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We constantly update this blog post to track the current housing prices in Nicosia, with fresh figures for 2026.
In this guide, we explain what buyers are really paying for apartments, houses, penthouses, and family homes in Nicosia.
We also look at price per square metre, neighbourhood differences, new-build premiums, renovation costs, taxes, and what different budgets can buy.
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 Nicosia.
Insights
- The typical housing price in Nicosia in 2026 is closer to €240,000 than €315,000, because apartments make up most normal purchases.
- Nicosia property prices in 2026 are still far below Limassol levels, but the city has steadier year-round demand from local buyers.
- A small older apartment in Nicosia can still start near €110,000, but the choice below €170,000 is limited and often needs work.
- New apartments in Nicosia usually cost 25% to 35% more per square metre than older resale apartments in similar areas.
- Engomi, Agioi Omologites, central Nicosia, and Aglantzia have the highest mainstream prices per square metre in the Nicosia market.
- Buyers should not use listing prices as final prices, because closed prices in Nicosia are often 5% to 8% below asking prices.
- A buyer with $300,000 can realistically target a new 2-bedroom apartment in Aglantzia or an older 3-bedroom apartment in Strovolos.
- The biggest cost surprise in Nicosia is often not the property price, but VAT, renovation work, transfer fees, and fit-out costs.
What is the average housing price in Nicosia in 2026?
The median housing price in Nicosia in 2026 is more useful than the average price because the average is pulled up by expensive villas and large premium homes.
We are writing this as of 2026, using the latest data collected from official and professional sources that we manually double checked.
The median housing price in Nicosia in 2026 is about €240,000, which is about $278,000, while the average housing price in Nicosia in 2026 is about €315,000, which is about $365,000.
A realistic range for about 80% of residential properties in Nicosia in 2026 is roughly €115,000 to €650,000, or about $133,000 to $752,000.
A realistic entry range in Nicosia in 2026 is about €110,000 to €170,000, or about $127,000 to $197,000, which can buy an older 1-bedroom apartment or a small 2-bedroom apartment in Kaimakli, Lakatameia, Pallouriotissa, or parts of Agios Dometios.
A typical luxury property in Nicosia in 2026 costs about €650,000 to €1,400,000, or about $752,000 to $1,620,000, which can buy a new penthouse in Engomi or Agioi Omologites, or a large detached villa in Engomi or prime Strovolos.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Nicosia.
Are Nicosia property listing prices close to the actual sale price in 2026?
In Nicosia in 2026, actual sale prices are usually about 5% to 8% below listing prices, with a central estimate near 6%.
This gap exists because Nicosia has active demand, but buyers can still compare many similar apartments in Strovolos, Lakatameia, Aglantzia, and Latsia. The gap is usually smaller for good new-build apartments and larger for older houses, overpriced villas, and properties needing renovation.
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What is the price per sq m or per sq ft for properties in Nicosia in 2026?
As of 2026, the median housing price in Nicosia is about €2,250 per sqm, or about $2,600 per sqm, which equals about €209 per sqft, or about $242 per sqft. The average housing price in Nicosia is about €2,450 per sqm, or about $2,835 per sqm, which equals about €228 per sqft, or about $264 per sqft.
The highest price per sqm in Nicosia in 2026 is usually found in small new apartments in prime areas, while the lowest price per sqm is usually found in older houses or large older apartments that need work.
The highest mainstream ranges are usually in Engomi, Agioi Omologites, central Nicosia, Aglantzia, and prime Strovolos, often around €2,700 to €3,600 per sqm. The lowest mainstream ranges are usually in Kaimakli, Geri, Tseri, older Pallouriotissa, and parts of Lakatameia, often around €1,350 to €1,950 per sqm.
How have property prices evolved in Nicosia?
Compared with one year earlier, Nicosia residential prices in 2026 are about 4.5% higher in nominal euro terms. Prices rose because apartments stayed popular with local families, students, and professionals, while construction costs kept new supply expensive.
Compared with two years earlier, Nicosia property prices in 2026 are roughly 9% to 11% higher in nominal terms. The increase came from steady domestic demand, higher building costs, and stronger buyer interest in modern energy-efficient apartments.
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 Nicosia.
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How do apartment, house, and penthouse prices vary in Nicosia in 2026?
In Nicosia in 2026, apartments make up about 65% of active residential demand, semi-detached and terraced houses about 15%, detached houses about 12%, villas about 4%, penthouses about 3%, and other residential stock about 1%.
Older apartments in Nicosia average around €180,000, or $208,000, while standard apartments average around €235,000, or $272,000, and new-build apartments average around €310,000, or $359,000. Penthouses average around €500,000, or $579,000, semi-detached homes around €340,000, or $394,000, detached houses around €520,000, or $602,000, and luxury villas around €900,000, or $1,042,000.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Nicosia?
- How much should you pay for an apartment in Nicosia?
How do property prices compare between existing and new homes in Nicosia in 2026?
In Nicosia in 2026, new-build homes usually cost 25% to 35% more per square metre than comparable older resale homes.
This new-build premium exists because buyers pay more for energy performance, lifts, parking, modern layouts, lower repair risk, and stronger rental appeal.
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How do property prices vary by neighborhood in Nicosia in 2026?
Engomi is one of the most expensive areas in Nicosia in 2026, with new apartments, embassy-area flats, and larger family houses. A typical purchase in Engomi is about €300,000 to €950,000, or about $347,000 to $1,100,000, because the area has embassies, universities, services, and strong rental demand.
Agioi Omologites and central Nicosia are popular with professionals who want short commutes and a more walkable lifestyle. Typical prices are about €260,000 to €700,000, or about $301,000 to $810,000, because central apartments and penthouses are scarce in good buildings.
Aglantzia is a practical area with many apartments, student-linked units, and family flats. Typical prices are about €180,000 to €500,000, or about $208,000 to $579,000, because the University of Cyprus supports rental demand and the area still offers better value than the most central premium districts.
You will find a much more detailed analysis by areas in our property pack about Nicosia. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Nicosia | Market profile | Typical price range | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Engomi / Egkomi | Premium, expat, embassy | €300k to €950k $347k to $1.10m |
€2,600 to €3,600 $3,009 to $4,166 |
€242 to €335 $280 to $387 |
| Agioi Omologites | Central, professional | €260k to €700k $301k to $810k |
€2,700 to €3,500 $3,125 to $4,050 |
€251 to €325 $290 to $376 |
| Nicosia City Centre | Walkable, urban | €220k to €650k $255k to $752k |
€2,500 to €3,400 $2,893 to $3,935 |
€232 to €316 $269 to $366 |
| Strovolos | Family, broad market | €180k to €650k $208k to $752k |
€2,000 to €2,900 $2,315 to $3,356 |
€186 to €269 $215 to $312 |
| Aglantzia | Student, university | €180k to €500k $208k to $579k |
€2,200 to €3,200 $2,546 to $3,703 |
€204 to €297 $237 to $344 |
| Lykavitos | Central, quieter | €220k to €600k $255k to $694k |
€2,300 to €3,100 $2,662 to $3,588 |
€214 to €288 $247 to $333 |
| Pallouriotissa | Value, central | €140k to €380k $162k to $440k |
€1,600 to €2,450 $1,852 to $2,835 |
€149 to €228 $172 to $264 |
| Agios Dometios | Practical, border-side | €150k to €430k $174k to $498k |
€1,700 to €2,550 $1,968 to $2,951 |
€158 to €237 $183 to $274 |
| Lakatameia | Family, value | €135k to €420k $156k to $486k |
€1,650 to €2,400 $1,910 to $2,778 |
€153 to €223 $177 to $258 |
| Latsia | Commuter, suburban | €150k to €450k $174k to $521k |
€1,700 to €2,500 $1,968 to $2,893 |
€158 to €232 $183 to $269 |
| Geri | Entry, suburban | €125k to €360k $145k to $417k |
€1,450 to €2,200 $1,678 to $2,546 |
€135 to €204 $156 to $237 |
| Kaimakli | Entry, older stock | €110k to €330k $127k to $382k |
€1,350 to €2,100 $1,562 to $2,431 |
€125 to €195 $145 to $226 |
How much more do you pay for properties in Nicosia when you include renovation work, taxes, and fees?
In Nicosia in 2026, a resale buyer should usually budget 6% to 12% extra on top of the property price if the home does not need major renovation.
For a property bought around $200,000, or about €173,000, a buyer in Nicosia may pay about €15,000 to €25,000 extra for transfer fees, legal work, checks, small repairs, and basic furnishing. This means the total cost may finish near €188,000 to €198,000, or about $218,000 to $229,000.
For a property bought around $500,000, or about €432,000, a buyer in Nicosia may pay about €35,000 to €75,000 extra if the property is a resale with light or standard updates. This means the total cost may finish near €467,000 to €507,000, or about $541,000 to $587,000.
For a property bought around $1,000,000, or about €864,000, a buyer in Nicosia may pay about €80,000 to €180,000 extra depending on transfer fees, renovation, furnishing, and whether VAT applies. This means the total cost may finish near €944,000 to €1,044,000, or about $1,093,000 to $1,208,000.
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 Nicosia
| Extra cost | Type | Estimated cost range in Nicosia |
|---|---|---|
| Transfer fees on resale | Tax | Usually about 1.5% to 4.0% effective. On a €240,000 resale home, this can be a few thousand euros. New properties with VAT are normally treated differently. |
| VAT on new build | Tax | Reduced VAT can be 5% if the buyer qualifies, while standard VAT can be 19%. On a €255,000 new apartment, the VAT difference can be very large. |
| Lawyer | Professional fee | Usually about 0.8% to 1.5% of the price. On a €240,000 property, this is roughly €1,900 to €3,600, or about $2,200 to $4,200. |
| Valuation and survey | Due diligence | Usually about €300 to €1,500, or about $350 to $1,740. This is a small cost compared with the property price, but it can prevent expensive mistakes. |
| Bank and mortgage costs | Financing | Often about €500 to €2,500, or about $580 to $2,900, plus possible valuation fees. The final amount depends on the bank and loan structure. |
| Light renovation | Renovation | About €250 to €500 per sqm, or about $290 to $580 per sqm. This usually covers repainting, small repairs, basic fixtures, and minor updates. |
| Standard renovation | Renovation | About €500 to €900 per sqm, or about $580 to $1,040 per sqm. This can cover kitchens, bathrooms, flooring, windows, and electrical improvements. |
| Deep renovation | Renovation | About €900 to €1,500 per sqm, or about $1,040 to $1,740 per sqm. This can apply to older homes with structural, plumbing, insulation, or full interior work. |
| Furnishing | Fit-out | Usually about €8,000 to €35,000, or about $9,300 to $40,500. Small apartments sit near the low end, while larger family homes need more furniture and appliances. |
| Building common expenses | Ongoing cost | Often about €30 to €150 per month, or about $35 to $174 per month. Newer buildings with lifts, parking, and shared areas are usually more expensive. |
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 Nicosia in 2026 with different budgets?
With $100,000, or about €86,000, there is not a deep mainstream market in Nicosia in 2026, but you may find a 30 to 40 sqm older studio in Kaimakli, a 40 to 50 sqm small 1-bedroom apartment in Pallouriotissa, or a 45 to 60 sqm renovation apartment in Agios Dometios.
With $200,000, or about €173,000, you can realistically look for a 75 to 90 sqm existing 2-bedroom apartment in Lakatameia, a 55 to 65 sqm new or nearly new 1-bedroom apartment in Aglantzia, or a 75 to 85 sqm renovated resale apartment in Kaimakli.
With $300,000, or about €259,000, you can target an 85 to 95 sqm new 2-bedroom apartment in Aglantzia, a 110 to 130 sqm existing 3-bedroom apartment in Strovolos, or an 80 to 90 sqm smaller apartment in Engomi.
With $500,000, or about €432,000, you can look for a 120 to 150 sqm new 3-bedroom apartment in Engomi, a 160 to 220 sqm existing semi-detached house in Latsia, or a 130 to 170 sqm large apartment or penthouse in Strovolos.
With $1,000,000, or about €864,000, you can buy a 280 to 380 sqm high-end detached villa in Engomi, a 180 to 260 sqm luxury penthouse in Agioi Omologites, or a 300 to 450 sqm large detached house in Strovolos.
With $2,000,000, or about €1,728,000, the market is real but thin, and you may target a 450 to 700 sqm luxury villa in Engomi, a 500 to 800 sqm modern villa in prime Strovolos, or a small building with several units in central Nicosia or Aglantzia.
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 Nicosia, 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 | Why this source matters | How we used the source |
|---|---|---|
| Central Bank of Cyprus Residential Property Price Indices | This is the official central-bank housing price index for Cyprus. | We used it as the main trend anchor for residential prices in Nicosia. We also used its methodology notes to understand the coverage of houses and apartments. |
| RICS Cyprus Property Index with KPMG in Cyprus, Q1 2026 | RICS is a major valuation body, and KPMG provides professional local market coverage. | We used it to check 2026 momentum by district and property type. We used it to separate apartment trends from house trends. |
| Cyprus Department of Lands and Surveys Contracts of Sale | This is the official land registry source for deposited sale contracts by district. | We used it to confirm that buyer activity was still strong in early 2026. We treated it as demand evidence, not as a direct price-per-sqm database. |
| Gov.cy real estate transfer-fee calculator | This is the official government explanation of property transfer fees. | We used it to estimate buyer closing costs on resale property. We separated VAT-chargeable new homes because transfer fees are treated differently when VAT applies. |
| CyStat house price and consumer price statistics | CyStat is the official statistical service of Cyprus. | We used it to check national house-price and inflation context. We used inflation to explain the difference between nominal and real price growth. |
| Eurostat HICP | Eurostat provides harmonised inflation data for EU countries. | We used it to cross-check Cyprus inflation on a comparable European basis. We used it to keep real price growth estimates consistent. |
| European Central Bank EUR/USD reference rate | The ECB is the official source for euro foreign-exchange reference rates. | We used the 9 June 2026 rate of €1 = $1.1573. We converted all euro amounts into dollars with the same rate for consistency. |
| Numbeo Nicosia property prices | Numbeo is not official, but it gives transparent city-level user-reported price data. | We used it only as a secondary check on price per sqm. We did not use it as the main source for final estimates. |
| Spitogatos Nicosia listings | Spitogatos is a large regional property portal with many active asking-price examples. | We used it to check current asking prices, surfaces, and neighbourhood differences. We adjusted listing prices downward to estimate likely closed prices. |
| Bazaraki Nicosia listings | Bazaraki is one of Cyprus’s largest listing portals and shows live resale supply. | We used it to cross-check lower-end and resale stock in Nicosia. We treated it as asking-price evidence, not as closed-sale evidence. |
| DevelopersCyprus Engomi listings | This source shows developer-focused listings with visible price, size, and VAT status. | We used it to test premium new-build prices in Engomi. We compared these examples with RICS/KPMG and portal data. |
| Cyprus Tax Department VAT information | The Cyprus Tax Department is the official source for tax guidance in Cyprus. | We used it to understand VAT exposure on new homes. We kept VAT separate from resale transfer fees because the buyer impact can be very different. |
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