Authored by the expert who managed and guided the team behind the Cyprus Property Pack
Yes, the analysis of Nicosia's property market is included in our pack
Wondering what you can actually buy in Nicosia with your budget in 2026?
We break down what different price points unlock, from entry-level apartments to luxury homes, using the latest official data and real transaction figures.
This blog post covers current housing prices in Nicosia and we constantly update it to reflect the latest market conditions.
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.
What can I realistically buy with $100k in Nicosia right now?
Are there any decent properties for $100k in Nicosia, or is it all scams?
Yes, decent properties do exist at the $100,000 level (around €84,000) in Nicosia, but you will be shopping in the "small, older, or farther out" segment since the average apartment transaction in Nicosia sits closer to €170,000.
For the best value at this budget in Nicosia, neighborhoods like Kaimakli, Pallouriotissa, Agios Ioannis, Lakatamia, Archangelos, and the outer suburbs of Tseri, Geri, and Dali offer legitimate options with older housing stock and more reasonable pricing.
Buying in popular or upscale areas of Nicosia like Engomi or Acropolis for $100,000 is essentially not possible, even for a very small unit, because entry prices in those neighborhoods start much higher.
What property types can I afford for $100k in Nicosia (studio, land, old house)?
At around €84,000 in Nicosia, you can realistically look at older studios, small one-bedroom apartments (typically 35 to 55 square meters), or possibly a small plot of land in the outer suburbs like Tseri, Geri, or Dali.
Buyers at this price point in Nicosia should expect properties that are 10 to 30 years old with basic finishes, and many will need at least cosmetic updates to the kitchen, bathroom, or flooring.
For long-term value at the $100,000 level in Nicosia, a small apartment in a practical neighborhood like Lakatamia or Archangelos tends to offer better appreciation potential than land in distant areas, mainly because there is consistent local rental and resale demand.
What's a realistic budget to get a comfortable property in Nicosia as of 2026?
As of early 2026, the realistic minimum budget to get a comfortable property in Nicosia starts around €160,000 (approximately $190,000 or €160,000), which typically gets you a decent one-bedroom apartment in a practical area.
Most buyers looking for a comfortable standard in Nicosia need between €160,000 and €250,000 ($190,000 to $300,000) for an apartment, or €280,000 to €450,000 ($335,000 to $540,000) for a family house or townhouse.
In Nicosia, "comfortable" generally means a property with one to two bedrooms, modern or recently updated finishes, functional heating and cooling, a building with an elevator and parking, and no major renovation needed.
The required budget in Nicosia can vary significantly by neighborhood, with areas like Strovolos or Lakatamia offering more space for your money compared to premium areas like Engomi or Acropolis where the same budget buys a smaller or older unit.
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What can I get with a $200k budget in Nicosia as of 2026?
What "normal" homes become available at $200k in Nicosia as of 2026?
As of early 2026, a $200,000 budget (around €168,000) in Nicosia opens the door to "normal" homes, meaning a standard one to two bedroom apartment in a mainstream residential area like Strovolos, Lakatamia, Aglandjia, or Dasoupoli.
At this price point in Nicosia, you can typically expect an apartment of 70 to 95 square meters (750 to 1,020 square feet), with newer buildings trending smaller per euro while older stock offers more space but may need some updates.
By the way, we have much more granular data about housing prices in our property pack about Nicosia.
What places are the smartest $200k buys in Nicosia as of 2026?
As of early 2026, the smartest neighborhoods for a $200,000 (€168,000) purchase in Nicosia include Strovolos for its broad demand and practical amenities, Lakatamia and Archangelos for family-friendly value with parking, and parts of Aglandjia near the universities.
These areas in Nicosia represent smarter buys because they have consistent local demand from residents and families rather than relying on international speculation, which translates to more reliable resale liquidity when you want to sell.
The main growth factor driving value in these Nicosia neighborhoods is steady employment-driven demand, proximity to schools and services, and ongoing infrastructure improvements that attract Cypriot families looking for practical homes.
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.
What can I buy with $300k in Nicosia in 2026?
What quality upgrade do I get at $300k in Nicosia in 2026?
As of early 2026, moving from $200,000 to $300,000 (around €250,000) in Nicosia typically lets you upgrade one or two key dimensions: either a better location, a newer building with modern specs, or an extra bedroom.
Yes, $300,000 can buy a property in a newer building in Nicosia, especially a recently built two-bedroom apartment or a strong one-bedroom penthouse-style unit in neighborhoods like the edges of Engomi, Makedonitissa, or newer pockets of Strovolos.
At this budget in Nicosia, you start seeing features like modern insulation, secure parking, elevator access, energy-efficient systems, and contemporary finishes in the kitchen and bathrooms that simply are not available at lower price points.
Can $300k buy a 2-bedroom in Nicosia in 2026 in good areas?
As of early 2026, yes, a two-bedroom property is very realistic at $300,000 (around €250,000) in good areas of Nicosia, though you may need to accept an older building or slightly smaller size in the truly premium micro-locations.
Specific good areas in Nicosia where you can find two-bedroom options at this budget include Strovolos, Aglandjia, Dasoupoli, and parts of Engomi, all of which offer solid residential environments with access to amenities.
A $300,000 two-bedroom apartment in Nicosia typically offers 80 to 110 square meters (860 to 1,180 square feet), with newer buildings trending toward the smaller end of that range and older renovated units sometimes offering more space.
Which places become "accessible" at $300k in Nicosia as of 2026?
At $300,000 (around €250,000) in Nicosia, you start to consistently access nicer address neighborhoods like Engomi (Egkomi), Acropolis, Lykavitos, and the better parts of Strovolos that were out of reach at lower budgets.
These newly accessible areas in Nicosia are desirable because they offer tree-lined streets, proximity to embassies and international schools, better-maintained buildings, lower density, and a more established residential character compared to value neighborhoods.
In these newly accessible Nicosia neighborhoods, $300,000 typically buys a solid two-bedroom apartment in an older but well-maintained building, or a smaller newer unit with modern amenities and finishes.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Nicosia.
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What does a $500k budget unlock in Nicosia in 2026?
What's the typical size and location for $500k in Nicosia in 2026?
As of early 2026, a $500,000 budget (around €420,000) in Nicosia typically buys either a large apartment of 120 to 160 square meters (1,290 to 1,720 square feet) in a central desirable area, or a family house in a good suburb like Strovolos, Engomi, or Archangelos.
Yes, $500,000 can definitely buy a family home with outdoor space in Nicosia, including detached or semi-detached houses with a yard in neighborhoods like Strovolos, Makedonitissa, Archangelos, or the higher-end pockets of Lakatamia.
At this price point in Nicosia, you can expect a property with three bedrooms (sometimes four in older houses), two to three bathrooms, private parking or a garage, and often a small garden or terrace for outdoor living.
Finally, please note that we cover all the housing price data in Nicosia here.
Which "premium" neighborhoods open up at $500k in Nicosia in 2026?
At $500,000 (around €420,000) in Nicosia, you gain more consistent access to premium neighborhoods including Engomi (Egkomi), Ayios Andreas, Acropolis, Lykavitos, and the prime micro-pockets of Strovolos.
These neighborhoods are considered premium in Nicosia because they feature diplomatic presence, proximity to international schools and private clinics, well-maintained public spaces, lower traffic density, and a high concentration of professionals and expatriates.
For $500,000 in these premium Nicosia neighborhoods, buyers can realistically expect a spacious two to three bedroom apartment in a quality building with parking and modern finishes, or a smaller townhouse with some outdoor space.
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.
What counts as "luxury" in Nicosia in 2026?
At what amount does "luxury" start in Nicosia right now?
In Nicosia, true luxury apartments start around €450,000 to €700,000 ($540,000 to $840,000), while luxury houses begin at approximately €700,000 to €1,200,000 ($840,000 to $1,440,000), depending on location and specifications.
Entry-level luxury in Nicosia typically means a newer building in a prime location like Engomi or Acropolis, high-end finishes (imported materials, smart home features), private parking with storage, excellent insulation and energy ratings, and strong privacy.
Compared to coastal Cyprus markets like Limassol where luxury often starts above €1 million, Nicosia offers a lower entry point to high-quality living, making it relatively accessible for buyers seeking premium homes in the capital.
Mid-tier luxury in Nicosia typically ranges from €800,000 to €1,500,000 ($960,000 to $1,800,000), while top-tier luxury properties can reach €1,500,000 to €3,000,000 or more ($1,800,000 to $3,600,000) for exceptional houses on prime plots.
Which areas are truly high-end in Nicosia right now?
The truly high-end neighborhoods in Nicosia right now include Engomi (especially the prime streets near embassies), Ayios Andreas, Acropolis, Lykavitos, and select pockets of Makedonitissa.
These areas are considered truly high-end in Nicosia because they combine diplomatic and expatriate presence, mature landscaping, low-rise quality buildings, excellent security, proximity to top private schools, and a quiet residential atmosphere that feels removed from commercial bustle.
The typical buyer profile for these high-end Nicosia areas includes senior diplomats, executives of international companies, successful professionals, wealthy Cypriot families seeking prestige addresses, and foreign investors looking for stable capital-city real estate.
Don't buy the wrong property, in the wrong area of Nicosia
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How much does it really cost to buy, beyond the price, in Nicosia in 2026?
What are the total closing costs in Nicosia in 2026 as a percentage?
As of early 2026, total closing costs in Nicosia typically range from about 3.5% to 5.5% of the purchase price for resale properties without VAT, though new builds subject to VAT can have significantly higher total costs depending on your eligibility for reduced rates.
The realistic low-to-high percentage range that covers most standard resale transactions in Nicosia is 3% to 6%, with the variation depending mainly on property price (which affects transfer fee brackets) and whether you need a mortgage.
The main fee categories making up that total in Nicosia include transfer fees (often reduced by 50% for non-VAT purchases), legal fees (around 1% plus VAT), valuation or survey costs if financing, and small registry and search fees.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Nicosia.
How much are notary, registration, and legal fees in Nicosia in 2026?
As of early 2026, property purchases in Nicosia are typically lawyer-based rather than notary-based, with legal fees commonly around 1% of the purchase price plus VAT (so roughly €2,500 to €4,000 or $3,000 to $4,800 on a €250,000 property), plus smaller registration and search fees.
These combined fees in Nicosia typically represent about 1.2% to 1.8% of the property price, depending on the lawyer's rates and the complexity of the transaction.
Of the three fee types in Nicosia, legal fees are usually the most expensive single line item, as registration and search fees are relatively modest fixed amounts rather than percentages of the property value.
What annual property taxes should I expect in Nicosia in 2026?
As of early 2026, Cyprus no longer has the old nationwide immovable property tax, but property owners in Nicosia still pay local municipal charges and sewerage or refuse fees, which typically total a few hundred euros per year (roughly €200 to €500 or $240 to $600) for an apartment.
These annual charges in Nicosia are not calculated as a percentage of property value like in some countries, but rather as fixed or tiered amounts set by each municipality based on property characteristics and local services.
Annual property-related costs in Nicosia vary by municipality and property type, with houses typically paying more (€400 to €1,000 or $480 to $1,200 per year) due to larger plots and higher service usage, while apartments in managed buildings often pay less individually.
There are no broad exemptions for foreign buyers specifically, but certain reductions may apply for primary residences or specific circumstances, and you should always confirm the exact charges with the specific municipality or community council before buying in Nicosia.
You can find the list of all property taxes, costs and fees when buying in Nicosia here.
Is mortgage a viable option for foreigners in Nicosia right now?
Getting a mortgage as a foreigner in Nicosia is viable but not frictionless, with approval depending heavily on whether you are a resident, the strength of your income documentation, and the specific bank's risk appetite for non-resident lending.
Foreign buyers in Nicosia can typically expect loan-to-value ratios of 50% to 70% (lower than for residents) and interest rates in the mid-3% to 4% range based on recent Eurozone conditions, though rates and terms vary by bank and individual profile.
To qualify for a mortgage in Nicosia, foreign buyers typically need to provide proof of stable income, bank statements covering several months, credit history documentation, a valid passport, and an independent property valuation, with some banks also requiring a local bank account.
You can find the list of all property taxes, costs and fees when buying in Nicosia here.
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 should I predict for resale and growth in Nicosia in 2026?
What property types resell fastest in Nicosia in 2026?
As of early 2026, the property types that resell fastest in Nicosia are well-priced one to two bedroom apartments in practical neighborhoods like Strovolos, Aglandjia, and Lakatamia, especially those near employment centers or universities where tenant demand supports investor interest.
The typical time on market to sell a correctly priced property in Nicosia ranges from about one to four months for liquid apartment segments, while houses generally take three to nine months, and difficult cases (overpriced, legal issues, major repairs) can sit for nine to eighteen months or longer.
In Nicosia specifically, apartments sell faster because they attract both local families and investors seeking rental income from the capital's student and professional population, creating a deeper buyer pool than for larger houses.
The slowest to resell in Nicosia are typically large expensive houses that appeal to a narrow buyer pool, properties with unclear title deed status or legal complications, and homes requiring heavy structural renovation that most buyers want to avoid.
If you're interested, we cover all the best exit strategies in our real estate pack about Nicosia.
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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 it's authoritative | How we used it |
|---|---|---|
| European Central Bank (ECB) | Official daily EUR exchange rate reference for the euro area. | We converted USD budgets to euros using the ECB rate for January 27, 2026. We then sized what those euro amounts buy in Nicosia. |
| PwC Cyprus Real Estate Market Year in Review 2024 | Major consultancy report based on official Land Registry data. | We used it to anchor real transaction averages for Nicosia apartments and houses. We treated it as the baseline for typical home prices before adjusting for 2025-2026 movement. |
| Department of Lands and Surveys (DLS) Portal | Official Land Registry statistics for filed sale contracts. | We used it to verify transaction activity levels and demand going into 2026. We also used it to understand resale speed by property segment. |
| Central Bank of Cyprus RPPI | National central bank's official housing price index. | We used the RPPI framework to adjust 2024 prices toward early 2026. We also used it to describe whether the Nicosia market is accelerating or cooling. |
| Cyprus Government House Price Index (HPI) | Official government statistics publication with clear methodology. | We used it to cross-check that price growth has been positive but not exploding. We used it as a second official source to triangulate trend direction. |
| RICS/KPMG Cyprus Property Index Q1 2025 | Produced by RICS professionals with major audit firm partner. | We used it for market direction and rental yield context specific to Nicosia. We used it to understand the feel of the market beyond pure statistics. |
| CYSTAT Building Permits | Official release from the national statistics agency. | We used it as a supply indicator for the pipeline of new units. We used it to explain why newer builds stay pricier even when demand cools. |
| CYSTAT Construction Materials Price Index | Official cost index from the national statistics agency. | We used it to frame renovation and new-build cost pressure in 2026. We used it to explain why cheap properties needing work often cost more than expected. |
| Cyprus Government Transfer Fees | Official government service description for transfer fees. | We used it to structure closing cost scenarios for VAT and non-VAT purchases. We used it to explain when transfer fees can be zero on new builds. |
| Cyprus Tax Department VAT Documentation | Official Tax Department portal for reduced VAT process. | We used it to explain when buyers may pay 5% VAT instead of the standard rate. We used it to keep closing cost estimates accurate for new builds. |
| Registrar of Companies Stamp Duty Repeal Notice | Official Republic of Cyprus government notice with effective date. | We used it to confirm stamp duty equals zero from January 1, 2026. We used it to ensure our 2026 closing cost calculations are current. |
| Cyprus Ministry of Interior Purchasing Property | Official government page for foreigner property acquisition rules. | We used it to set ground rules for foreign buyers under the Aliens Law. We used it to ensure budget advice stays realistic under legal limits. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Cyprus. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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