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Everything you need to know before buying real estate is included in our Cyprus Property Pack
Where are the best places to invest in Cyprus right now? Is Limassol still the top pick, or are cities like Paphos, Larnaca, and Nicosia gaining ground? What makes these locations attractive to both local and foreign investors?
We’re often asked these questions because we work directly with notaries, real estate agents, and clients who invest across the island. Our firsthand experience in these markets gives us unique insights into where the real opportunities lie. To save everyone from asking privately, we’ve written this article to share our knowledge broadly.
Our goal is to highlight the hottest markets in Cyprus and explain why they’re worth your attention in 2025.
If you have suggestions or want us to dive deeper into a specific area, let us know. You shoot an email, we answer within 24 hours.
How this content was created 🔎📝
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Spot Blue - International Real Estate Agency
1) Kiti in Larnaca is gaining popularity for its quiet residential charm and city proximity
Kiti in Larnaca is becoming a hot spot for those seeking a peaceful residential area close to the city.
In recent years, property prices in Larnaca, including Kiti, have been climbing, reflecting a strong demand for homes. The Residential Property Price Index showed a 9.5% increase in 2023 and a 10.7% jump in early 2024. This trend highlights the growing interest in the area.
Real estate development is booming, with 102 new homes for sale in Larnaca, and Kiti is riding this wave. The area is drawing in foreign buyers, who made up 45% of all property purchases in Cyprus. Among them, non-EU buyers, including many Britons, accounted for 72% of the foreign market in 2023.
Kiti's appeal is boosted by its proximity to Larnaca's amenities and job markets, offering a quieter lifestyle without sacrificing convenience. The local government is investing in infrastructure and community activities, enhancing the quality of life and making Kiti even more attractive.
Sources: DevelopersCyprus, PropertyGuides, Council of Europe’s Intercultural Cities Programme
2) Tala is gaining interest for its scenic beauty and rising demand from foreign buyers
Tala is becoming a hot spot for property buyers, thanks to its stunning scenery and rising interest from international investors.
Across Cyprus, property prices have been climbing, with a 50% increase since 2019 and more growth expected. This trend is likely spilling over into Tala, making it a sought-after location.
Foreign buyers are flocking to Cyprus, with a 28% jump in real estate sales to international clients in the first nine months of 2023. Tala, with its charm, is likely catching the eye of these buyers.
New property developments are on the rise, with a 5.5% increase in authorized dwellings in early 2023. This suggests a strong demand for housing, which Tala is likely experiencing as well.
Cyprus attracts over four million tourists annually, boosting the popularity of areas like Tala for holiday homes and rentals. This influx supports the growing demand for properties in picturesque spots.
Sources: Global Property Guide, Elegant Cyprus Properties, Chris Michael
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.
3) Larnaca’s Mackenzie Beach area is booming with fast property appreciation near the airport and beach
The Mackenzie Beach area in Larnaca is booming with property appreciation thanks to its prime location.
Being close to both the beach and Larnaca International Airport makes it a hot spot for tourists and long-term renters. This easy access is a big draw, pushing up demand and property prices.
Take a look at the numbers: property prices in Mackenzie have jumped significantly recently. Projects like Aurora Residences and Mackenzy Dream Residences, just a stone's throw from the beach, have apartments priced between €380,000 and €800,000. This is part of a larger trend, with apartment prices rising by 6.3% and rental values climbing by 9.3% since early 2023.
What's driving this? The area's popularity is on the rise, and it's not just about the beach. Ongoing infrastructure improvements and new developments are adding to the appeal. The Larnaca municipality is planning to expand the beach area and build new hotels and residential complexes, which will likely draw even more people.
With its vibrant beach culture and strategic location, Mackenzie Beach is becoming a prime spot for property investment. The buzz around new developments and infrastructure upgrades is making it even more attractive.
Sources: Urbanica Hospitality, Dom.com.cy, Property Guides
4) Oroklini is gaining attention for its mix of traditional charm and modern amenities
Oroklini is catching the eye of property buyers thanks to its unique blend of traditional charm and modern amenities.
In Oroklini, property prices are climbing, showing its growing appeal. Picture this: a cozy 3-bedroom villa might set you back around €349,500, while more spacious homes can soar up to €4,250,000. This price hike is fueled by the area's development and the increasing number of amenities popping up.
Infrastructure in Oroklini is getting a facelift, with better transport links and investments in the marina and port. These upgrades are making the area more attractive to both locals and investors. The buzz is real, with a noticeable uptick in real estate transactions.
Foreign investors are particularly keen on Oroklini, with a significant demand coming from countries like Israel and Lebanon. This international interest is adding to the area's allure, making it a hot spot for those looking to invest in a promising location.
Oroklini's charm lies in its ability to offer a slice of traditional life while keeping up with modern demands. This balance is what many buyers are after, seeking a place that feels both familiar and fresh.
As the area continues to develop, the mix of old-world charm and new-world convenience is likely to keep drawing in more interest, making Oroklini a place to watch in the real estate market.
Sources: Cyprus's Residential Property Market Analysis 2024, Properties For Sale in Oroklini, Cyprus - Rightmove, Rising Real Estate Demand Creates Turmoil in Larnaca Property Market
5) Germasogeia in Limassol is gaining interest for its blend of residential and commercial projects
Germasogeia in Limassol is drawing in buyers with its vibrant mix of homes and businesses.
In recent years, the area has seen a boom in property sales and rental prices. Apartments are going for anywhere between €480,000 and €1,320,000, while penthouses can reach up to €1,320,000. This surge shows how popular Germasogeia has become with both locals and international buyers.
What's driving this interest? It's the new residential complexes and commercial centers popping up. Luxury apartments and penthouses, some featuring private pools, are being built to cater to those seeking upscale living. On the business side, commercial spaces like the 5,593 m² field by Serneholt Estate are being transformed into modern office buildings, boosting the area's business appeal.
Real estate agencies are buzzing about Germasogeia as a top spot for investment. DevelopersCyprus and The Luxury Playbook point out the area's strategic location and ongoing infrastructure improvements. This makes it a prime choice for luxury real estate investments, attracting those interested in mixed-use developments.
The demand is clear: both residential and commercial properties are hot commodities here. Investors and buyers are keen on Germasogeia, seeing it as a place where they can get the best of both worlds. The area's strategic location and modern amenities are big draws for those looking to invest in luxury real estate.
Sources: DevelopersCyprus, The Luxury Playbook, Serneholt Estate
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6) Kato Paphos is thriving with high rental yields fueled by strong tourist demand
Kato Paphos is a hot spot for real estate investment thanks to its booming rental market fueled by tourist demand.
In this charming area, short-term vacation rentals can earn up to 30% more than long-term leases, making it a magnet for investors. The influx of tourists looking for a place to stay has pushed rental yields higher than in other regions, creating a lucrative opportunity for property owners.
Property prices in Kato Paphos are on the rise, with property sales jumping by 25% in 2023. This surge reflects a strong demand and a thriving market, as more people are eager to own a piece of this vibrant locale. The bustling real estate scene is further buoyed by high hotel occupancy rates, underscoring the area's appeal to visitors.
Every year, tourist arrivals in Paphos grow by about 10%, putting pressure on available housing and sparking competition for long-term rentals. This steady stream of visitors is a key factor driving the demand for short-term accommodations in Kato Paphos.
Tourists are drawn to Kato Paphos for its rich cultural heritage and historical sites, not to mention its lively local culture. These attractions are significant contributors to the area's high rental yields, as visitors prefer the unique experience of staying in this picturesque part of Cyprus.
With its combination of cultural allure and financial promise, Kato Paphos stands out as a prime location for those looking to invest in real estate. The area's ability to attract tourists and generate impressive rental returns makes it a compelling choice for property buyers.
Sources: Cyprus 101, Blue Orange Services, Property Investor Today
7) Nicosia’s Engomi neighborhood is thriving with a strong rental market driven by university students
Engomi in Nicosia is a hotspot for university students, driving a strong rental market.
With major institutions like the University of Nicosia and European University Cyprus nearby, over 3,000 foreign students flock to the area. This influx of students creates a vibrant community and a constant demand for rental properties. Property owners in Engomi find it easy to rent out their spaces, thanks to this steady stream of student tenants.
Engomi is one of the fastest-growing residential areas in Nicosia, making it a prime location for property investors. While specific rental yield numbers for Engomi aren't available, the overall positive rental yields in Cyprus hint at promising returns. Investors are drawn to the area, knowing that the student population ensures a reliable rental income.
Rental rates in Engomi are quite competitive, especially when compared to other parts of Nicosia. For example, one-bedroom apartments here cost between €700 and €800 per month, which is more budget-friendly than similar options in the city center. This affordability, coupled with the convenience of being close to universities, makes Engomi a top choice for students looking for housing.
Students appreciate the balance of cost and location, as Engomi offers both affordability and proximity to their campuses. This combination makes it a preferred neighborhood for student accommodation. The area's development and student-friendly environment continue to attract both renters and investors.
Engomi's rental market thrives on its student population, creating a dynamic and ever-growing community. The neighborhood's appeal lies in its ability to offer affordable living with easy access to education, making it a smart choice for anyone looking to invest in property.
Sources: Netlaw.bg, Global Property Guide, Synergy Estates, Wikipedia
8) Limassol Marina is thriving with luxury developments drawing international investors
Limassol Marina is buzzing with luxury property developments that are catching the eye of international investors.
Property prices here are on the rise, with luxury homes costing between €4,000 and €5,500 per square meter. This price hike is fueled by a mix of global interest and economic trends, making Limassol a hot spot for those looking to invest in upscale real estate.
The marina isn't just about high prices; it's about high living. New developments are popping up, offering top-notch amenities and services that cater to both local and international buyers. These projects include everything from swanky apartments to commercial spaces, all designed to offer a taste of the good life.
One of the biggest draws is the demand for marina-front properties. Limassol Marina's prime location means that properties here are selling fast. The allure of private berths and exclusive water-space is a big hit with international buyers who want a slice of luxury by the sea.
For those in the know, Limassol Marina is more than just a place to live; it's a lifestyle. The strategic location and luxurious offerings make it a magnet for those seeking a unique blend of comfort and prestige.
With its booming real estate market, Limassol is leading the charge in Cyprus, attracting investors who are eager to be part of this vibrant community.
Sources: Limassol Marina, Limassol Real Estate Market Overview (2024), Limassol Leads The Charge In Cyprus' Booming Real Estate Market
We have made this infographic to give you a quick and clear snapshot of the property market in Cyprus. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
9) Protaras is gaining interest for its family-friendly holiday appeal and rising property demand
Protaras is quickly becoming a top choice for property buyers thanks to its family-friendly vibe.
In Cyprus, property prices have been climbing, with a 7.42% jump in the residential property price index by mid-2023. This rise is a good indicator that places like Protaras, known for their tourist appeal, are seeing similar trends. The area is not just a hit with tourists; it's also catching the eye of investors looking for promising opportunities.
Across Cyprus, property transactions shot up by 19% in the first ten months of 2023, showing a strong market demand. Protaras, nestled in the Famagusta area, is likely riding this wave. The region saw a 34% boost in tourist arrivals in 2023, underscoring its growing popularity. This influx of visitors is a clear sign that Protaras is on the radar for both holidaymakers and potential property buyers.
Protaras isn't just about beautiful beaches; it's also about family fun. The area has been busy adding new family-friendly amenities and attractions, making it even more appealing for those looking to buy property. This development is a big draw for families who want a holiday home that caters to their needs.
Social media and travel platforms are buzzing with positive reviews about Protaras, further cementing its reputation as a go-to family destination. This online chatter is helping to drive up interest in the local property market, as more people see Protaras as a perfect spot for a family getaway.
With all these factors in play, it's no wonder that Protaras is experiencing a surge in property demand. The combination of rising property prices, increased tourist arrivals, and a focus on family-friendly amenities makes it a hot spot for buyers.
Sources: Global Property Guide, Financial Mirror, Destinations by LeadingRE
10) Paralimni is attracting interest with its affordable property prices and appreciation potential
Paralimni is catching the eye for its affordable property prices and potential for appreciation.
Imagine snagging a three-bedroom villa in Paralimni for about €150,000. That's a steal compared to Nicosia or Limassol, where similar homes cost much more. This price difference makes Paralimni a hotspot for both local and foreign buyers hunting for budget-friendly deals.
Recent upgrades in infrastructure are also boosting Paralimni's charm. The completion of Kapparis Avenue in 2023 has made getting around easier and more convenient. Plus, the government is planning to expand Glafkos Cleridis Avenue, which will further enhance the area's appeal.
Foreign investors are increasingly eyeing Paralimni, drawn by its promising real estate opportunities. Luxury projects near the Mediterranean coast offer a projected return on investment of 4.4%. This, coupled with the chance to gain permanent residency through property investment, makes Paralimni a magnet for international buyers.
Paralimni's allure isn't just about the numbers; it's about the lifestyle. Living near the Mediterranean means enjoying beautiful beaches and a relaxed pace of life, which is a big draw for many.
Sources: Properties for Sale in Paralimni, 30 New Projects to Start in Cyprus in 2023, Real Estate Investment Opportunity in Cyprus
11) Peyia is popular for its scenic views and expanding expatriate community
Peyia is a hot spot for property buyers thanks to its stunning views and vibrant expatriate community.
Imagine waking up to panoramic vistas of the sea and Coral Bay. That's what you get in Peyia, a place that could easily win awards for its scenic beauty. These views are a big draw for anyone who loves nature.
More and more people are buying property in Peyia, especially expatriates. This trend is making Peyia a top choice for real estate investment. Prices are climbing, like a 3-bedroom garden villa going for €359,000, showing just how in-demand this area is.
Cyprus has a large expatriate community, with about 264,000 people, and many of them choose to live in Peyia. This diverse group adds a lot to the village's culture and economy. If you ask them, they'll likely rave about the stunning views and lively cultural events that make Peyia special.
Living in Peyia means being part of a community that values both natural beauty and cultural richness. The expatriates here enjoy a mix of scenic landscapes and modern amenities, making it a great place to settle down.
Sources: The Expat Population in Cyprus, Peyia Village
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12) Ayia Napa’s Nissi Beach is booming with its vibrant nightlife and tourist attractions
The Nissi Beach area in Ayia Napa is a real estate hot spot thanks to its lively nightlife and tourist attractions.
In recent years, property prices have been climbing, fueled by the area's growing popularity among tourists and investors. This trend is especially evident in 2023 and 2024, as more people are drawn to the vibrant atmosphere and stunning beaches. The demand for vacation rentals has skyrocketed, making it a prime investment opportunity for those looking to capitalize on the influx of visitors.
Hotels and resorts in the area are enjoying high occupancy rates, which further highlights the strong appeal of Ayia Napa. In 2023, there was a 20.1% increase in tourist arrivals, showcasing the area's rising status as a major destination. This surge in visitors has led to a boom in the local economy, with new nightlife venues and attractions popping up around Nissi Beach.
These developments not only enhance the local scene but also boost property values, making Nissi Beach an attractive spot for real estate investment. The area's strategic position and vibrant offerings have consistently placed it at the top of real estate market analyses in Cyprus. Investors are keen to tap into the potential of this bustling locale, where the nightlife is as much a draw as the sun-soaked beaches.
For those considering a property purchase, the Nissi Beach area offers a unique blend of excitement and opportunity. The combination of a thriving tourist scene and a strong real estate market makes it a compelling choice. Whether you're looking for a vacation home or a rental property, the prospects here are promising.
Sources: MySpace Cyprus, PIO Cyprus, Travel and Tour World
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.
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