedroom suite and a second bedroom. The lower ground floor accommodates the remaining two bedrooms, an office or linen room, and an additional bathroom, with direct access to the lower pool terrace and courtyard. Plots range from 675 to 858 sqm, with covered verandas at both levels and a private 3.5 x 10m pool.
What taxes and fees should I budget for when buying property in Cyprus?
Buyers should allow for VAT at 19% on new properties (or 5% for a first primary residence, subject to eligibility), stamp duty, legal fees, and land registry transfer fees. Cyprus has no inheritance tax and no wealth tax for residents, and a Non-Dom status is available for qualifying buyers which significantly reduces personal income tax liability. We recommend engaging a local lawyer before proceeding.
Is Grato Homes a good rental investment in Paphos?
Sea Caves is one of the most sought-after addresses on the Paphos coastline, with strong demand from high-net-worth international buyers, retirees, and seasonal visitors. Four-bedroom villas with private pools in this location command premium short and long-term rental rates, particularly given the quality of specification and the panoramic setting. Paphos benefits from year-round international connectivity, supporting consistent rental demand.
How do I reserve one of the Grato Homes villas?
To reserve a villa, you sign a reservation agreement and pay a deposit to secure your chosen plot. Our team will walk you through the full purchase process, including legal support, the payment schedule, and your material selections from the Bold or Light packages. Contact us via WhatsApp or the enquiry form on our website to get started.
About Olias Homes
Leading Property Developer
What truly sets Olias Homes apart is our commitment to building more than just houses; we build the foundation for a new life. Every detail, from the selection of natural materials to the integration of smart technology, is an expression of our belief. We deliver a promise of comfort, craftsmanship, and a seamless journey to your dream home.
+24
Years of Experience
+500
Residences
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