Apartments, villas, new developments and investment property across every Cyprus district — with current prices, full buying costs and residency guidance.
Cyprus is the eastern Mediterranean's most established property market for international buyers: an EU member state with English-language conveyancing, common-law contract principles, no inheritance tax, and a permanent residency route that opens at a €300,000 purchase. Lextrus lists property for sale across all six districts — from Limassol's marina towers and Paphos golf-resort villas to Larnaca seafront apartments and Famagusta-coast beachfront homes.
This page covers what property costs across Cyprus in 2026, the full purchase-cost stack, the step-by-step buying process for EU and non-EU buyers, and where each district sits on yield versus capital growth. Every listing below is live from our own inventory.
| District | 2-bed apartment | Villa range | Market character |
|---|---|---|---|
| Limassol | from €450,000 | €1.5M – €10M+ | Seafront & marina premium |
| Paphos | from €220,000 | €500,000 – €1.5M | Best coastal value |
| Larnaca | from €280,000 | €450,000 – €1.2M | Marina redevelopment upside |
| Nicosia | from €200,000 | €800,000 – €2.5M | Highest long-let demand |
| Ayia Napa | from €300,000 | €700,000 – €2.5M | Strongest short-let yields |
| Protaras | from €250,000 | €600,000 – €2M | Family beachfront |
| Paralimni | from €180,000 | €350,000 – €900,000 | Year-round living |
Indicative asking ranges as at 2026 — actual pricing varies by micro-location, finish and view.
Marina, seafront towers and hillside villas — the deepest international market on the island.
Golf-resort villas, Coral Bay sea views and the best entry pricing on the coast.
Airport city, Finikoudes seafront and the €1.2B marina redevelopment.
The capital — deepest long-term rental demand and corporate tenants.
Blue-flag beaches, the new superyacht marina and the island's top short-let yields.
Fig Tree Bay, family villa stock and better value than Ayia Napa waterfront.
Year-round Famagusta-coast town — schools, services and value family homes.
0%–8% on a sliding scale — waived entirely when VAT is paid on a new build, and halved on resale property.
19% standard. A reduced 5% rate applies to the first 130 m² of a primary residence up to €350,000, within a €475,000 / 190 m² cap.
Abolished from 1 January 2026 — no stamp duty is payable on contracts of sale.
Typically 1%–1.5% of the purchase price for full conveyancing, title search and contract deposit at the Land Registry.
Abolished since 2017. Owners pay only municipal rates and sewerage charges, generally €150–€800 a year.
Communal charges on apartments and gated schemes typically €1,200–€4,000 a year depending on facilities.
A €5,000–€10,000 reservation deposit takes the property off the market, usually for 30 days.
Your independent lawyer verifies title, checks for encumbrances and confirms planning and building permits.
Signed and deposited at the Land Registry within six months, which protects your position as buyer under Cyprus specific-performance law.
Non-EU buyers apply to the Council of Ministers for acquisition permission — routinely granted for standard residential purchases.
Balance paid, keys handed over, and transfer of title deeds at the District Land Office once the developer's separate deeds are issued.
Yes. EU citizens buy on exactly the same terms as Cypriot nationals. Non-EU buyers may acquire one residential property — up to two units on a single plot — subject to Council of Ministers approval, which is routinely granted for standard residential purchases.
Entry-level two-bedroom apartments start around €180,000 in Paralimni and €200,000 in Nicosia, rising to €450,000 for Limassol seafront. Villas typically range from €350,000 inland to €10M+ for prime Limassol hillside and branded seafront stock.
Budget roughly 3%–8% on top of the purchase price. That covers legal fees (1%–1.5%) and transfer fees on a 0%–8% sliding scale — waived entirely where VAT has been paid on a new build. Stamp duty was abolished from 1 January 2026 and no longer applies.
Yes. A qualifying purchase of €300,000 or more from a Cyprus developer supports an application for the Cyprus Permanent Residency programme, which covers the applicant, spouse and dependent children and carries no minimum-stay requirement beyond a visit once every two years.
Cyprus combines EU membership, a 12.5% corporate tax rate, a non-dom regime with 0% tax on foreign dividends, no inheritance tax and gross rental yields typically between 4% and 6%. Limassol has led capital appreciation over the past decade; Larnaca offers the clearest medium-term redevelopment catalyst.
From reservation to completion typically takes six to twelve weeks on a resale property with issued title deeds. Off-plan purchases complete on the developer's construction schedule, with staged payments against build milestones.
Limassol for liquidity and capital growth, Paphos for value and residency-threshold villa stock, Larnaca for redevelopment upside, Nicosia for long-term rental yield, and the Famagusta coast (Ayia Napa, Protaras, Paralimni) for beachfront and short-let income.
Browse curated Cyprus listings by city and property type — each collection is maintained by the Lextrus advisory team.
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