A listing tells you what a seller asks. The Land Registry tells you what a buyer paid. The two are rarely the same number, and only one of them is evidence. We went through 70,828 registered sales and deposited contracts of sale in Larnaca, Limassol and Paphos, covering 2019 to mid-July 2026, to set out what property in each district has actually changed hands for.
How this was put together
The figures come from the comparative sales data of the Department of Lands and Surveys: transfers that completed, with the accepted price, and contracts of sale that were deposited, with the contract amount. Every price was divided by the covered area for apartments and houses, and by the parcel area for land, with part shares taken into account. Building plots and fields were measured separately, because they are different markets. Commercial property is excluded.
We quote the median — the middle sale — rather than the average, so that a handful of very expensive or very cheap deals cannot distort the picture. Where we give a usual range, that is the band the middle half of sales falls into: a quarter of sales were cheaper, a quarter dearer.
Apartments
Limassol remains comfortably the most expensive market and the only district trading above €3,000 per square metre in 2026. Paphos was flat until 2022 and has climbed quickly since, overtaking Larnaca in 2024. Larnaca has risen steadily but more gently. Median price per square metre of covered area, with the change from 2019 to 2025 and the usual range for 2025–26:
- Limassol — €2,059 in 2019, €2,979 in 2025, +45%. Usual range today €2,391–€3,947/m². Based on 5,349 registered sales.
- Paphos — €1,449 in 2019, €1,956 in 2025, +35%. Usual range today €1,687–€2,400/m². Based on 2,374 sales.
- Larnaca — €1,355 in 2019, €1,761 in 2025, +30%. Usual range today €1,519–€2,185/m². Based on 6,175 sales.
Houses
Houses vary far more than apartments, because plot size, view, age and condition weigh much more heavily. That is why the usual range is wide — and why a district median can never replace a proper valuation of a particular house.
- Limassol — €2,049 in 2019, €2,544 in 2025, +24%. Usual range today €2,049–€4,098/m².
- Paphos — €1,746 in 2019, €2,292 in 2025, +31%. Usual range today €1,860–€2,917/m².
- Larnaca — €1,419 in 2019, €1,784 in 2025, +26%. Usual range today €1,436–€2,372/m².
Building plots and land
Land has behaved quite differently from housing. Prices per square metre have moved little, while the number of transactions has risen sharply — a busier market rather than a dearer one.
- Limassol building plots — €489/m² in 2019, €507 in 2025, +4%. Usual range €319–€851/m².
- Larnaca building plots — €290/m² in 2019, €317 in 2025, +9%. Usual range €221–€497/m², from 12,096 sales — the busiest land market of the three.
- Paphos building plots — €314/m² in 2019, €273 in 2025, −13%. Usual range €157–€582/m².
Fields are a different market again. The middle half of 2025–26 field sales ran at €14–€108 per square metre in Larnaca, €13–€159 in Limassol and €9–€126 in Paphos. Comparing a field with a building plot is the most common mistake in a rough land valuation, and it is usually an expensive one.
Where prices rose the most
Comparing the median price in 2021–22 with 2025–26, for areas with enough registered sales in both periods:
- Limassol, Agia Zoni apartments — €1,716 to €3,484/m², +103%
- Limassol, Agios Tychon houses — €2,419 to €3,932/m², +63%
- Limassol, Agios Ioannis apartments — €1,552 to €2,466/m², +59%
- Limassol, Germasogeia apartments — €2,632 to €4,107/m², +56%
- Paphos, Pegeia apartments — €1,351 to €2,107/m², +56%
- Paphos, Kouklia apartments — €2,812 to €4,203/m², +49%
- Larnaca, Mazotos apartments — €1,081 to €1,523/m², +41%
- Larnaca, Pervolia apartments — €1,267 to €1,782/m², +41%
The fastest-rising areas are usually the ones where new developments were completed. Part of the change is a shift in the quality of what changed hands, not only the price of the same property.
How busy the market is
Across the three districts, registered sales rose from 7,376 in 2019 to 16,118 in 2025 — Larnaca from 2,185 to 6,007, Limassol from 3,678 to 7,599 and Paphos from 1,513 to 2,512. In several segments the volume has moved further than the price: Larnaca building plots are the clearest case, with sales up roughly four times since 2019 while the median price per square metre rose only 9%.
"An asking price is an opinion. A registered sale is a fact. Most pricing arguments end the moment you put the two side by side."
What the numbers mean in practice
- If you are selling: asking prices sit well above the figure that ends up in the contract. What matters is not whether you are above your area median — it is whether you are above the top of its range without a good reason for it.
- If you are buying: ask for the real sales in that specific area and property type, not a district average. A village and the town next to it are separate markets, and so are a field and a building plot.
- Either way: compare like with like — same type, same area, similar size — and ask how many sales the comparison is built on.
Method and limits
- Transfers are registered months, sometimes years, after the price was agreed — off-plan sales especially. Every year therefore mixes in older agreements, so read the direction of travel rather than a single year.
- The Land Registry records no floor, condition, view, finish or zoning. A district or area median is evidence, not a valuation.
- A median is shown only where there were at least five sales. 2026 covers January to mid-July, so its totals are not comparable with a full year.
We hold this data area by area, for every village and quarter in Larnaca, Limassol and Paphos, going back to 2019. If you would like the real sales for your own area — or for a specific property before you price it — ask us and we will pull them.
