How the Larnaca Property Market Is Growing in 2026

Larnaca is one of the most affordable districts in Cyprus. A typical resale flat there sells for about €111,000, compared with €217,000 in Limassol. In 2026 Larnaca has seen more sales than a year earlier, and homes there are becoming more expensive faster than the island average.

This article looks at what homes cost in Larnaca, where people buy, who the buyers are and what is being built in the district. We compare prices across all five districts of Cyprus in our article on how property prices are changing across Cyprus's districts.

From January to August 2026, 2,898 sale contracts were signed in the Larnaca district — 13% more than in the same months of 2025. Over January–July, Larnaca ranked second in Cyprus by number of sales, after Limassol.

Every month of 2026 brought more sales than a year earlier. August showed the largest monthly rise of any district on the island this year.

Resale homes. In January–June 2026, the median price of a flat in Larnaca was €111,000 and of a house €185,000. The median is the price above and below which an equal number of properties were sold. A square metre of a flat cost €1,528, and of a house €1,425.

Most resale flats in the district are inexpensive: 81.9% sold for under €150,000 and about 40% for under €100,000. Houses are older than flats: half of the flats sold were built before 2007, and half of the houses before 1998.

New builds. Between January and June, 795 new flats and 88 new houses were sold in Larnaca. A typical new-build flat cost €184,000, and 87.4% of new flats cost less than €300,000. Oroklini has the priciest new houses, with a median price of €501,450.

Resale flats are bought most often in Larnaca town itself — 118 sales in January–June — followed by Tersefanou with 50 and Oroklini with 30. Resale houses are bought mainly in Larnaca town and Aradippou.

New builds are concentrated in three places: Aradippou, Larnaca town and Livadia. Together they account for 673 of the district's 795 new flats sold.

Homes in Larnaca rose by 9.8% over the year, according to the Central Bank of Cyprus house price index for April–June 2026. The island-wide rise was 8.5%. Flats in Larnaca rose by 7.9%.

A quarterly price index compiled by valuers shows how quickly the growth picked up. In the first quarter of 2026, holiday home prices in Larnaca did not change. In the second quarter, flats rose by 5.59% in just three months — more than in any other district. For comparison, the rise over the same quarter was 2.04% in Limassol and 1.94% in Paphos, while prices in Nicosia did not change.

"In Larnaca, buyers get the sea and an airport fifteen minutes away at almost half the price of Limassol. As long as that gap remains, demand will keep shifting here," notes a Larnaca-based estate agent.

In January–July 2026, foreigners accounted for 1,210 of Larnaca's 2,599 contracts — 46.6%. Only Paphos, at almost 70%, has a higher share of foreign buyers.

Cyprus has no separate monthly statistics on buyers' nationality. According to Department of Lands and Surveys data released in response to a parliamentary question in 2025, Israeli buyers purchased 1,406 properties in the Larnaca district between 2021 and early 2025. Most of these purchases were in Pyla, Ormideia and Pervolia.

Purchases by foreigners are being discussed in parliament. A bill restricting buyers from outside the EU, including a limit on plots and a ban on buying near military sites and ports, had not been passed as of September 2026. The rules are explained in our article on the process of buying property in Cyprus.

Port and marina. The contract with the previous investor was terminated in 2024, and in May 2026 the project was handed to the Cyprus Ports Authority. In July 2026 the authority presented a €415m plan:

The marina will be expanded to 200 berths, and about 50,000 m² near the port will be set aside for urban development. The master plan is due by 2029. Hotels, offices and a conference centre will be built mainly by private investors.

High-rise residential projects. In late July 2026, a scheme of two 20-storey towers with 198 flats received planning permission in Livadia. According to the developer, the whole project will have 530 flats.

How much does a flat cost in Larnaca?

A typical resale flat cost about €111,000 in January–June 2026, and a new-build flat about €184,000. Resale flats go for about €1,528 per m².

Are property prices rising in Larnaca?

Yes. The Central Bank of Cyprus reports that, over the year to April–June 2026, homes in the district rose by 9.8% and flats by 7.9%.

Do many foreigners buy homes in Larnaca?

In January–July 2026, foreigners signed 46.6% of the district's contracts. This is the second-highest share in Cyprus after Paphos.

When will the new Larnaca marina be built?

Under the Cyprus Ports Authority's plan, the marina land will be developed in 2027–2036, and the master plan is due by 2029.

To look for homes in Larnaca and its suburbs — Oroklini, Livadia, Aradippou — use the Cyprus-Real.Estate catalogue and its flats in Cyprus and new developments sections.