Property Prices in Cyprus 2026 by City: Limassol, Paphos, Larnaca, Nicosia and Famagusta

Limassol is still by far the most expensive place to buy a home in Cyprus in 2026, with Paphos second, and Nicosia and Larnaca the most affordable of the main cities. Prices are rising everywhere: the Central Bank of Cyprus index was up 8.5% in a year by the second quarter of 2026, and the fastest growth is now in Famagusta, Larnaca and Paphos rather than Limassol.

Below we bring together the latest dated figures for each district, explain the difference between sold and asking prices, and list the costs you pay on top of the price.

How fast are property prices rising in Cyprus in 2026?

The most reliable measure is the Central Bank of Cyprus (CBC) Residential Property Price Index, which is based on bank valuations. For the second quarter of 2026 (reported by Cyprus Mail on 24 September 2026), it showed:

Flats rose faster (+8.9%) than houses (+5.8%). Growth sped up in every district except Limassol, where prices are already high. The CBC said the main reason was demand from foreign buyers, with local demand also growing but more slowly.

The RICS Cyprus Property Price Index with KPMG for the same quarter tells a similar story: flats were the strongest performers, with Larnaca leading, houses gained most in Larnaca and Paphos, and Nicosia was broadly flat on the quarter.

What is the average price per m² in each city?

Two kinds of figures are quoted in Cyprus, and they differ a lot. Sold prices come from contracts registered at the Department of Lands and Surveys. Asking prices come from listings, and are often 50% or more above what resale homes actually sell for, partly because listings are dominated by new builds and sea-view projects.

Sources: sold prices from Landbank Analytics resale data for the first half of 2026 (Cyprus Mail, 23 September 2026); asking prices from the AXIA asking prices tool, based on about 155,000 listings from 6 July to 3 August 2026. INDEX.cy shows a similar ranking for the 12 months to 17 October 2026, with average asking prices of €5,105/m² in Limassol, €4,062 in Paphos, €3,370 in Famagusta, €3,138 in Larnaca and €2,419 in Nicosia.

Within districts the spread is wide. Landbank's H1 2026 data puts flats in Agios Tychonas at €3,382/m² and houses in Pyrgos at €4,212/m² (Limassol), houses in Tala at €2,478/m² (Paphos) and houses in Pervolia at €2,060/m² (Larnaca).

How much does a 2-bed flat or a 3-bed house cost?

No official body publishes prices by number of bedrooms, so we have worked out typical prices from the dated €/m² figures above, using an 85 m² two-bedroom flat and a 150 m² three-bedroom house. The last column shows the median price actually paid for new (off-plan) homes in the first half of 2026.

Calculations: Expatify, October 2026, from Landbank sold prices (H1 2026) and AXIA asking prices (July–August 2026). New-build medians: Landbank Analytics off-plan sales, H1 2026 (Cyprus Mail, 3 September 2026). The sold-price basis reflects mostly older resale homes; a recent build in a popular area will be closer to the asking-price figure. Famagusta covers the free area only (Paralimni, Ayia Napa, Protaras, Deryneia and nearby villages).

What is driving prices in each city?

Limassol. Demand from international companies, tech and shipping firms and the families who move with them keeps Limassol at the top. It had the most sale contracts in January–September 2026 (4,860, up 17%), and in September non-EU purchases there were up 45% on a year earlier. Its seafront towers and Germasogeia, Agios Tychonas and Pyrgos pull the average up. See our Limassol hub.

Paphos. Foreign buyers, from retirees to remote workers, shape the market. Paphos sales rose 18% in the first nine months of 2026, the fastest of any district, and new houses there had the highest median price in Cyprus in H1 2026 (€570,000), helped by villas in Peyia and Tala. More in our Paphos hub.

Larnaca. Larnaca is the growth story of 2026: prices up 9.8% in a year, the strongest RICS gains for flats, and September sales up 29%. Buyers are drawn by lower prices than Limassol, the airport, the marina and port redevelopment, and the seafront high-rises. See the Larnaca hub.

Nicosia. The capital is the steadiest market, driven by local families, civil servants and students. Cyprus had almost 58,000 higher-education students in 2023–24, and Cyprus Mail reported on 29 August 2026 that Nicosia, the largest student housing market, has one-bedroom flats renting at €600–€900 a month, which keeps investors interested in small flats near the city's university campuses. Explore the Nicosia hub.

Famagusta. The free Famagusta area recorded the fastest price growth in the CBC index (+10.0%), but it is a small market (656 sales in January–September 2026) dominated by holiday homes in Ayia Napa and Protaras, so a few sales can move the figures. See our Famagusta hub.

Island-wide, foreign buyers signed 41.9% of the 14,969 contracts filed from January to September 2026, of which 4,173 were non-EU and 2,094 EU citizens (Department of Lands and Surveys figures analysed by BuySell, 13 October 2026). Building costs are also a factor: CyStat's construction materials index was 3.39% higher in August 2026 than a year earlier.

What costs do you pay on top of the price?

1. VAT on new homes. A new property carries 19% VAT. If it will be your main residence for 10 years, you can apply to the Tax Department for 5% on the first 130 m² and first €350,000, within an overall limit of 190 m² and €475,000. Our guide to 5% VAT on property in Cyprus explains the rules and how to apply.
2. Transfer fees on resales. When no VAT applies, the Department of Lands and Surveys charges transfer fees on a 3%, 5% and 8% scale, currently halved. A €250,000 resale costs about €6,600 in fees. No transfer fees are due when you pay VAT.
3. Stamp duty. Abolished from 1 January 2026 for contracts signed from that date.
4. Lawyer. Use your own lawyer, registered with the Cyprus Bar Association, to check the title, any mortgages or planning problems and the contract, and to deposit the contract at the Land Registry. Fees vary, so ask for a written quote. Before you sign, read our title deed checks.
5. Mortgage costs if you borrow, such as bank fees, a valuation and insurance.

Non-EU buyers, including UK nationals, also need permission from the Council of Ministers before the property can be registered in their name.

Are restrictions on non-EU buyers coming?

They were being discussed throughout 2026. Several parties tabled bills to limit purchases by non-EU nationals, for example in agricultural zones, near the ceasefire line and critical infrastructure, and with limits on plot and home size. As of the most recent Cyprus Mail report we found (3 September 2026), the interior minister said the government was merging the proposals into an updated law, with no deadline set, and the House interior committee planned to look at purchases through companies in October. Nothing new had been passed by mid-October 2026, and existing rules still apply. If you are a non-EU buyer, ask your lawyer about the current position before you sign.

What to do next

• Compare prices with rents and everyday costs in our cost of living in Cyprus 2026 guide, or read the rental rules if you want to rent first.
• Shortlist areas with our district hubs for Limassol, Paphos, Larnaca, Nicosia and Famagusta.
• Check whether you qualify for 5% VAT before you reserve a new build.
• Go through our title deed checks with your lawyer before paying a deposit.