How Property Prices Are Changing Across Cyprus's Districts in 2026

Cyprus is divided into five districts, and homes cost different amounts in each. Resale flats cost about €2,700 per m² in Limassol and about €1,500 per m² in Larnaca. Prices are also rising at different speeds.

This article brings together the figures for each district: what homes cost, where they are becoming more expensive faster, where there are more sales and who is buying. We calculated the cost of the purchase itself in our article on the costs of buying a flat in Cyprus, and described the cities as places to live in our article on the best cities in Cyprus to buy property.

The Republic of Cyprus is divided into five districts. Each is named after its main city, and the figures in this article cover the whole district, not just the city.

Parts of the Nicosia and Famagusta districts lie in the north of the island, which the Republic of Cyprus does not control. This article does not cover them.

The table shows median prices for the first half of 2026. The median is the midpoint: half of the properties went for a lower price and half for a higher one. It is more accurate than the average because individual very expensive villas affect it less.

Limassol is the most expensive for resale homes: a square metre of a flat there costs 1.5–1.8 times more than in other districts. New builds show a different picture: a flat in Paphos costs as much as one in Limassol, and a new house in Paphos is the most expensive on the island.

The Central Bank of Cyprus calculates a house price index — a measure of how much houses and flats have gone up in price. In the second quarter of 2026, homes across the country rose by 8.5% year on year, flats by 8.9% and houses by 5.8%.

Flats in Paphos are rising fastest — by almost a fifth in a year. Prices are rising most slowly in Nicosia, where most buyers are local residents. Limassol, the most expensive district, is growing at an average pace.

From January to August 2026, 13,288 sale contracts were signed in Cyprus — 13.7% more than a year earlier. That is more than in the same eight months of any previous year.

Limassol still leads in the number of sales, with 4,354 contracts signed since the start of the year. But in August the number of sales in the district fell year on year for the first time. Larnaca, on the other hand, recorded the largest monthly rise in sales of any district in 2026.

Resale homes show a different picture. In the first half of the year, the most resale transactions took place in Nicosia — 1,155, followed by Limassol with 679, Larnaca with 642, Paphos with 414 and Famagusta with 312.

From January to July 2026, foreigners signed 4,980 sale contracts — 41.3% of all transactions on the island and 20.3% more than a year earlier. Two thirds of them were buyers from outside the European Union.

The share of foreign buyers varies widely by district. In Paphos they account for 41.7% of completed title transfers, in Nicosia for 9%. Among contracts signed in January–July, the foreign share was 69.8% in Paphos, 46.6% in Larnaca, 36.5% in Limassol and 15.9% in Nicosia. There is no direct link between the share of foreign buyers and price growth: in Famagusta foreigners signed about 46.5% of contracts, yet flats there rose by 7.4% — less than the national average.

Looking only at prices, the leaders are Paphos and Famagusta. Looking only at the number of sales, they are Limassol and Nicosia. These figures do not contradict each other; they describe different markets.

"Buyers often look at last year's price growth and choose the district where it was highest. But in Paphos the growth rests on foreigners, and if there are fewer of them, selling a flat will be harder than in Nicosia, where locals buy," says a property market analyst from Nicosia.

We will look at each district in more detail in separate articles: on the Larnaca market, on who buys property in Cyprus and on where in Cyprus a flat sells faster.

Where is property most expensive in Cyprus?

In Limassol, where resale flats go for about €2,686 per m². The most expensive new houses are in Paphos, at a typical price of about €570,000.

Where is it cheapest to buy a flat in Cyprus?

In Larnaca and Nicosia. Resale flats there cost about €1,530–1,580 per m², and a typical new-build flat €175,000–184,000.

Where are prices rising fastest?

Flats are rising fastest in Paphos — by 18.5% a year. Homes overall rose fastest in Famagusta — by 10%.

How many foreigners buy property in Cyprus?

From January to July 2026, foreigners accounted for 41.3% of contracts. Two thirds of them were buyers from outside the EU.

Properties in all five districts — flats in Cyprus and new developments — can be found in the Cyprus-Real.Estate catalogue, where you can compare prices with the figures in this article.