Get all the data you need about the real estate market in Nicosia
This article is updated regularly to reflect the latest house purchase price data in Nicosia, so what you read here reflects actual 2026 market conditions.
Nicosia house prices vary significantly depending on the neighborhood, the size of the property, and how close you are to the city center.
Whether you are looking at a modest starter home or a larger family house, understanding how prices break down across Nicosia neighborhoods will help you make a more informed decision.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Nicosia.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Nicosia neighborhood for houses | Engomi |
| Most affordable Nicosia neighborhood for houses | Kaimakli |
| Average price per square meter across Nicosia neighborhoods | €2,200 |
| Median house price across Nicosia | €430,000 |
| Lowest realistic starting budget to buy a house in Nicosia | €190,000 (Kaimakli) |
| Most expensive house type in Nicosia (by bedroom count) | Four-bedroom house |
| Most affordable house type in Nicosia (by bedroom count) | Two-bedroom house |
| Average price for a two-bedroom house in Nicosia | €340,000 |
| Average price for a three-bedroom house in Nicosia | €450,000 |
| Average price for a four-bedroom house in Nicosia | €620,000 |
| Price gap between the most and least expensive Nicosia neighborhood | More than 2x (€3,200/sqm vs €1,600/sqm) |
| Price range across Nicosia neighborhoods | €1,600 to €3,200 per square meter |
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Nicosia neighborhoods in 2026 ranked by house purchase price
This table ranks the top neighborhoods in the Nicosia residential market by house 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 two-bedroom house, a three-bedroom house, and a four-bedroom house, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll 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 Two-Bedroom House | Average Price for a Three-Bedroom House | Average Price for a Four-Bedroom House | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Engomi | €3,200 | €750,000 | €500,000 | €520,000 | €720,000 | €950,000 | Affluent families and international buyers | Close to embassies, universities, and top schools, with strong long-term demand and high prestige | High entry price, limited supply of detached houses, and traffic congestion during peak hours | Luxury |
| 2 | Strovolos (Central) | €2,800 | €620,000 | €420,000 | €450,000 | €600,000 | €800,000 | Family upgraders looking for a central location with space | Central location, large plots, excellent amenities and schools, and strong resale demand | Older housing stock is common, renovation is often required, and main roads can be busy | Premium |
| 3 | Aglantzia | €2,700 | €580,000 | €400,000 | €420,000 | €560,000 | €740,000 | Academic professionals and families seeking a quieter residential area | Close to the University of Cyprus, green surroundings, quiet feel, and stable demand | Limited new supply, smaller plots, and prices are rising quickly due to strong demand | Premium |
| 4 | Lakatamia | €2,400 | €480,000 | €320,000 | €350,000 | €470,000 | €650,000 | Suburban families looking for newer homes and more space | Good value for the space you get, newer developments, quieter environment, and strong family appeal | Further from the city center, car dependency, and less prestige than more central Nicosia neighborhoods | Mid-Market |
| 5 | Archangelos | €2,300 | €460,000 | €300,000 | €340,000 | €450,000 | €620,000 | Middle-income buyers who want modern housing at a reasonable price | Modern housing areas, good road access, and relatively affordable for the size offered | Limited public transport, fewer lifestyle amenities nearby, and still developing as a neighborhood | Mid-Market |
| 6 | Dasoupoli | €2,250 | €440,000 | €290,000 | €330,000 | €440,000 | €600,000 | Local households looking for central access at mid-market prices | Very central location, convenient commuting, established infrastructure, and consistent demand | Older homes dominate the stock, limited new builds available, and land plots tend to be smaller | Mid-Market |
| 7 | Pallouriotissa | €2,100 | €410,000 | €270,000 | €310,000 | €410,000 | €570,000 | Value-focused buyers who want central access without the premium price tag | Close to the city center, improving infrastructure, and relatively lower prices for the central access provided | Mixed-quality housing stock, less prestige compared to nearby neighborhoods, and some congestion | Mid-Market |
| 8 | Latsia | €2,000 | €390,000 | €260,000 | €300,000 | €390,000 | €540,000 | First-time buyers looking for an affordable entry point with newer housing | Affordable entry prices, new housing supply, and good proximity to major highways and mall developments | Longer commute to the center, car reliance for daily errands, and a less established neighborhood feel | Affordable |
| 9 | Geri | €1,900 | €360,000 | €240,000 | €280,000 | €360,000 | €500,000 | Budget-conscious families seeking a quiet suburban lifestyle | Lower prices, newer houses, quiet suburban environment, and growing residential demand | Limited local amenities, further from central Nicosia jobs, and lower resale liquidity compared to central areas | Affordable |
| 10 | Tseri | €1,750 | €330,000 | €220,000 | €260,000 | €330,000 | €460,000 | Price-sensitive buyers prioritizing space and long-term family living | Very affordable house prices, larger plots available, and good for families who do not need to be close to the center | Far from the city, fewer services nearby, and infrastructure development is slower than more central areas | Budget |
| 11 | Dali | €1,650 | €300,000 | €200,000 | €240,000 | €300,000 | €420,000 | Rural commuters looking for the most space at the lowest price near Nicosia | Lowest prices near Nicosia, large homes available, quiet environment, and good for buyers prioritizing space | Long daily commute, limited services in the area, weaker resale demand, and slower price growth | Budget |
| 12 | Kaimakli | €1,600 | €290,000 | €190,000 | €230,000 | €290,000 | €400,000 | Renovation buyers looking for the lowest entry price with central access | Very central location, the lowest entry prices in the Nicosia house market, and strong upside potential after renovation | Most of the housing stock is old and requires renovation, and the area has less modern infrastructure and appeal | Budget |
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Key insights about house purchase prices in Nicosia
Insights
- Engomi is clearly Nicosia's most expensive neighborhood for houses, with prices exceeding €3,000 per square meter, driven largely by demand from diplomatic and international buyers near embassy clusters.
- The price gap between Engomi and Kaimakli is more than 2x on a per square meter basis, which is a large spread for a relatively compact city like Nicosia.
- Moving just 10 to 15 minutes outside central Nicosia neighborhoods can reduce your house purchase price by 25 to 40%, making location decisions particularly high-stakes for buyers.
- Entry-level house buying in Nicosia starts at around €190,000 in Kaimakli, but many of these properties require renovation, so the real cost is often higher than the purchase price suggests.
- Aglantzia stands out as one of the most stable Nicosia neighborhoods for house demand, because the University of Cyprus creates a steady and predictable buyer and renter base nearby.
- Four-bedroom houses in Nicosia premium zones regularly exceed €700,000, meaning that larger Nicosia family homes now sit firmly in territory that requires serious mortgage planning or significant equity.
- Newer Nicosia suburbs like Lakatamia and Latsia offer a meaningfully lower price per square meter than central areas, but buyers trade neighborhood maturity and commute time for that saving.
- Central Nicosia neighborhoods like Kaimakli and Pallouriotissa offer the best long-term appreciation potential after renovation, because the underlying location value is already established but not yet fully priced in.
- Highway access is a real pricing driver in Nicosia's outer suburbs: Latsia and Geri command a noticeable premium over Tseri and Dali partly because they are easier to get in and out of quickly.
- First-time house buyers in Nicosia are increasingly concentrating in Latsia, Geri, and Tseri, where the combination of newer builds and lower starting budgets makes ownership more achievable than in central neighborhoods.
- Nicosia house prices remain meaningfully more affordable than coastal Cyprus cities like Limassol, which continues to attract buyers who want urban infrastructure without coastal price premiums.
- Strovolos and Aglantzia consistently appear as the strongest balance points in the Nicosia house market: central enough to command premium pricing, but accessible enough to sustain broad buyer demand and solid resale.
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About our methodology
Our approach to estimating Nicosia house purchase prices is built on cross-referencing multiple authoritative sources rather than relying on any single dataset or listing platform.
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 house 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 Nicosia neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a house in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard house purchase in Nicosia.
For each house category, we estimated an average purchase price based on local market conventions in Nicosia. The typical size and layout of a two-bedroom, a three-bedroom, and a four-bedroom house can vary across neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across Nicosia. They were adjusted by neighborhood and house 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's Authoritative | How We Used It |
|---|---|---|
| Cyprus Department of Lands and Surveys | This is the official government authority that records and publishes all property transactions in Cyprus, making it the most direct source of actual sale prices. | We used it to understand real transaction prices and trends across Nicosia neighborhoods. We relied on it to anchor the median pricing levels in our estimates. |
| Central Bank of Cyprus Property Price Index | The Central Bank of Cyprus publishes validated housing price indices at a national and district level, offering a reliable benchmark for price evolution over time. | We used it to track how Nicosia house prices have evolved and to understand relative positioning across districts. We used it to benchmark our price per square meter ranges against validated institutional data. |
| RICS Cyprus Property Index | RICS is an internationally recognized real estate body that applies standardized methodology to property valuation and market reporting across Europe. | We used it to cross-check residential house values and neighborhood segmentation in Nicosia. We used it to validate which areas fall into premium versus mid-market positioning. |
| Cyprus Statistical Service (CYSTAT) | CYSTAT is the official national statistics agency for Cyprus, covering housing distribution, household size, and property demand data at a granular level. | We used it to understand household demand patterns and the typical distribution of housing types across Nicosia. We used it to validate typical house sizes and buyer profiles in each neighborhood segment. |
| Deloitte Cyprus Property Insights | Deloitte Cyprus publishes structured real estate research drawn from transaction data and market expertise, giving a well-organized view of market segmentation. | We used it to interpret market segmentation and buyer behavior across Nicosia house price tiers. We used it to refine pricing estimates for each neighborhood category. |
| PwC Cyprus Real Estate Reports | PwC Cyprus produces regular real estate reports combining local market expertise with global consulting rigor, making their affordability and demand analysis reliable. | We used it to cross-reference residential demand patterns and affordability thresholds across Nicosia. We used it to confirm realistic entry budgets for each neighborhood segment. |
| Bank of Cyprus Real Estate Reports | As the largest local bank in Cyprus, Bank of Cyprus has extensive mortgage data and direct insight into financing-driven demand and actual purchase price floors. | We used it to understand how financing conditions shape Nicosia house demand and pricing. We used it to validate the realistic starting budgets we present for each neighborhood. |
| Danos International Property Consultants | Danos is a leading local real estate consultancy in Cyprus with direct market presence and neighborhood-level transaction data for the Nicosia residential market. | We used it to refine neighborhood-level pricing estimates specific to houses in Nicosia. We used it to cross-check house-specific pricing and avoid conflating it with apartment market data. |
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