Short answer: In 2026, Cyprus apartment prices range from €130K (Larnaca, Paphos) to €2.5M+ (Limassol seafront). Average price per m²: Limassol €4,500, Paphos €3,200, Larnaca €2,900, Nicosia €2,400, Famagusta €2,700. Prices rose 35% since 2020.
By Katerina Bletsch • Reviewed by Katerina Bletsch • Updated: 26 August 2026
Prices for apartments, townhouses and villas across five Cyprus districts. Data comes from our database of 1,000+ developer listings. Not estate agent estimates — asking prices published by Pafilia, Leptos, Aristo, Imperio and other sources.
For UK buyers: we include GBP equivalents and comparisons with Spain, Portugal and Greece — so you can see where Cyprus sits in the Mediterranean property market.
The business capital of Cyprus. International companies, tech sector, best infrastructure. Highest prices on the island. The seafront and city centre are premium; Germasogeia and Agios Tychonas offer better value.
Limassol listings →The most popular district for British expats and retirees. 30-40% cheaper than Limassol. Strong rental yields from tourism. Leptos and Aristo have major projects here.
Paphos listings →Affordable coastal city with an international airport. The Mackenzie area is booming. 40-50% cheaper than Limassol. New marina development driving regeneration and price growth.
Larnaca listings →The capital. Lowest apartment prices on the island. No sea, but universities, government offices and a growing business district. Best value for those who work in the capital.
Nicosia listings →Home to Ayia Napa and Protaras — Cyprus's top tourist resorts. Limited developer supply but strong rental potential. Mid-range prices with high capital appreciation prospects.
Famagusta listings →Apartments are the most popular property type among international buyers. Studios and one-beds for investment and holiday lets. Two- and three-beds for families relocating permanently.
| District | Studio | 1 Bedroom | 2 Bedrooms | 3 Bedrooms |
|---|---|---|---|---|
| Limassol | €130,000 — 200,000 | €170,000 — 300,000 | €220,000 — 500,000 | €320,000 — 800,000 |
| Paphos | €95,000 — 150,000 | €120,000 — 220,000 | €150,000 — 350,000 | €220,000 — 500,000 |
| Larnaca | €85,000 — 140,000 | €110,000 — 200,000 | €140,000 — 300,000 | €200,000 — 450,000 |
| Nicosia | €75,000 — 120,000 | €95,000 — 170,000 | €120,000 — 250,000 | €170,000 — 380,000 |
| Famagusta | €100,000 — 160,000 | €130,000 — 230,000 | €160,000 — 320,000 | €230,000 — 480,000 |
Townhouses offer a middle ground between apartments and detached villas: private entrance, 2-3 floors, often with a small garden. Villas are detached houses, typically with a private pool and plot of land.
| District | Townhouse (2-3 bed) | Villa 3 bed | Villa 4+ bed |
|---|---|---|---|
| Limassol | €280,000 — 500,000 | €500,000 — 1,200,000 | €800,000 — 2,500,000+ |
| Paphos | €200,000 — 380,000 | €350,000 — 800,000 | €550,000 — 1,500,000+ |
| Larnaca | €180,000 — 350,000 | €300,000 — 650,000 | €450,000 — 1,000,000+ |
| Nicosia | €160,000 — 300,000 | €250,000 — 550,000 | €400,000 — 800,000 |
| Famagusta | €200,000 — 370,000 | €330,000 — 700,000 | €500,000 — 1,200,000 |
Price per m² is the key metric for comparing value across districts and property types. New-build developer properties carry a 15-25% premium over resale, but include a builder's warranty, modern materials, and often furniture packages.
| District | Apartments, €/m² | Villas, €/m² | Annual growth |
|---|---|---|---|
| Limassol | €3,200 — 6,500 | €2,800 — 5,000 | +8-10% |
| Paphos | €2,200 — 4,000 | €2,000 — 3,500 | +6-8% |
| Larnaca | €2,000 — 3,500 | €1,800 — 3,000 | +7-9% |
| Nicosia | €1,800 — 3,000 | €1,500 — 2,500 | +5-6% |
| Famagusta | €2,300 — 3,800 | €2,000 — 3,200 | +6-8% |
Cyprus property prices have risen consistently at 5-10% per year since 2020. Key drivers:
Forecast for 2026-2027: growth continues but at a more moderate 4-7% per year. Limassol is approaching affordability limits for average buyers. Larnaca and Famagusta show the strongest growth potential.
For British buyers comparing Mediterranean options, here's how Cyprus stacks up (at £1 = €1.17, March 2026):
Factor in 340 days of sunshine, English widely spoken, common law legal system, and direct flights from most UK airports — Cyprus offers strong value for British buyers.
The single biggest pricing factor. Properties within walking distance of the beach (under 500m) command a 30-50% premium over equivalent properties 2-3 km inland. Sea views add another 10-20%.
New developer projects carry a 15-25% premium over resale properties. What you get for the premium: builder's warranty (typically 5-10 years), modern materials and energy efficiency, staged payment plans during construction (30-40% deposit), and often furniture and appliance packages included.
Established developers (Pafilia, Leptos, Aristo, Imperio, Cyfield) often price at a premium. In return, buyers may get a clearer purchase process, but Title Deeds, permits, and encumbrances still need to be checked by an independent lawyer.
Buying off-plan (during construction) is 10-20% cheaper than completed properties. Off-plan purchase is standard practice in Cyprus. Risk: construction delays (typical delay 6-12 months).
Proximity to schools, hospitals, supermarkets, and restaurants can affect price. On research.cy, district and amenity data is shown where available.
Apartment prices start from €75,000 for a studio in Nicosia. In Larnaca studios start at €85,000, Paphos at €95,000, and Limassol at €130,000. Two-bedroom flats range from €120,000 (Nicosia) to €220,000 (Limassol). Data from the research.cy database of 1,000+ developer listings.
Nicosia is the most affordable district: studios from €75,000, price per m² from €1,800. Larnaca is second: studios from €85,000, price per m² from €2,000. Both are 40-50% cheaper than Limassol.
Yes. Between 2020 and 2026, prices rose 40-65% depending on the district. Average annual growth is 5-10%. Limassol shows the highest growth (+8-10% per year), Nicosia the most moderate (+5-6% per year). Source: research.cy data analysis and RICS Cyprus.
Significantly cheaper. A 2-bed apartment in Paphos costs €150,000 (£128,000) — compared to £250,000+ for the Costa del Sol or £300,000+ in the Algarve. Cyprus also has no annual property tax, lower stamp duty, and offers permanent residency through property purchase from €300,000.
Main factors: proximity to the sea (properties within 500m of the beach cost 30-50% more), new build vs resale (new builds carry a 15-25% premium), developer reputation (Pafilia, Leptos, Aristo are premium-tier), Title Deed availability, and construction stage.
1,000+ developer listings across Cyprus. Source links, district data, and price history where available.