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As of 2026, Cyprus housing prices are still rising, but the market is very different between Limassol, Paphos, Larnaca, Nicosia and the holiday areas.
In this article, we explain the current housing prices in Cyprus, using fresh data that we constantly update for this blog post.
We will look at average prices, price per square metre, neighborhoods, property types, taxes, renovation costs and what different budgets can buy in Cyprus in 2026.
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
- The estimated median housing price in Cyprus in 2026 is about €230,000, or around $267,000, which is more useful than the average because luxury coastal villas pull the average upward.
- The estimated average residential property price in Cyprus in 2026 is about €295,000, or around $342,000, after allowing for the strong price growth seen in 2025 and early 2026.
- A normal buyer in Cyprus in 2026 will usually see most residential properties between €120,000 and €850,000, but Limassol can move far above this range.
- Cyprus apartments remain the most active part of the housing market, and apartments make up roughly 60% of residential sales and listings.
- Limassol is still the most expensive residential market in Cyprus in 2026, especially for new apartments near the sea and villas in Agios Tychonas.
- Paphos and Larnaca still offer better value than Limassol, but prices in the best coastal zones are no longer cheap by Mediterranean standards.
- Listing prices in Cyprus are usually negotiable, and a typical home listed at €300,000 may close closer to €280,000 to €288,000.
- New homes in Cyprus usually cost 18% to 28% more before taxes, because buyers pay for newer layouts, energy performance, warranties and lower repair costs.
- For buyers who do not qualify for reduced VAT, a new property in Cyprus can feel much more expensive than a resale property once taxes are included.
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Spot Blue - International Real Estate Agency
What is the average housing price in Cyprus in 2026?
The median housing price in Cyprus is more useful than the average housing price because one expensive villa in Limassol or Coral Bay can distort the average, while the median is closer to what a normal buyer is likely to face.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
As of 2026, the estimated median housing price in Cyprus is about €230,000, which is about $267,000 and also €230,000 because Cyprus uses the euro.
The estimated average housing price in Cyprus in 2026 is about €295,000, which is about $342,000 and also €295,000 in local currency.
In the Cyprus residential market in 2026, about 80% of normal homes fall between €120,000 and €850,000, or about $139,000 to $986,000.
A realistic entry range for Cyprus property in 2026 is about €110,000 to €180,000, or $128,000 to $209,000, and this usually means an older one-bedroom apartment in Larnaca outskirts, Paralimni, Oroklini, Paphos suburbs or inland Nicosia.
A realistic luxury range for Cyprus property in 2026 is about €1.5 million to €4 million, or $1.74 million to $4.64 million, and this usually means a new villa or high-end seafront apartment in Limassol, Agios Tychonas, Germasogeia, Coral Bay, Peyia or Protaras.
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 2026, our estimated average gap between listing prices and final sale prices is about 7%.
This means that a Cyprus property listed at €300,000 will often close around €279,000 to €288,000, depending on the location and the seller’s urgency.
The gap is smaller in prime Limassol and strong coastal apartment zones because good stock is scarce and foreign demand is active.
The gap is larger for older inland houses, renovation stock and expensive villas above €1.5 million, because buyers have more room to negotiate on repairs, layout and holding costs.
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What is the price per sq m or per sq ft for properties in Cyprus in 2026?
As of 2026, the estimated median housing price in Cyprus is about €2,450 per sqm, or $2,842 per sqm, which equals about €228 per sqft or $264 per sqft.
The estimated average housing price in Cyprus in 2026 is about €2,850 per sqm, or $3,306 per sqm, which equals about €265 per sqft or $307 per sqft.
The highest price per sqm in Cyprus in 2026 is usually for new or nearly new coastal apartments, while the lowest price per sqm is usually for older inland houses and village homes that need renovation.
The highest Cyprus price per sqm ranges are found in Limassol seafront, Germasogeia, Agios Tychonas, premium Larnaca coastal zones, Kato Paphos, Coral Bay and Protaras, where prices can range from about €3,600 to more than €12,000 per sqm.
The lowest Cyprus price per sqm ranges are usually found in Lakatamia, inland Larnaca, older Paphos suburbs, inland Paralimni and non-tourist villages, where liquid resale stock can sit around €1,400 to €2,200 per sqm.
How have property prices evolved in Cyprus?
Cyprus property prices in 2026 are about 6.5% higher than one year earlier in nominal terms. After inflation, the real increase is closer to 3.5% to 4%, mainly because apartment demand and coastal demand stayed strong.
Compared with two years earlier, Cyprus housing prices in 2026 are roughly 12% to 15% higher in nominal terms. The increase comes from continued foreign demand, limited new supply in the best areas and construction costs that remain high.
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.
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How do prices vary by housing type in Cyprus in 2026?
In Cyprus in 2026, apartments represent about 62% of the residential market, houses about 18%, villas about 8%, townhouses and maisonettes about 7%, bungalows about 3% and village homes about 2%, because most buyer demand is concentrated in smaller urban and coastal units.
As of 2026, apartments in Cyprus average about €250,000, or $290,000, while detached and semi-detached houses average about €475,000, or $551,000.
Villas in Cyprus average about €1.1 million, or $1.28 million, while townhouses and maisonettes average about €390,000, or $452,000.
Bungalows and low-rise houses in Cyprus average about €360,000, or $418,000, while village homes and renovation stock average about €170,000, or $197,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Cyprus in 2026?
In Cyprus in 2026, a new home usually costs about 18% to 28% more than a similar existing home before taxes, and the total gap can reach 25% to 45% when VAT is included.
This premium exists because new Cyprus properties usually offer better energy performance, modern layouts, warranties, parking, amenities and lower repair costs, while resale homes are cheaper but often need upgrades.
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How do property prices vary by neighborhood in Cyprus in 2026?
In Limassol, especially Germasogeia, Agios Tychonas and the seafront, Cyprus property prices in 2026 are among the highest on the island. Buyers usually find new apartments, luxury villas and investment units from about €400,000 to more than €3 million, or about $464,000 to more than $3.48 million.
In Paphos, especially Universal, Peyia and Coral Bay, Cyprus home prices in 2026 are lower than Limassol but still supported by expat, retirement and holiday demand. Buyers usually find apartments, townhouses and villas from about €180,000 to €1.5 million, or about $209,000 to $1.74 million.
In Larnaca, especially the city centre, Mackenzie and Oroklini, Cyprus residential prices in 2026 remain more accessible than Limassol, although the best coastal units are rising quickly. Buyers usually find apartments and small houses from about €160,000 to €750,000, or about $186,000 to $870,000.
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:
| Area in Cyprus | Market profile | Typical price range | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Limassol Seafront | Luxury and investment | €700k to €2.5m $812k to $2.9m |
€7,000 to €12,000 $8,120 to $13,920 |
€650 to €1,115 $754 to $1,293 |
| Germasogeia, Limassol | Expat and rental | €400k to €1.2m $464k to $1.39m |
€4,500 to €8,000 $5,220 to $9,280 |
€418 to €743 $485 to $862 |
| Agios Tychonas | Luxury villas | €700k to €3.0m $812k to $3.48m |
€4,500 to €9,000 $5,220 to $10,440 |
€418 to €836 $485 to $970 |
| Neapolis, Limassol | Central apartments | €300k to €800k $348k to $928k |
€3,800 to €6,500 $4,408 to $7,540 |
€353 to €604 $410 to $701 |
| Larnaca Centre | Value and commute | €170k to €450k $197k to $522k |
€2,200 to €3,800 $2,552 to $4,408 |
€204 to €353 $237 to $410 |
| Mackenzie, Larnaca | Beach and short-let | €250k to €750k $290k to $870k |
€3,200 to €5,800 $3,712 to $6,728 |
€297 to €539 $345 to $625 |
| Oroklini | Family and value | €160k to €420k $186k to $487k |
€1,900 to €3,200 $2,204 to $3,712 |
€177 to €297 $205 to $345 |
| Paphos Universal | Expat and rental | €190k to €500k $220k to $580k |
€2,600 to €4,300 $3,016 to $4,988 |
€242 to €400 $280 to $464 |
| Peyia | Expat villa value | €180k to €700k $209k to $812k |
€2,000 to €3,700 $2,320 to $4,292 |
€186 to €344 $216 to $399 |
| Coral Bay | Holiday villas | €350k to €1.5m $406k to $1.74m |
€3,500 to €6,500 $4,060 to $7,540 |
€325 to €604 $377 to $701 |
| Strovolos, Nicosia | Family and local | €180k to €550k $209k to $638k |
€1,800 to €3,000 $2,088 to $3,480 |
€167 to €279 $194 to $323 |
| Paralimni and Protaras | Holiday and seasonal | €160k to €900k $186k to $1.04m |
€2,200 to €5,500 $2,552 to $6,380 |
€204 to €511 $237 to $593 |
How much more do you pay for properties in Cyprus when you include renovation work, taxes, and fees?
In Cyprus in 2026, the total cost above the purchase price usually ranges from about 6% to 12% for a simple resale apartment and from about 20% to 45% for new-build or renovation-heavy homes.
If you buy a Cyprus property around $200,000, or about €172,000, a normal resale purchase with light work may add about €12,000 to €22,000, or $14,000 to $26,000.
That would bring the total cost to about €184,000 to €194,000, or about $214,000 to $226,000, depending on legal fees, transfer fees, furniture and small upgrades.
If you buy a Cyprus property around $500,000, or about €431,000, the extra cost can easily be about €35,000 to €90,000, or $41,000 to $104,000.
That means the total cost may reach about €466,000 to €521,000, or about $541,000 to $604,000, especially if the home needs renovation or furniture.
If you buy a Cyprus property around $1,000,000, or about €862,000, the extra cost may range from about €70,000 to more than €200,000, or $81,000 to more than $232,000.
At that level, the final cost depends heavily on whether the property is resale, new-build, eligible for reduced VAT or a villa needing major upgrades.
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
| Extra cost | Type | Estimated cost range in Cyprus |
|---|---|---|
| Legal fees | Fees | Legal fees often range from 1.0% to 1.5% of the purchase price. On typical Cyprus deals, this may mean about €2,000 to €7,500, or $2,320 to $8,700. |
| Transfer fees on resale | Taxes and registry | Transfer fees on resale homes often work out around 2% to 4% after reliefs. On normal deals, this can mean about €4,000 to €20,000, or $4,640 to $23,200. |
| VAT on new build | Tax | New homes can be subject to 5% VAT if the buyer qualifies for the reduced primary-residence scheme. If the buyer does not qualify, standard VAT can apply and the cost can be much higher. |
| Survey or valuation | Due diligence | A survey or valuation often costs about €300 to €1,500, or $350 to $1,740. This is a small cost, but it can prevent expensive mistakes. |
| Light renovation | Renovation | Light renovation in Cyprus often costs about €300 to €600 per sqm, or $348 to $696 per sqm. This usually covers painting, light repairs, basic kitchen work or bathroom refreshes. |
| Full renovation | Renovation | Full renovation often costs about €700 to €1,400 per sqm, or $812 to $1,624 per sqm. Older villas and village homes can exceed this if structure, plumbing or electrics need work. |
| Furniture and appliances | Fit-out | Furniture and appliances often cost about €8,000 to €40,000, or $9,300 to $46,400. The final amount depends on property size and whether the home is for personal use or rental. |
| Common charges reserve | Ownership | A first-year buffer for common charges can be about €500 to €3,000, or $580 to $3,480. This matters more for gated projects, buildings with lifts and complexes with pools. |
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, or about €86,000, there is not much liquid market in Cyprus in 2026, but you may find a 35 to 45 sqm old studio in inland Larnaca or a small village house needing renovation in inland Paphos.
With $200,000, or about €172,000, you may buy a 50 to 65 sqm existing one-bedroom apartment on the edge of Larnaca, a 55 to 70 sqm resale apartment in Paphos suburbs or an older 75 to 100 sqm apartment in Lakatamia or Aglandjia edge.
With $300,000, or about €259,000, you may buy a 75 to 85 sqm existing two-bedroom apartment in Paphos Universal, an 80 to 95 sqm recent apartment in Larnaca or Oroklini, or a 90 to 120 sqm townhouse in Peyia or Paralimni.
With $500,000, or about €431,000, you may buy an 85 to 100 sqm new two-bedroom apartment in a secondary Limassol area, a 150 to 170 sqm family house in Strovolos, or a 120 to 150 sqm small villa in Paphos suburbs.
With $1,000,000, or about €862,000, you may buy a 100 to 130 sqm high-quality apartment in Germasogeia or Neapolis, a 180 to 220 sqm villa in Peyia or Coral Bay, or a high-spec detached house in a good Nicosia or Larnaca suburb.
With $2,000,000, or about €1.72 million, there is a real luxury market in Cyprus in 2026, but it is concentrated in Limassol, Paphos and premium holiday zones.
At this level, you may buy a 180 to 250 sqm luxury villa in Agios Tychonas, a 130 to 180 sqm premium apartment near Limassol seafront, or a 250 to 350 sqm villa in Coral Bay, Protaras or prime coastal Paphos.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Cyprus.
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 used | Why this source matters | How we used the source |
|---|---|---|
| Central Bank of Cyprus Residential Property Price Indices | The Central Bank of Cyprus provides the main official residential price index for Cyprus. | We used this source to anchor national and district-level price growth. We also used it to estimate one-year and long-term price changes. |
| Cyprus Statistical Service price indices | CYSTAT is the official statistical authority of Cyprus. | We used this source to cross-check official house price index data. We also used inflation data to estimate real, inflation-adjusted price growth. |
| Department of Lands and Surveys contracts of sale | The Department of Lands and Surveys is the official land registry source for Cyprus transaction activity. | We used this source to check whether prices matched real market activity. We also used it to understand transaction momentum by area. |
| RICS Cyprus Property Index with KPMG, Q1 2026 | RICS is a global valuation standards body, and the Cyprus index uses professional valuation input. | We used this source to compare apartments, houses and holiday properties. We also used it to estimate price-per-sqm differences between cities. |
| PwC Cyprus Real Estate Market, Year in Review 2025 | PwC Cyprus is one of the main institutional real estate research sources in Cyprus. | We used this report to estimate transaction values and property-type mix. We also used it to cross-check the size of the residential market. |
| Global Property Guide Cyprus market analysis | Global Property Guide is a recognized international property data provider that cites official and market sources. | We used this source only as a secondary check. We compared its growth figures with CBC, PwC and DLS data. |
| Cyprus Government reduced-rate VAT guidance | The Cyprus Government provides official guidance on reduced VAT for eligible primary residences. | We used this source to explain why new-build costs vary by buyer profile. We also used it to separate primary-residence and investment scenarios. |
| International Investment summary of PwC Cyprus market data | This source summarizes PwC’s findings on the changing demand structure in the Cyprus real estate market. | We used it as a supporting source for the apartment and house transaction split. We did not use it as a primary official source. |
| Philenews coverage of Cyprus 2025 real estate transactions | Philenews reports on Cyprus business and property market data, including PwC findings. | We used it as a supporting source for the €6.5 billion transaction figure. We also used it to cross-check high-end market comments. |
| PwC Cyprus real estate research page | PwC’s Cyprus real estate page gathers institutional market reports and analysis. | We used it to understand how PwC frames the local market. We also used it to check that our report source was part of PwC’s real estate research. |
| KPMG Cyprus real estate page | KPMG Cyprus is one of the firms behind the RICS Cyprus Property Index. | We used it to support the credibility of the RICS and KPMG index. We relied on the Q1 2026 PDF for the actual market numbers. |
| Central Bank of Cyprus statistics | The Central Bank of Cyprus publishes official economic and financial statistics. | We used this source to support the wider economic context. We used the RPPI page as the direct base for housing price growth. |
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