Research
Larnaca Buy-to-Let Investment Report
Rents by area, gross and net yields, land and build costs, the VAT case for resale over new build, and five-year projections.
Key findings
- Larnaca is the only coastal district where the price index is still accelerating — +8.9% year on year in Q1 2026.
- Apartments average €178k against Limassol's €403k, with rents 20–35% lower for comparable stock.
- Resale beats new build on net yield by roughly 40–50 basis points, because buy-to-let cannot recover 19% VAT.
- Larnaca holds 3,778 authorised dwelling units — 23% of the national pipeline on a 16% share of value.
- Worked recommendation: an 85–100 m² two-bedroom resale at €180k–€230k, renting at €1,150–€1,400, 4.5–5.0% net.
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