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 apartment prices in 2025 range from €100,000 to over €600,000 depending on location and size. The average price per square meter across the island sits at €2,518-€3,200, with Limassol commanding the highest prices and Paphos offering the most affordable options.
Whether you're considering relocating to the Mediterranean island or exploring investment opportunities, understanding the current apartment market in Cyprus is crucial for making informed decisions. Prices vary significantly between coastal and inland areas, with beachfront properties commanding substantial premiums over their inland counterparts.
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.
As of September 2025, apartment prices in Cyprus range from €2,000-€4,800 per square meter, with Limassol being the most expensive city and Paphos the most affordable.
One-bedroom apartments start from €100,000 in Paphos and can reach €300,000 in prime Limassol locations, while two-bedroom units range from €130,000 to €600,000 across major cities.
| City | 1-Bedroom Price Range | 2-Bedroom Price Range | Price per m² | Monthly Rent (1-bed) | Beachfront Premium |
|---|---|---|---|---|---|
| Nicosia | €120,000+ | €150,000-€200,000 | €2,000-€2,600 | €1,070 | 30-50% |
| Limassol | €150,000-€300,000 | €300,000-€600,000 | €3,200-€4,800 | €2,742 | 80%+ |
| Larnaca | €110,000-€150,000 | €170,000-€250,000 | €2,200-€2,700 | €989 | 40-70% |
| Paphos | €100,000-€130,000 | €130,000-€200,000 | €2,000-€2,500 | €1,193 | 40-60% |
What's the average price per square meter for an apartment in Cyprus right now?
The average price per square meter for apartments in Cyprus stands at €2,518-€3,200 as of September 2025.
The Cyprus apartment market shows significant regional variations in pricing per square meter. The national average of €2,518 per square meter represents the baseline for most inland and suburban locations across the island.
Premium locations and new developments command considerably higher rates, with city centers and coastal areas reaching €3,200-€4,015 per square meter. Limassol leads the market with the highest prices, while rural areas and older developments remain closer to the lower end of the range.
New-build apartments in prime beachfront locations can exceed €4,000 per square meter, particularly in luxury developments along the Limassol coastline. These premium properties often include resort-style amenities and direct beach access.
It's something we develop in our Cyprus property pack.
How much does a one-bedroom apartment typically cost in Nicosia, Limassol, Larnaca, and Paphos?
One-bedroom apartment prices vary significantly across Cyprus's major cities, ranging from €100,000 in Paphos to €300,000 in premium Limassol locations.
Nicosia, the capital city, offers one-bedroom apartments starting from €120,000 for basic units in residential neighborhoods. City center locations and newer developments typically command higher prices within the €150,000-€180,000 range.
Limassol represents the most expensive market for one-bedroom apartments, with prices ranging from €150,000 in areas like Ypsonas and Kato Polemidia to €300,000 for luxury and beachfront properties. The city's status as a business hub and tourist destination drives these premium valuations.
Larnaca provides more affordable options, with one-bedroom apartments typically priced between €110,000-€150,000. The city's airport proximity and growing popularity among international buyers contribute to steady demand in this price range.
Paphos offers the most budget-friendly entry point, with one-bedroom apartments starting around €100,000-€130,000. The city's appeal to retirees and slower pace of life make it attractive for buyers seeking value.
What's the price range for a two-bedroom apartment in those same cities?
Two-bedroom apartments across Cyprus's major cities range from €130,000 in Paphos to €600,000 for luxury Limassol properties.
Nicosia's two-bedroom market spans €150,000-€200,000 for city center locations, offering good value compared to coastal cities. These apartments typically feature 75-90 square meters of living space with modern amenities in established neighborhoods.
Limassol commands the highest prices for two-bedroom units, ranging from €300,000-€600,000 depending on location and quality. Areas like Mesa Geitonia and Germasogeia represent the premium end of this market, while more affordable options exist in peripheral neighborhoods.
Larnaca two-bedroom apartments fall within the €170,000-€250,000 range, positioning the city as a middle-ground option between luxury Limassol and affordable Paphos. The international airport's presence supports sustained rental demand in this category.
Paphos maintains its position as the most affordable major city, with two-bedroom apartments priced between €130,000-€200,000. The city's retirement community appeal and UNESCO World Heritage sites create consistent interest from international buyers.
How much more expensive are apartments near the beach compared to ones inland?
Beachfront apartments in Cyprus command premiums of 30-80% over comparable inland properties, depending on the city and specific location.
| City | Inland Price (€/m²) | Beachfront Price (€/m²) | Premium Percentage | Example Premium |
|---|---|---|---|---|
| Nicosia | €2,000-€2,600 | N/A (landlocked) | N/A | N/A |
| Limassol | €2,500-€3,200 | €4,000-€8,000 | 60-150% | €1,500-€4,800/m² |
| Larnaca | €2,200-€2,700 | €3,100-€4,600 | 40-70% | €900-€1,900/m² |
| Paphos | €2,000-€2,500 | €2,800-€4,000 | 40-60% | €800-€1,500/m² |
| Ayia Napa | €2,200-€2,800 | €3,500-€5,500 | 60-95% | €1,300-€2,700/m² |
Don't lose money on your property in Cyprus
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What are the average monthly rents for apartments in major Cypriot cities?
Monthly apartment rents in Cyprus range from €989 for a one-bedroom in Larnaca to €4,000 for luxury properties in Limassol as of September 2025.
Limassol leads the rental market with an average of €2,742 per month across all apartment types. Prime beachfront and luxury developments can command €4,000-€8,000 monthly, reflecting the city's status as Cyprus's premier business and entertainment destination.
Nicosia offers more moderate rental rates, averaging €1,017 per month overall. One-bedroom apartments typically rent for €1,070, while two-bedroom units average €1,150 monthly. The capital's steady employment market supports consistent rental demand.
Larnaca presents the most affordable major city option, with average monthly rents of €1,120. One-bedroom apartments rent for approximately €989, while two-bedroom units average €1,274 monthly. The city's airport proximity attracts both short-term and long-term tenants.
Paphos maintains moderate rental rates at €1,193 monthly average, with one-bedroom apartments typically renting for €900-€1,100 and two-bedroom units around €1,200. The city's tourism and expatriate communities drive steady rental activity.
How much are new-build apartments compared to older resale ones?
New-build apartments in Cyprus command premiums of 30-70% over comparable resale properties, depending on location and amenities.
New construction in central and beachfront locations typically prices between €3,500-€4,800 per square meter, while older resale properties in non-prime areas average €2,000-€2,800 per square meter. This substantial difference reflects modern amenities, energy efficiency, and contemporary design standards.
Premium new developments often include features like swimming pools, fitness centers, underground parking, and smart home technology that older buildings lack. These amenities justify higher purchase prices and rental rates for discriminating buyers and tenants.
Resale apartments offer value opportunities, particularly in established neighborhoods with mature infrastructure. Properties built in the 1990s and 2000s often provide larger living spaces at lower per-square-meter costs than new construction.
Market dynamics favor new builds in tourist areas and business districts, where modern aesthetics and amenities command significant premiums. Investors often prefer new construction for rental properties due to lower maintenance requirements and higher rental yields.
What's the typical size in square meters for an apartment at those prices?
Cyprus apartments typically range from 45-55 square meters for one-bedroom units to 75-100 square meters for two-bedroom properties.
One-bedroom apartments across major cities average 45-55 square meters, providing efficient layouts that maximize living space. Luxury developments often offer slightly larger one-bedroom units up to 60 square meters with enhanced storage and balcony space.
Two-bedroom apartments typically span 75-100 square meters, with variations based on building age and target market. Newer developments tend toward the larger end of this range, incorporating open-plan living areas and master bedroom suites.
Beachfront and luxury properties often exceed standard sizing, with two-bedroom units reaching 100-120 square meters to accommodate premium amenities and larger terraces. These properties cater to international buyers seeking spacious Mediterranean living.
Studio apartments, popular in tourist areas and among young professionals, typically measure 25-35 square meters. Three-bedroom apartments, less common in city centers, range from 100-140 square meters depending on location and development type.
How do apartment prices in Cyprus compare with other Mediterranean countries?
Cyprus apartment prices position competitively within the Mediterranean market, offering better value than Spain and Italy while matching Greece in most categories.
| Country | Average Price (€/m²) | Capital City Price (€/m²) | Beachfront Premium (€/m²) | Relative Value |
|---|---|---|---|---|
| Cyprus | €2,500-€3,200 | €3,200-€4,000 | €4,000-€8,000 | Good value |
| Spain | €3,000-€4,000 | €4,500-€6,000 | €5,000-€12,000 | More expensive |
| Greece | €2,000-€3,000 | €2,500-€3,500 | €6,000-€8,000 | Similar value |
| Italy | €3,200-€4,500 | €3,800-€6,000 | €6,000-€15,000 | More expensive |
| Portugal | €2,800-€3,800 | €4,000-€5,500 | €5,000-€10,000 | Moderately higher |
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 are the annual property taxes and fees for owning an apartment in Cyprus?
Annual property taxes and fees for Cyprus apartment ownership remain minimal, with most owners paying €100-€250 yearly in municipal fees plus monthly common area charges.
Cyprus abolished the Immovable Property Tax in 2017, eliminating the major annual tax burden for property owners. Current requirements include only municipal fees and sewerage taxes, which typically range from €100-€250 annually depending on property size and location.
Common area charges for apartment buildings range from €50-€250 monthly, covering maintenance of shared facilities, security, cleaning, and utilities for common areas. Luxury developments with extensive amenities command higher monthly fees.
Additional annual costs may include building insurance (€200-€500), which covers structural damage and common area liability. Property management fees for rental properties typically cost 8-12% of annual rental income.
It's something we develop in our Cyprus property pack.
How much should I budget for monthly utilities and maintenance in an apartment there?
Monthly utilities and maintenance costs for Cyprus apartments typically range from €100-€250 for basic services, with additional maintenance reserves of €300-€500 annually.
Electricity costs vary significantly by season, averaging €50-€150 monthly depending on apartment size and air conditioning usage. Summer months see higher bills due to cooling requirements, while winter heating costs remain moderate in Cyprus's mild climate.
Water and sewerage charges typically add €20-€40 monthly, while waste collection fees average €15-€25. Internet and cable services cost €25-€40 monthly for standard packages with fiber optic connectivity.
Maintenance reserves should budget €300-€500 annually for unexpected repairs, appliance replacement, and periodic renovations. Luxury complexes may require higher reserves due to specialized equipment and premium finishes.
Gas costs remain minimal as most properties use electric heating and cooking. Building maintenance fees, separate from utilities, cover elevator service, security systems, and common area upkeep.
What are the typical upfront costs when buying an apartment in Cyprus, including legal and notary fees?
Upfront costs for purchasing a Cyprus apartment typically total 8-15% of the purchase price, including taxes, legal fees, and transfer costs.
- Legal fees: Approximately 1% of purchase price for conveyancing services and due diligence
- Transfer fees: Progressive rates of 3% on first €85,000, 5% on €85,001-€170,000, and 8% above €170,000
- VAT: 5% for first-time buyers or new homes, 19% standard rate (may be exempt for resale properties)
- Stamp duty: 0.15-0.20% of contract value for documentation
- Real estate agent fees: 1-3% of purchase price, sometimes split between buyer and seller
How much can I expect apartment prices to increase or decrease annually based on recent market trends?
Cyprus apartment prices have shown annual growth of 4-7% since 2022, with Limassol leading at 7.4% annual appreciation and other cities showing more moderate 3-5% increases.
Limassol's robust price growth of 7.4% annually reflects strong international investment demand and limited prime beachfront inventory. The city's business hub status and luxury tourism development drive sustained price appreciation.
Other major cities show more moderate growth patterns, with Larnaca and Paphos experiencing 4-6% annual increases driven by international buyer interest and tourism recovery. Nicosia demonstrates steady 3-5% growth supported by employment and government activities.
Market fundamentals support continued moderate price appreciation, including EU membership benefits, favorable tax treatment, and growing popularity among international investors seeking Mediterranean lifestyle properties.
Rental yields of 5-7% provide additional return potential for investors, with Limassol properties achieving the highest yields due to business travel and luxury tourism demand.
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.
Cyprus offers compelling apartment investment opportunities with prices ranging from €100,000 to €600,000 across major cities, providing options for various budgets and investment strategies.
The market shows healthy fundamentals with 4-7% annual appreciation, minimal property taxes, and strong rental yields of 5-7%, making it an attractive Mediterranean real estate destination.
Sources
- GK Law Firm - Real Estate in Cyprus
- Imin Cyprus - Property Cost Guide
- InvestRopa - Limassol Property Market
- Dom.com.cy - Cyprus Property Prices Analysis
- Global Citizen Solutions - Cost of Living Cyprus
- Your Overseas Home - Nicosia Property Guide
- Dom.com.cy - Cyprus Rental Market 2025
- Global Property Guide - Cyprus Price History