Latchi, known as one of Cyprus’s last relatively untouched coastal gems, is facing a critical turning point. Developments at the town’s entrance signal a shift towards mass tourism, echoing patterns seen elsewhere on the island, like Ayia Napa. However, this shift comes with significant concerns about regulation, environmental impact, and the social fabric of the local community.
Over the past two years, Latchi has attracted major tour operators such as TUI Airlines, who are cultivating a market centered around affordable, all-inclusive tourism. While some local voices highlight potential job creation and business growth, this transformation risks compromising what makes Latchi special in the first place.
Adding to the complexity is the development of the Leonardo Latchi Resort, a kosher resort primarily targeting the growing Israeli/Jewish tourist segment. Although promising in terms of economic stimulation, this project has become a lightning rod for controversy due to multiple violations of Cyprus’s planning and building regulations. Illegal additions such as unauthorized floors and zoning breaches have delayed construction and raised alarms about governance and oversight in the region.
Similar disregard for zoning laws can be found elsewhere on the island, as seen with projects like the Guru development in Platres. The consistent practice of starting construction without proper permits and seeking legitimization afterward highlights a systemic flaw within Cyprus’s planning system. Offenders operate with an understanding that demolishing illegal structures is nearly impossible, encouraging further violations.
Paphos’s Mayor, Mr. Phedonas, has openly criticized the Paphos EOA (the authority for building and planning licenses) for its lax enforcement. He revealed that many hotel and construction projects in the Paphos region proceed without adequate licensing, pointing to government inefficiency and corruption as root causes.
Polis Chrysochous municipality has played a controversial role in enabling developments like the Leonardo Holiday Resort. Just before transferring authority to the EOA, the municipality amended bylaws to allow three-storey buildings targeting tourists, effectively legalizing previously unauthorized structures. Meanwhile, significant environmental degradation continues, with hills being leveled and natural landscapes altered, often without transparent communication to local residents.
The municipality also appears ill-prepared to handle the increased strain that the added tourism capacity—over 1,000 new beds—will place on vital infrastructure including roads, parking, sewage, water supply, and healthcare facilities in the nearby Polis Chrysochous hospital.
One of the more contentious issues concerns the widespread practice of unauthorized building expansions, especially the addition of floors beyond approved limits. This phenomenon is often enabled by a network of architects, engineers, and officials who understand how to navigate the system – often at a cost.
The government’s so-called “relaxations” allow illegal extensions to be legalized through the purchase of “phantom coverage” rights (sintelesti). This mechanism permits developers to buy coverage from properties anywhere on the island and transfer it to their non-compliant projects—creating a loophole virtually unknown in other European countries. While this practice injects revenues into government coffers, it risks undermining sustainable planning and negatively impacts the quality of life for local residents and ecosystems.
Latchi is at a crossroads. The allure of economic growth through tourism and property development is undeniable, but so are the risks of overdevelopment, environmental damage, and social disruption.
For those interested in exploring current real estate opportunities in Cyprus, it’s crucial to stay informed not only about market offerings but also about the broader regulatory and environmental context. Whether you’re looking for cheap houses and villas for sale in Cyprus or considering investment in controlled developments, understanding these dynamics is key.
As Latchi’s story unfolds, it serves as a potent reminder of the balance that must be struck between development and preservation—a balance that will determine the island’s real estate future.
Andreas C Chrysafis is a UK-published author of five books and over 450 press articles, as well as a recognized artist. A staunch advocate for democracy, transparency, equality, human rights, and an opponent of corruption, Andreas offers factual insights without political bias.
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