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
A budget of €250,000 opens up solid property opportunities across Cyprus, from modern apartments in city centers to spacious houses in rural areas.
Your purchasing power varies significantly by location - while this budget might secure a 2-bedroom apartment in Larnaca or Paphos, it could buy a substantial house with garden space in inland villages. The Cyprus property market offers clear value propositions for foreign investors, with transparent legal processes and attractive rental yields.
If you want to go deeper, you can check our pack of documents related to the real estate market in Cyprus, based on reliable facts and data, not opinions or rumors.
With €250,000, expect 99-188 square meters depending on location, with apartments offering better central access and houses providing more space in suburban areas.
Coastal properties are available but limited to smaller apartments, while inland areas offer significantly larger properties for the same budget.
| Location | Property Type | Expected Size (m²) |
|---|---|---|
| Nicosia | Apartment | 99-125 m² |
| Limassol | Apartment | 72-117 m² |
| Larnaca | Apartment | 89-188 m² |
| Paphos | House | 83-140 m² |
| Rural Areas | House | 150-200+ m² |
| Coastal Zones | Apartment (sea view) | 60-90 m² |
What types of properties are available for €250,000 in Cyprus?
Your €250,000 budget opens doors to apartments and houses across different regions of Cyprus, each offering distinct advantages.
Apartments dominate the options in central locations like Nicosia, Larnaca, and Paphos, typically offering 1-2 bedrooms with modern amenities and proximity to city centers. These properties often feature contemporary finishes, communal facilities like pools or gyms, and easier access to public transport and services.
Houses and townhouses become viable options when you look beyond prime city centers, particularly in suburban areas, rural villages, and less expensive coastal zones. These properties provide more living space, private outdoor areas, and greater privacy compared to apartments.
As of September 2025, the Cyprus residential market shows particular strength in the apartment segment for properties under €300,000, with new developments increasingly targeting this price range in secondary cities.
It's something we develop in our Cyprus property pack.
How many square meters can I get for €250,000 in different areas of Cyprus?
The size of property your €250,000 budget can secure varies dramatically across Cyprus, with location being the primary determining factor.
| City/Area | Property Type | Expected Size Range (m²) |
|---|---|---|
| Nicosia | Apartment | 99-125 m² |
| Nicosia | House | 89-139 m² |
| Limassol | Apartment | 72-117 m² |
| Limassol | House | 62-100 m² |
| Larnaca | Apartment/House | 89-188 m² |
| Paphos | Apartment/House | 83-140 m² |
| Rural/Mountain Areas | House | 150-200+ m² |
What is the average cost per square meter in popular cities like Nicosia, Limassol, and Larnaca?
Property prices per square meter reveal significant variations across Cyprus's major cities, with Limassol commanding the highest premiums.
Nicosia offers the most balanced pricing for both apartments and houses, with apartments averaging €2,000-€2,518 per square meter and houses ranging from €1,800-€2,800 per square meter. This reflects the capital's stable demand from both locals and international buyers.
Limassol represents the premium end of the Cyprus market, with apartment prices reaching €2,140-€3,500 per square meter and houses commanding €2,500-€4,000 per square meter. The city's status as a business hub and luxury destination drives these higher prices.
Larnaca provides the best value proposition, with apartments priced at €1,330-€2,800 per square meter and houses at €1,500-€3,200 per square meter. The wide price range reflects the diversity of properties available, from older second-hand units to new developments.
Paphos sits in the middle range at €1,780-€3,000 per square meter for apartments and €2,000-€3,500 per square meter for houses, benefiting from its tourism appeal while remaining more affordable than Limassol.
Can I buy a house or an apartment for €250,000, and which one offers better value in Cyprus?
Both houses and apartments are accessible within your €250,000 budget, but each offers different value propositions depending on your priorities.
Apartments typically provide better access to central locations, modern amenities, and often come with communal facilities like pools, gyms, or security services. They're generally easier to rent out and maintain, making them attractive for investors seeking hassle-free property management. However, apartments incur common area charges ranging from €600-€1,500 annually.
Houses offer significantly more living space for the same budget, particularly in suburban and rural areas where you might secure 150-200+ square meters compared to 80-120 square meters for an apartment in the city. Houses provide private outdoor space, parking, and greater privacy, but require more maintenance investment and may be less liquid in resale markets.
For investment purposes, apartments in Larnaca and Paphos generally deliver stronger rental yields of 5.5-7% compared to houses at 4-5%. For lifestyle buyers seeking space and privacy, houses in peripheral areas offer exceptional value per square meter.
The optimal choice depends on whether you prioritize location and convenience (apartments) or space and independence (houses).
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Are there properties with a sea view available for €250,000?
Sea view properties are available within your €250,000 budget, but expect smaller sizes and specific location constraints.
Larnaca offers the best opportunities for sea view apartments, particularly in areas slightly back from the immediate waterfront where you can find 1-2 bedroom units with partial or distant sea views. These properties typically range from 60-90 square meters and may require some updating.
Paphos presents similar opportunities, especially in developments built in the 1990s and early 2000s that offer sea glimpses from upper floors. Some townhouses in hillside locations provide sea views while staying within budget, though these are often 10-15 minutes drive from the beach.
Direct beachfront properties under €250,000 are extremely rare and typically limited to small, older apartments that may require significant renovation. Properties marketed as "sea view" at this price point usually offer partial, distant, or elevated views rather than unobstructed waterfront vistas.
For buyers prioritizing sea access over direct views, consider properties within 1-2 kilometers of the coast in Larnaca or Paphos, which offer better value and easier beach access while maintaining affordability.
What are the maintenance costs like for properties in Cyprus?
Property maintenance costs in Cyprus remain relatively modest compared to other European destinations, but vary significantly between apartments and houses.
Apartments incur common area charges ranging from €600-€1,500 annually, covering shared spaces, elevators, pools, security, and building insurance. Newer developments with extensive facilities command higher fees, while older buildings with basic amenities cost less. Individual utility costs typically add €1,200-€2,000 annually for a 2-bedroom apartment.
Houses require €1,000-€2,000 annually for maintenance, including garden upkeep, pool maintenance (if applicable), private repairs, and utilities. Older properties or those with large gardens may require higher maintenance budgets, particularly for issues like roof repairs or swimming pool equipment.
Cyprus property tax remains low, typically under €500 annually for properties in the €250,000 range. Municipal taxes, refuse collection charges, and property insurance add another €300-€600 annually regardless of property type.
Overall, budget approximately 1.5-2% of your property's value annually for total maintenance and carrying costs, making a €250,000 property cost roughly €3,750-€5,000 per year to maintain.
What is the rental yield for properties purchased at €250,000 in Cyprus?
Rental yields for €250,000 properties in Cyprus offer attractive returns compared to many European markets, with apartments generally outperforming houses.
Apartments in central Nicosia, Larnaca, and Paphos deliver gross rental yields of 5.5-7%, driven by consistent demand from young professionals, students, and short-term visitors. A €250,000 apartment typically generates €12,000-€17,500 in annual rental income, with 2-bedroom units in good locations commanding €1,200-€1,500 monthly.
Houses produce more modest yields of 4-5%, but offer potential for higher returns through short-term vacation rentals, particularly properties with pools or rural charm. Long-term rental income for houses typically ranges €800-€1,200 monthly.
Larnaca shows particularly strong rental performance due to its airport proximity and growing business district, while Paphos benefits from steady tourism demand. Nicosia offers the most stable year-round rental market due to its status as the business capital.
As of September 2025, rental demand continues strengthening across Cyprus, supported by increased foreign worker arrivals and growing tourism sector employment.
It's something we develop in our Cyprus property pack.
Can I buy a property in a coastal area with €250,000, or is it more feasible inland?
Coastal properties are achievable within your €250,000 budget, but with important limitations on size and location compared to inland alternatives.
In coastal areas, your budget typically secures 1-2 bedroom apartments in Larnaca or older properties in secondary coastal locations in Paphos. Limassol's coastal zone generally requires budgets above €300,000 for decent-sized properties, limiting options to small units or properties needing renovation.
Larnaca offers the best coastal value, with properties 500-1000 meters from the beach available within budget. These areas provide easy beach access while avoiding the premium pricing of immediate waterfront locations.
Paphos coastal properties under €250,000 often require compromises on condition, size, or exact location, but can still provide Mediterranean lifestyle benefits with some research and patience.
Inland areas deliver dramatically better value, offering houses of 150-200+ square meters with private gardens, pools, and modern amenities for the same €250,000 budget. Villages like Strovolos near Nicosia or rural areas around Paphos provide authentic Cyprus living with easy access to coastal areas for weekend trips.
The choice depends on whether daily beach access justifies smaller living space, or if occasional coastal visits suit your lifestyle while enjoying larger inland properties.
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.
What is the legal process for buying property in Cyprus as a foreigner with €250,000?
Foreign property purchase in Cyprus follows a straightforward legal framework designed to encourage international investment while maintaining proper oversight.
Foreigners can purchase up to two properties in Cyprus with a combined plot area not exceeding 4,014 square meters, making most residential purchases well within legal limits. EU citizens enjoy simplified procedures, while non-EU buyers require Council of Ministers approval, which is typically a formality for standard residential purchases.
The purchase process begins with signing a reservation contract and paying a deposit (usually 10% of purchase price), followed by due diligence including property surveys and title checks. Your lawyer will verify clear title, check for encumbrances, and ensure all planning permissions are in order.
After satisfactory due diligence, you'll sign the Sale Agreement and pay the remaining balance. The final step involves property transfer at the Land Registry, where ownership officially changes hands. The entire process typically takes 2-3 months from initial offer to completion.
Legal representation is mandatory and costs 1-2% of the purchase price. Your lawyer handles all documentation, liaisons with the Land Registry, and ensures compliance with foreign ownership regulations.
Are there any hidden costs, like taxes or fees, when purchasing property for €250,000?
Property purchase in Cyprus involves several additional costs beyond the purchase price that buyers must factor into their total investment.
1. **Transfer Fees**: 3-8% of property value on a tapered scale, sometimes reduced for VAT-applicable new properties 2. **VAT**: 5% for new properties purchased as main residence, otherwise 19% for new builds 3. **Legal Fees**: 1-2% of purchase price for mandatory legal representation 4. **Stamp Duty**: 0.15-0.20% of contract value paid when signing the Sale Agreement 5. **Survey Costs**: €300-€600 for professional property inspection 6. **Mortgage Arrangement**: 1-2% if using financing (bank fees, valuation costs) 7. **Insurance**: €200-€500 annually for property insuranceFor a €250,000 property purchase, expect total additional costs of €15,000-€25,000, depending on whether the property is new (higher VAT) or second-hand (lower transfer fees). These costs should be available as cash, separate from any mortgage financing.
Ongoing annual costs include municipal taxes, refuse collection charges, property insurance, and common area fees for apartments, totaling approximately €1,000-€2,500 annually.
Is it possible to buy a new or off-plan property in Cyprus for €250,000?
New and off-plan properties are available within your €250,000 budget, though location and size constraints apply.
Larnaca offers the strongest selection of new developments under €250,000, particularly 1-2 bedroom apartments in emerging neighborhoods or near the airport area. These properties often feature modern amenities, energy-efficient systems, and contemporary designs that appeal to young professionals and international buyers.
Nicosia provides opportunities for new townhouses and apartments in suburban developments, especially in areas like Strovolos or Latsia where developers target the middle market segment. These properties typically offer 2-3 bedrooms with modern finishes and small gardens or balconies.
Paphos has limited new development options under €250,000, usually requiring buyers to consider properties in less central locations or smaller configurations. However, some developers offer attractive payment plans for off-plan purchases that can make higher-value properties accessible.
Limassol's new development market generally exceeds €300,000 for 2-bedroom units, making it challenging to find suitable new properties within your budget unless considering studio or 1-bedroom configurations.
Off-plan purchases often include payment plan benefits, early-bird pricing, and customization options that can provide additional value beyond the base purchase price.
How does the property market in Cyprus fluctuate seasonally, and how might that affect my €250,000 investment?
Cyprus property market exhibits clear seasonal patterns that can significantly impact both purchase opportunities and investment returns.
Spring and early summer (March-July) represent peak buying seasons when property demand and prices reach annual highs. International buyers typically visit during these months, creating competitive conditions and fewer negotiation opportunities. Properties priced around €250,000 during this period often receive multiple offers.
Late autumn and winter months (October-February) offer better value opportunities as demand decreases and motivated sellers become more flexible on pricing. Properties that have been marketed for several months often see price reductions during this period, potentially allowing your €250,000 budget to secure higher-value properties.
Rental income from €250,000 properties follows similar seasonal patterns, with summer months generating premium rates, particularly for properties near coastal areas or with tourist appeal. Annual rental yields of 5.5-7% often rely on capturing strong summer rental performance.
As of September 2025, the Cyprus market shows long-term price appreciation trends, but luxury coastal segments experienced corrections in late 2024, creating opportunities for value-conscious buyers. Properties in the €200,000-€300,000 range remain relatively stable, supported by consistent demand from permanent residents and long-term investors.
It's something we develop in our Cyprus property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Your €250,000 budget opens substantial opportunities across Cyprus's diverse property landscape, from modern city apartments to spacious rural houses.
Success depends on matching your priorities—whether seeking rental income, lifestyle benefits, or long-term appreciation—with the right location and property type for your specific situation.