Authored by the expert who managed and guided the team behind the Cyprus Property Pack
Everything you need to know before buying real estate is included in our Cyprus Property Pack
Cyprus housing prices in January 2026 show a stable market with coastal areas commanding premium rates.
Limassol continues to lead Cyprus property prices, with seafront apartments reaching well over 7,000 euros per square meter.
We constantly update this blog post to reflect the current housing prices in Cyprus with fresh data from official sources.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Cyprus.
Insights
- Cyprus apartments now make up about 55 percent of all property sales, driven by strong rental demand from international workers and investors looking for manageable ticket sizes.
- The gap between listing prices and final sale prices in Cyprus sits around 6 percent in January 2026, giving buyers meaningful negotiation room especially in coastal markets.
- Limassol seafront properties command 4,500 to 7,500 euros per square meter, while similar-sized apartments in suburban Nicosia cost 2,200 to 3,400 euros per square meter.
- New construction homes in Cyprus carry a 12 percent premium over existing properties in January 2026, mainly because buyers value lower energy costs and modern specifications.
- The middle 80 percent of Cyprus residential properties fall between 120,000 and 550,000 euros, reflecting a market that serves both entry-level buyers and comfortable family budgets.
- Cyprus property prices grew only 2.5 percent from January 2025 to January 2026, showing the market has shifted from rapid growth to a steadier, more predictable pace.
What is the average housing price in Cyprus in 2026?
The median housing price gives you a better picture of what most people actually pay, because it is not skewed by a few very expensive luxury properties at the top of the market.
We are writing this in January 2026 using the latest data from official Cyprus government sources and real estate analytics platforms, which we manually verified for accuracy.
The median housing price in Cyprus in January 2026 is approximately 240,000 euros (around 283,000 dollars or 240,000 euros), while the average housing price sits at about 290,000 euros (approximately 342,000 dollars or 290,000 euros).
About 80 percent of residential properties in the Cyprus market in January 2026 fall within the price range of 120,000 to 550,000 euros.
A realistic entry range in Cyprus in 2026 would be 100,000 to 150,000 euros (approximately 118,000 to 177,000 dollars), which typically gets you a one-bedroom resale apartment of about 45 to 60 square meters in outer Larnaca or suburban Nicosia neighborhoods.
Luxury properties in the Cyprus market in January 2026 typically range from 900,000 to 3,000,000 euros or more (approximately 1,060,000 to 3,540,000 dollars), which would buy you seafront penthouses or branded residence apartments of 160 to 250 square meters in prime Limassol coastal areas with premium amenities like pools, concierge services, and security.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Cyprus.
Are Cyprus property listing prices close to the actual sale price in 2026?
In Cyprus in January 2026, the typical gap between listing prices and actual sale prices is estimated at around 6 percent.
This happens mainly because sellers often list properties at aspirational prices to test the market, especially in high-demand coastal areas and Limassol, and buyers gain negotiating leverage during bank valuations, property surveys, and when sellers face timing pressures to close deals. The gap tends to widen most for properties that have been on the market for several months or those in areas with slower buyer traffic.
Get fresh and reliable information about the market in Cyprus
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per square meter or per square foot for properties in Cyprus in 2026?
As of January 2026, the median housing price in Cyprus is about 2,900 euros per square meter (approximately 3,418 dollars per square meter or 269 euros per square foot, which is around 318 dollars per square foot), while the average housing price sits at roughly 3,300 euros per square meter (approximately 3,890 dollars per square meter or 307 euros per square foot, which is about 361 dollars per square foot).
Smaller one to two bedroom apartments in prime coastal or central areas tend to have the highest price per square meter in Cyprus in January 2026, because they attract strong rental demand and modern stock in these locations remains scarce. Larger homes that need renovation work and properties far from job centers or coastal areas typically show the lowest price per square meter, mainly due to renovation costs and a thinner pool of interested buyers.
In Cyprus in January 2026, you would find the highest price per square meter in Limassol's prime coastal strip and Marina-adjacent areas, where premium new builds and seafront properties typically range from 4,500 to 8,000 euros per square meter or more. The lowest price per square meter appears in suburban Nicosia and inland parts of Larnaca and Paphos, where older resale apartments commonly fall between 1,700 and 2,400 euros per square meter.
How have property prices evolved in Cyprus?
From January 2025 to January 2026, Cyprus property prices rose by an estimated 2.5 percent in nominal terms, which translates to roughly 2 percent after adjusting for inflation. This modest growth reflects coastal and international buyer demand staying resilient, particularly in Limassol and parts of Paphos and Larnaca, while supply constraints around permits and construction costs keep quality inventory tight in the most desirable locations.
Looking back from January 2024 to January 2026, Cyprus housing prices increased by approximately 5 to 6 percent in nominal terms. This two-year period shows the market transitioning from the stronger post-crisis recovery phase into a steadier growth pattern, with premium coastal segments continuing to outperform while inland and suburban areas see more moderate price movements.
By the way, we've written a blog article detailing the latest updates on property price variations in Cyprus.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Cyprus.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Cyprus versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Cyprus in 2026?
In the Cyprus property market in January 2026, apartments make up roughly 55 percent of listings and sales, detached and semi-detached houses account for about 25 percent, townhouses and maisonettes represent around 8 percent, villas comprise approximately 7 percent, penthouses make up about 3 percent, and traditional stone or village houses account for roughly 2 percent. Apartments dominate because they fit both local affordability levels and the strong rental demand from expats and investors, while houses carry higher price tags that limit their share of total transactions.
In Cyprus in January 2026, the average price for an apartment sits at about 260,000 euros (approximately 306,000 dollars or 260,000 euros), a detached or semi-detached house averages around 360,000 euros (roughly 425,000 dollars or 360,000 euros), a townhouse or maisonette typically costs about 300,000 euros (approximately 354,000 dollars or 300,000 euros), a coastal villa with a larger plot runs around 750,000 euros (about 884,000 dollars or 750,000 euros), a penthouse in prime areas averages roughly 650,000 euros (approximately 766,000 dollars or 650,000 euros), and a traditional village house costs about 200,000 euros (around 236,000 dollars or 200,000 euros).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Cyprus?
- How much should you pay for a house in Cyprus?
- How much should you pay for lands in Cyprus?
How do property prices compare between existing and new homes in Cyprus in 2026?
In Cyprus in January 2026, new construction homes typically command about 12 percent more than comparable existing properties.
This premium exists because buyers value the energy efficiency and modern specifications that lower running costs and improve comfort, and because new stock remains scarce in the most desirable locations while older properties often require renovation work that adds both cost and uncertainty.
Buying real estate in Cyprus can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Cyprus in 2026?
In Germasogeia and Potamos Germasogeias in Limassol, you typically find modern apartments and gated communities with price ranges from about 450,000 to 900,000 euros (approximately 531,000 to 1,060,000 dollars) as of January 2026, because these coastal areas combine beachfront living with strong amenities and attract consistent rental demand from international buyers. In Kato Paphos and the Universal area in Paphos, the market features mainly one to three bedroom apartments and holiday-friendly homes priced between roughly 220,000 and 450,000 euros (around 259,000 to 531,000 dollars), driven by lifestyle appeal and solid short-to-medium term rental potential. The Mackenzie and Finikoudes areas in Larnaca offer apartments close to the sea and city center in the range of about 250,000 to 500,000 euros (approximately 295,000 to 589,000 dollars), supported by beachfront urban living and convenient airport access that appeals to both local and international buyers.
You will find a much more detailed analysis by areas in our property pack about Cyprus. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Average Price Range | Price per Sq M | Price per Sq Ft |
|---|---|---|---|---|
| Germasogeia (Limassol) | Expat / Coastal | 450,000-900,000 euros 531,000-1,060,000 dollars |
4,500-7,500 euros 5,305-8,840 dollars |
418-697 euros 492-822 dollars |
| Agios Tychonas (Limassol) | Luxury Coastal | 700,000-2,500,000 euros 825,000-2,950,000 dollars |
6,000-10,000 euros 7,072-11,787 dollars |
557-929 euros 656-1,095 dollars |
| Mesa Geitonia (Limassol) | Commute / Central | 260,000-550,000 euros 306,000-648,000 dollars |
3,200-5,000 euros 3,772-5,893 dollars |
297-465 euros 350-547 dollars |
| Agia Fyla (Limassol) | Family / Value | 230,000-450,000 euros 271,000-531,000 dollars |
2,800-4,200 euros 3,300-4,951 dollars |
260-390 euros 306-460 dollars |
| Engomi (Nicosia) | Expat / Schools | 250,000-600,000 euros 295,000-707,000 dollars |
2,600-4,200 euros 3,065-4,951 dollars |
242-390 euros 285-460 dollars |
| Strovolos (Nicosia) | Family | 200,000-450,000 euros 236,000-531,000 dollars |
2,200-3,400 euros 2,593-4,008 dollars |
204-316 euros 241-372 dollars |
| Aglantzia (Nicosia) | Student / Rental | 160,000-320,000 euros 189,000-377,000 dollars |
2,200-3,300 euros 2,593-3,890 dollars |
204-307 euros 241-361 dollars |
| Mackenzie (Larnaca) | Coastal / Lifestyle | 250,000-600,000 euros 295,000-707,000 dollars |
3,000-4,800 euros 3,536-5,658 dollars |
279-446 euros 328-526 dollars |
| Finikoudes (Larnaca) | Central / Walkable | 220,000-450,000 euros 259,000-531,000 dollars |
2,800-4,200 euros 3,300-4,951 dollars |
260-390 euros 306-460 dollars |
| Oroklini (Larnaca) | Value / Family | 160,000-350,000 euros 189,000-413,000 dollars |
1,900-2,900 euros 2,240-3,418 dollars |
177-269 euros 208-318 dollars |
| Kato Paphos (Paphos) | Expat / Coastal | 220,000-450,000 euros 259,000-531,000 dollars |
2,600-4,000 euros 3,065-4,715 dollars |
242-372 euros 285-439 dollars |
| Tala / Peyia (Paphos) | Villas / Views | 300,000-900,000 euros 354,000-1,060,000 dollars |
2,300-4,500 euros 2,711-5,305 dollars |
214-418 euros 252-492 dollars |
How much more do you pay for properties in Cyprus when you include renovation work, taxes, and fees?
In Cyprus in January 2026, buying an existing home that needs light to medium work typically adds about 8 to 15 percent to the purchase price when you include all costs, while a new build usually adds around 6 to 10 percent because most of the extra cost comes from taxes and fees rather than renovation work.
If you buy a property in Cyprus for around 170,000 euros (about 200,000 dollars) in January 2026, you would typically pay an additional 15,000 to 26,000 euros (approximately 18,000 to 31,000 dollars) to cover legal fees, transfer costs, and light renovation work like repainting or minor fixes, bringing your total cost to roughly 185,000 to 196,000 euros (about 218,000 to 231,000 dollars).
For a property purchased at about 425,000 euros (around 500,000 dollars) in Cyprus in January 2026, you would typically spend an additional 34,000 to 64,000 euros (approximately 40,000 to 75,000 dollars) for legal fees, transfer costs, and moderate renovation work like updating bathrooms and the kitchen, ending up with a total cost of roughly 459,000 to 489,000 euros (about 540,000 to 576,000 dollars).
When buying a property for about 850,000 euros (around 1,000,000 dollars) in Cyprus in January 2026, you would generally pay an additional 51,000 to 85,000 euros (approximately 60,000 to 100,000 dollars) covering legal fees, transfer costs, and any property improvements or premium finishes, bringing your all-in cost to roughly 901,000 to 935,000 euros (about 1,060,000 to 1,100,000 dollars).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Cyprus.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Cyprus
| Expense | Category | Estimated Cost Range |
|---|---|---|
| Legal Fees | Transaction | Typically 1,500 to 3,500 euros (about 1,800 to 4,100 dollars). This covers your lawyer reviewing contracts, conducting property searches, and handling the legal paperwork for the purchase. Fees usually scale with property value and complexity of the transaction. |
| Transfer Costs | Transaction | Can range from 0 to 6 percent of the purchase price depending on how the transaction is structured. This includes stamp duty and transfer fees paid to the Land Registry when ownership changes hands. The exact percentage depends on property value brackets and whether certain exemptions apply. |
| VAT (when applicable) | Transaction | May apply to new construction properties and can represent a material cost. The standard VAT rate in Cyprus is 19 percent, though reduced rates or exemptions sometimes apply for first-time buyers or specific property types. Always verify VAT treatment for your specific purchase with a tax advisor. |
| Surveys and Inspections | Transaction | Generally 300 to 800 euros (around 350 to 950 dollars). This covers structural surveys, property condition reports, and any specialist inspections like checking for damp, electrical safety, or pest issues. Older properties typically need more comprehensive surveys. |
| Light Renovation | Renovation | Approximately 150 to 400 euros per square meter (about 175 to 470 dollars per square meter). This level covers cosmetic updates like repainting, new flooring, minor electrical or plumbing fixes, and basic improvements to make the property move-in ready without major structural work. |
| Medium Renovation | Renovation | Roughly 400 to 900 euros per square meter (around 470 to 1,060 dollars per square meter). This includes more substantial work like replacing kitchens and bathrooms, upgrading electrical systems, installing new windows, or reconfiguring interior layouts. Projects at this level often require professional contractors and take several months. |
We made this infographic to show you how property prices in Cyprus compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Cyprus in 2026 with different budgets?
With 100,000 dollars (about 85,000 euros) in Cyprus in January 2026, this budget is quite tight for standard residential property, but you might find a studio or very small one-bedroom apartment of about 25 to 35 square meters in an older building in a non-prime inland location, a renovation project in a village setting that needs significant work, or a very small unit in a lower-demand area.
At 200,000 dollars (approximately 170,000 euros) in Cyprus in January 2026, you could buy a one-bedroom resale apartment of roughly 45 to 55 square meters in Oroklini in Larnaca as an existing home, a similar one-bedroom resale apartment of about 45 to 55 square meters in Aglantzia in Nicosia also as an existing property, or a small older two-bedroom apartment of around 60 to 70 square meters in suburban Nicosia as an existing home.
With 300,000 dollars (about 255,000 euros) in Cyprus in January 2026, you could purchase a two-bedroom apartment of roughly 75 to 90 square meters in Strovolos in Nicosia as an existing property, a two-bedroom apartment of approximately 75 to 90 square meters in Larnaca city outside the seafront area also as an existing home, or a small townhouse of around 90 to 110 square meters in the Oroklini or Pyla area as an existing property.
At 500,000 dollars (approximately 425,000 euros) in Cyprus in January 2026, you could buy a modern two to three bedroom apartment of roughly 95 to 120 square meters in Mesa Geitonia in Limassol as an existing or newer property, a three-bedroom house of about 140 to 180 square meters in Strovolos or Lakatamia in Nicosia as an existing home, or a two to three bedroom apartment of around 90 to 120 square meters in Kato Paphos as an existing or newer property.
With 1,000,000 dollars (about 850,000 euros) in Cyprus in January 2026, you could purchase a luxury three-bedroom apartment of roughly 140 to 180 square meters in Germasogeia in Limassol as a newer property, a coastal villa of approximately 200 to 260 square meters in Tala or Peyia in Paphos as a renovated home, or a high-specification penthouse of around 150 to 200 square meters in Mackenzie in Larnaca as a newer property.
At 2,000,000 dollars (approximately 1,700,000 euros) in Cyprus in January 2026, there is definitely a market at this level though it concentrates in specific areas, and you could buy a seafront penthouse of roughly 200 to 300 square meters in Limassol seafront or Marina-adjacent areas as new construction, a branded residence apartment of about 160 to 250 square meters in Limassol also as new construction, or a large coastal villa of around 300 to 450 square meters in a prime Paphos coastal pocket as either renovated or new construction.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Cyprus.
Get the full checklist for your due diligence in Cyprus
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Cyprus, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| CYSTAT House Price Index | This is the official national statistics body that publishes Cyprus's official house price index. | We used this index to anchor our market direction analysis and keep our January 2026 narrative consistent with official trend data. We also used it as the backbone for our one-year and ten-year price comparisons, adding clear assumptions where the dataset does not provide absolute euro prices. |
| Central Bank of Cyprus RPPI | This is Cyprus's central bank, and its Residential Property Price Indices represent one of the country's key official price trend datasets. | We used these indices to cross-check how fast prices are moving across different districts and by apartment versus house categories. We also used them as a second official source so we are not relying on just a single index. |
| Department of Lands and Surveys | This is the government land registry authority that records and publishes market activity through contracts of sale deposited. | We used this data to describe market liquidity and how active the market is, supporting the idea that Cyprus is not a thin market with transactions happening regularly. We did not treat it as a direct price dataset but used it to contextualize pricing behaviors like negotiation power and days on market. |
| CYSTAT HICP Releases | This is the official inflation measure used across the European Union for comparability and monetary policy decisions. | We used this index to explain inflation-corrected price changes and show what property prices did in real terms. We also used it to keep our ten-year comparison honest, because nominal growth can look bigger than it actually feels after accounting for inflation. |
| ECB Euro Exchange Rates | This is the reference exchange rate source used widely by institutions for consistent foreign exchange comparisons. | We used the late December 2025 ECB reference rate as a practical proxy for January 2026 to convert euro values into US dollars. We keep this conversion assumption explicit so it can be easily updated later if needed. |
| Landbank Analytics New Builds | This is a large local real estate group using a named analytics platform based on filed sale contracts, providing a traceable underlying dataset. | We used this source for absolute euro price levels showing average sold prices for new homes, because official indices mainly provide changes over time rather than typical ticket prices. We then time-shifted these values modestly to January 2026 using official index trends and labeled this assumption clearly. |
| Landbank Analytics Resales | This source uses contract-based analytics tied to recorded sales activity, not just listing prices. | We used this data for resale average prices by district to represent the existing homes side of the market, which makes up most of the housing stock. We also used it to shape realistic price brackets for entry-level, typical, and luxury property segments. |
| Cyprus Market Reports | These industry reports provide context on construction costs, market dynamics, and supply-side pressures from real estate professionals. | We referenced these reports to understand why new builds command a premium and to explain supply friction around permits and construction costs. We also used them to contextualize renovation cost ranges and market transaction patterns. |