Get all the data you need about the real estate market in Nicosia
This article covers apartment purchase prices in Nicosia across 12 neighborhoods, ranked from most to least expensive.
We keep this blog post regularly updated so the data you see here reflects the current market as of 2026.
Whether you are comparing neighborhoods for the first time or narrowing down your shortlist, this guide gives you a clear picture of what apartments actually cost across Nicosia.
And if you're planning to buy a property in Nicosia, you may want to download our real estate pack about Nicosia.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Nicosia neighborhood for apartments | Egkomi |
| Most affordable Nicosia neighborhood for apartments | Kaimakli |
| Average price per square meter across all Nicosia neighborhoods | around 2,700 EUR/sqm |
| Median apartment price across Nicosia | around 200,000 EUR |
| Lowest realistic starting budget in Nicosia | 80,000 EUR |
| Most expensive apartment type in Nicosia (by bedroom count) | Two-bedroom apartments |
| Most affordable apartment type in Nicosia (by bedroom count) | Studio apartments |
| Average price for a studio apartment in Nicosia | around 103,000 EUR |
| Average price for a one-bedroom apartment in Nicosia | around 142,000 EUR |
| Average price for a two-bedroom apartment in Nicosia | around 220,000 EUR |
| Price gap between Nicosia's most and least expensive neighborhood | about 1,045 EUR/sqm (Egkomi vs. Kaimakli) |
| Price spread across Nicosia apartment neighborhoods | about 49% from top to bottom |
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Nicosia neighborhoods in 2026 ranked by apartment purchase price
This table ranks the top neighborhoods in the Nicosia apartment market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio apartment, a one-bedroom apartment, and a two-bedroom apartment, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you will find much more detailed data in our real estate pack about Nicosia.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Apartment | Average Price for a One-Bedroom Apartment | Average Price for a Two-Bedroom Apartment | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Egkomi | 3,200 EUR/sqm | 255,000 EUR | 130,000 EUR | 128,000 EUR | 176,000 EUR | 272,000 EUR | Expat and investor buyers | Embassy zone, strong university demand, deep rental market, and many newer apartment buildings | Premium stock is expensive, and traffic around the main roads reduces day-to-day convenience | Luxury |
| 2 | Agioi Omologites | 3,050 EUR/sqm | 245,000 EUR | 125,000 EUR | 122,000 EUR | 168,000 EUR | 259,000 EUR | Central-location professionals | Very central, walkable to offices and services, and strong appeal for modern apartment living | Limited supply and noisy main-road pockets keep prices high for apartment buyers | Luxury |
| 3 | Nicosia City Centre | 2,960 EUR/sqm | 240,000 EUR | 120,000 EUR | 118,000 EUR | 163,000 EUR | 252,000 EUR | Lifestyle-led urban buyers | Best walkability in Nicosia, close to Ledra Street, offices, cafes, and cultural venues | Older stock is common, parking is harder to find, and building quality varies sharply | Premium |
| 4 | Strovolos | 2,894 EUR/sqm | 202,000 EUR | 115,000 EUR | 116,000 EUR | 159,000 EUR | 246,000 EUR | Upgrading local households | Huge apartment choice, strong schools and services, and broad buyer demand across many micro-areas | Quality and pricing vary a lot by pocket, so street selection matters greatly | Premium |
| 5 | Aglantzia | 2,878 EUR/sqm | 198,000 EUR | 112,000 EUR | 115,000 EUR | 158,000 EUR | 245,000 EUR | Student-linked owner-occupiers | Next to the University of Cyprus, with stable rental demand and practical access to central Nicosia | Student-driven demand can push smaller-unit prices higher than family-unit values | Premium |
| 6 | Lykavitos | 2,760 EUR/sqm | 225,000 EUR | 110,000 EUR | 110,000 EUR | 152,000 EUR | 235,000 EUR | Central-upgrading households | Close to the city center but quieter than the core downtown, with many modern apartment schemes | Less bargain stock available, and some blocks feel expensive for non-prime micro-locations | Premium |
| 7 | Pallouriotissa | 2,680 EUR/sqm | 205,000 EUR | 105,000 EUR | 107,000 EUR | 147,000 EUR | 228,000 EUR | Value-focused central buyers | Close to central Nicosia with better value than the top central apartment districts | Patchy building quality and weaker prestige than nearby premium central areas | Mid-Market |
| 8 | Agios Dometios | 2,510 EUR/sqm | 190,000 EUR | 98,000 EUR | 100,000 EUR | 138,000 EUR | 213,000 EUR | Border-side practical buyers | Good access to universities, services, and cross-city routes at lower prices | Stock is mixed, and older apartment buildings can need more renovation work | Mid-Market |
| 9 | Latsia | 2,442 EUR/sqm | 172,000 EUR | 92,000 EUR | 98,000 EUR | 134,000 EUR | 208,000 EUR | Budget-conscious family buyers | Good road access, newer suburban projects, and easier entry pricing than central Nicosia areas | Less walkable urban feel, and buyers rely more on car-based daily movement | Mid-Market |
| 10 | Geri | 2,355 EUR/sqm | 168,000 EUR | 90,000 EUR | 94,000 EUR | 129,000 EUR | 200,000 EUR | First-time suburban buyers | Lower apartment entry prices, newer projects, and practical appeal for owner-occupier budgets | Outer-ring location means weaker prestige and longer daily travel into central Nicosia | Affordable |
| 11 | Lakatameia | 2,327 EUR/sqm | 163,000 EUR | 88,000 EUR | 93,000 EUR | 128,000 EUR | 198,000 EUR | Value-seeking local households | High transaction activity, broad apartment supply, and one of the clearest value zones in Nicosia | Prices are lower partly because many pockets feel more suburban and less central | Affordable |
| 12 | Kaimakli | 2,155 EUR/sqm | 150,000 EUR | 80,000 EUR | 86,000 EUR | 118,000 EUR | 183,000 EUR | Entry-level urban buyers | Lowest pricing among major Nicosia apartment areas, with central-side access still possible | Older apartment stock dominates, and some streets are less appealing to cautious buyers | Budget |
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Key insights about apartment purchase prices in Nicosia
Insights
- Nicosia apartment prices are not uniform: Egkomi costs about 49% more per square meter than Kaimakli, meaning two buyers in the same city face very different budgets depending on the neighborhood they choose.
- The top three Nicosia neighborhoods (Egkomi, Agioi Omologites, and the City Centre) all sit at or above 2,960 EUR per square meter in 2026, forming a clear premium cluster that stands well apart from the rest of the city.
- Strovolos is the broadest and most liquid apartment market in Nicosia in 2026: it sits just below the top tier in price, but offers more listings, more buyer types, and stronger resale depth than almost any other area.
- Aglantzia behaves like a premium market in 2026, not a budget one. Its proximity to the University of Cyprus keeps smaller-unit prices higher than many buyers expect when first looking at the area.
- Moving from Egkomi to Lakatameia cuts a two-bedroom apartment budget by roughly 74,000 EUR, which is a meaningful saving that comes at the cost of a less central and less walkable daily environment.
- In Nicosia in 2026, the biggest jump in affordability happens after the top five neighborhoods, not at the very bottom. Buyers who stop comparing at the premium end miss the real value that opens up from Pallouriotissa downward.
- Latsia, Geri, and Lakatameia are the three neighborhoods where Nicosia apartment buyers can still access the urban market without stretching their budget, each offering entry prices well below the city median.
- Kaimakli is the clearest entry-level apartment market among Nicosia's major searched areas, with a starting budget of 80,000 EUR and a median price of 150,000 EUR in 2026.
- Egkomi stays expensive not just because of prestige, but because of rental depth. Nicosia buyers in 2026 are partly paying for the area's consistent tenant demand, which reduces vacancy risk for investor-buyers.
- Nicosia is not automatically affordable just because it is cheaper than Limassol. Inside Nicosia itself, a buyer moving from the cheapest to the most expensive neighborhood faces a price-per-square-meter difference of over 1,000 EUR, which adds up to tens of thousands of euros on a standard apartment.
- One-bedroom apartments in Egkomi and Agioi Omologites average between 168,000 and 176,000 EUR in 2026. These are not entry-level prices, and buyers targeting small apartments in premium Nicosia areas should budget accordingly.
- Lakatameia records high transaction volumes despite moderate prices, which makes it one of the most reliable indicators of genuine local demand in Nicosia's outer-ring apartment market in 2026.
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About our methodology
Estimating apartment purchase prices across Nicosia's neighborhoods is not straightforward. Official Cyprus datasets typically report property prices at the district or city level, not at the neighborhood level. To produce neighborhood-level estimates, we triangulated official price indices with specialist market data and live listing averages.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Nicosia.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Nicosia neighborhood, we aggregated the freshest apartment purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy an apartment in that Nicosia neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard apartment purchase.
For each apartment category, we estimated an average purchase price based on local Nicosia market conventions. The typical size and layout of a studio, a one-bedroom, and a two-bedroom apartment can vary across neighborhoods, so we adapted our estimates accordingly. Our size conventions follow established Cyprus apartment standards: studio at approximately 40 square meters, one-bedroom at approximately 55 square meters, and two-bedroom at approximately 85 square meters.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and apartment type to better reflect local ownership conditions and price levels.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Nicosia.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Nicosia, we rely on verifiable sources and a transparent methodology.
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 It Is Authoritative | How We Used It |
|---|---|---|
| Central Bank of Cyprus Residential Property Price Indices | It is the official national house-price series compiled by the Central Bank of Cyprus, built from bank valuation data across the country. | We used it to anchor the overall Nicosia apartment market trend and direction as of April 2026. We also used its methodology to keep our analysis tied to representative market evidence rather than isolated listing data. |
| RICS Cyprus Property Index with KPMG in Cyprus | It is a long-running professional property index produced by chartered surveyors following a formal methodology. | We used it to benchmark standard apartment size conventions for the Nicosia market. We also used it to keep our studio, one-bedroom, and two-bedroom assumptions realistic for Cyprus urban apartments. |
| Landbank Analytics | It is a specialist Cyprus real-estate intelligence platform focused on market indicators and price analysis at the local level. | We used it as a core private-sector source for neighborhood-level housing intelligence in Nicosia. We also used it to cross-check which apartment areas are active enough to support reliable price estimates. |
| CBN summary of Landbank apartment demand analysis | It reports area-level sales evidence drawn from contracts filed with the Department of Lands and Surveys in Cyprus. | We used it to identify the most important Nicosia apartment hotspots by transaction count. We also used its area-level average sale prices to calibrate median apartment price estimates in the busiest neighborhoods. |
| Spitogatos Cyprus - Nicosia apartments | It is one of the largest live property listing marketplaces covering Cyprus, with deep stock across all Nicosia neighborhoods. | We used it to benchmark the live asking-price level across the Nicosia apartment market as a whole. We also used it as the citywide listing baseline before comparing individual neighborhoods. |
| Spitogatos Cyprus - Egkomi apartments | It is a large live dataset for one of Nicosia's most searched and most active apartment markets. | We used it to anchor Egkomi's live average asking price per square meter in 2026. We also used its listing mix to estimate studio, one-bedroom, and two-bedroom buying budgets for that neighborhood. |
| Spitogatos Cyprus - Agioi Omologites apartments | It is an active listing source for one of Nicosia's prime central apartment areas, with strong stock depth. | We used it to anchor Agioi Omologites' average asking price per square meter. We also used it to position the neighborhood correctly within Nicosia's premium central apartment market. |
| Spitogatos Cyprus - Strovolos apartments | It is one of the deepest apartment listing pools in Nicosia, reflecting a high-volume and diverse market. | We used it to anchor Strovolos asking-price averages and entry budgets for 2026. We also used it as a high-volume reference area for mid-to-premium family apartment demand across the city. |
| Spitogatos Cyprus - Latsia apartments | It is a reliable live source for one of Nicosia's more affordable and actively searched outer-ring apartment markets. | We used it to anchor Latsia's pricing as an outer-ring Nicosia apartment market. We also used it to compare affordability against central Nicosia neighborhoods and validate the suburban price gap. |
| Investropa - Nicosia Rents 2026 | It is a current market intelligence source focused on Nicosia residential rents and investor positioning. | We used it to cross-check the rental depth argument behind Egkomi's premium pricing. We also used it to understand how rental demand connects to apartment purchase prices in Nicosia's top neighborhoods. |
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