How Much Will Apartments Cost in Cyprus in 2026: Prices in Limassol, Paphos, Nicosia, and Other Cities

Cyprus remains one of the most popular real estate markets in the Mediterranean, but the budget for buying an apartment there varies greatly depending on the city. Find out where housing costs half as much as in Limassol, which regions are most attractive to foreigners, and how prices have changed in 2026

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Apartment prices in Cyprus continue to rise: in the first quarter of 2026, their average price increased by 10.8% year-over-year. At the same time, foreign buyers account for more than 40% of demand in the local real estate market.

The differences between regions remain significant. The average apartment sold for €363,000 in Limassol, €262,000 in Paphos, €183,000 in Nicosia, €171,000 in Larnaca, and €150,000 in the Famagusta area. Let’s take a closer look at the prices and characteristics of each market separately.

In the previous article, we reported on the most expensive cities in the world to live in in 2026, according to Numbeo.

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Limassol: The Most Expensive Apartments in Cyprus

Limassol remains the most expensive housing market on the island. In the first half of 2026, the average price of an apartment sold here was approximately €363,000. By comparison, this is €101,000 more than in Paphos and €213,000 more than in the Famagusta area.

High prices are driven by new residential complexes, high-rise projects, and seaside properties. Apartments in tourist and coastal areas remain particularly expensive, where the final price is influenced by sea views, modern infrastructure, a swimming pool, parking, and proximity to the business center.

For the average Limassol budget, you can purchase a significantly more spacious property in other cities in Cyprus or consider two smaller apartments. At the same time, the average price reflects deals that have already been closed, so certain new-construction properties and premium apartments may cost much more than €363,000.

In our previous article, we discussed the best countries for foreigners to buy real estate in 2026.

Paphos: Second Place in Apartment Prices

In the first half of 2026, the average price of an apartment sold in Paphos was approximately €262,000. This is €101,000 less than in Limassol, but €79,000 more than in Nicosia.

Paphos remains one of the most popular regions among foreigners. At certain times, foreign buyers account for up to 75% of local transactions. The greatest interest is in apartments near the sea, new developments, and properties suitable for long-term residence or rental.

The most expensive properties are concentrated in coastal areas and tourist zones. At the same time, further from the sea, you can find apartments priced below the average, especially on the resale market or those without panoramic views or the amenities of a residential complex.

Previously, we discussed the Turkish real estate market in 2026: where to buy a home and what investors should look for.

Nicosia: Housing in the Capital Is Cheaper Than Along the Coast

In the first half of 2026, the average price of an apartment sold in Nicosia was approximately €183,000. This is €180,000 less than in Limassol and €79,000 less than in Paphos.

At the same time, housing in the capital costs, on average, about €12,000 more than in Larnaca.

Unlike coastal cities, the Nicosia market is more dependent on domestic demand. Apartments here are primarily purchased for permanent residence, work, or study, and the share of resort and luxury properties is significantly smaller. That is why the average price remains lower than in Limassol and Paphos.

The most expensive properties are new apartments in central and prestigious residential areas, especially those with high energy efficiency ratings, parking, and modern infrastructure. On the resale market and further from the business center, you can find listings priced below the average.

In our previous article, we reported that Spain has been named the best country for real estate investment in Europe for the first time.

Larnaca: The Most Active Market and Rapid Price Growth

In the first half of 2026, the average price of an apartment sold in Larnaca was approximately €171,000. This is €192,000 less than in Limassol and €91,000 less than in Paphos. In terms of price, the city remains one of the most affordable major markets in Cyprus.

At the same time, Larnaca demonstrated one of the most notable growth trends. Over the course of the year, apartment prices rose by approximately 8.9%, and 1,521 apartment transactions were recorded from January through June. The original article on Finance.ua erroneously stated “1,521 thousand transactions,” although it actually refers to 1,521 sales.

Demand in Larnaca is driven by several factors:

- A lower entry threshold compared to Limassol and Paphos

- An international airport and convenient transportation links

- Development of the waterfront and urban infrastructure

- New residential complexes by the sea

- Interest from buyers in Israel, Lebanon, and other Eastern Mediterranean countries

Larnaca is ideal for buyers who want to purchase a home by the sea but are not willing to pay Limassol’s prices. At the same time, the rapid growth in demand means that new-builds and apartments in coastal areas can cost significantly more than the average of €171,000.

In our previous article, we discussed where apartment prices are rising the fastest, how much housing costs in different cities across Hungary, and what to expect from the market.

Famagusta: The Most Affordable Apartments Among the Major Regions

The Famagusta area has the lowest average apartment price in this selection. In the first half of 2026, a property sold here cost an average of about €150,000. That’s €21,000 less than in Larnaca and €213,000 less than in Limassol.

The difference compared to the island’s most expensive market is nearly 59%. For an amount close to the average price of a single apartment in Limassol, one could theoretically purchase two apartments at Famagusta’s average price, although the actual cost depends on the property’s size, condition, and location.

The highest prices are typical of seaside resort areas, particularly in Ayia Napa and Protaras. Apartments in new complexes with a pool, terrace, or coastal views can cost significantly more than the average of €150,000. More affordable options are more commonly found farther from the beaches or on the secondary market.

Famagusta is suitable for buyers on a tighter budget who are looking for a home for seasonal vacations or for rental purposes. However, the selection here is more limited than in Larnaca or Limassol, so the average price can vary significantly depending on the type of apartments sold during a specific period.

We previously covered the most expensive EU capitals for renting in 2026.

Where are apartments in Cyprus the most expensive, and where are they the most affordable?

The price difference between regions in Cyprus exceeds €200,000. In the first half of 2026, the average price of an apartment sold was:

1. Limassol – €363,000

2. Paphos – €262,000

3. Nicosia – €183,000

4. Larnaca – €171,000

5. Famagusta area – €150,000

Limassol is nearly 2.4 times more expensive than Famagusta. The difference between these markets is €213,000, while the difference between Limassol and Larnaca is €192,000. Paphos occupies an intermediate position: apartments here are, on average, €101,000 cheaper than in Limassol but €79,000 more expensive than in Nicosia.

Famagusta and Larnaca have the lowest entry thresholds. Nicosia also remains relatively affordable but is more geared toward permanent residency. Limassol and Paphos require a significantly larger budget due to high demand for coastal housing and strong activity from foreign buyers.

Why Are Apartment Prices in Cyprus Continuing to Rise?

In the first quarter of 2026, apartment prices in Cyprus rose by 10.8% year-over-year. By comparison, single-family homes increased in price by 3%, and the overall residential real estate index rose by 7.5%.

Several factors are driving the price increases:

- Steady demand from foreign buyers

- Rising costs of construction materials and labor

- Limited supply of new housing in popular areas

- Active development of coastal cities

- Demand for apartments for rent and permanent residence

Foreigners account for over 40% of the demand for real estate in Cyprus. The main groups of buyers include citizens of the United Kingdom, Israel, Lebanon, Greece, and other countries, although their share varies significantly by region. International demand remains particularly strong in Paphos, Limassol, and Larnaca.

The Central Bank of Cyprus also attributes the rise in housing prices to sustained demand—primarily from foreigners—rising construction costs, and a gradual, though insufficiently rapid, increase in supply.

Buying a home in another country is not only an investment but also a serious legal procedure. Mistakes in documents, unaccounted taxes or restrictions for foreigners can lead to financial losses. Consultation with a real estate lawyer from Visit World will help you to safely complete the transaction, check the seller and avoid hidden risks. Contact the experts to make your real estate purchase abroad as transparent and secure as possible.

We remind you! The Cypriot parliament is considering draft laws that could significantly change the conditions for buying real estate for citizens of countries outside the European Union. The initiatives include quantitative limits on properties, geographical bans and transparency requirements for transactions. Read more about the proposed restrictions, foreign purchases statistics and how to prepare for possible changes in the Cyprus real estate market.

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