Property for Sale in Cyprus.
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.
Property for sale in Cyprus — current listings.
View all Cyprus property for sale →
Detached 4 Bedroom Villa in Pareklissia, Limassol (14349)
3-Bed Limassol Penthouse with Sea Views, 215.95m², €2,459,000
2-Bed Penthouse, Limassol - Sea Views, 227.54m², €1,879,000
Prime Commercial Development Plot for Sale in Limassol City Centre
Luxury 5-Bedroom Detached House for Sale in Faneromeni, Larnaca 18550
2 Bed Penthouse, Mandria, Paphos with Sea View & Pool
Three-bedroom detached house in Tseri, Nicosia
Two-bedroom house with swimming pool in Xylofagou, Larnaca
Two-Bedroom Detached House in Kornos, Larnaca
Cyprus property prices by district.
| 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.
Property for sale by Cyprus district.
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.
What it costs to buy property in Cyprus.
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.
0.15%–0.20% of contract value, capped at €20,000 per contract.
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.
How to buy property in Cyprus, step by step.
- 1Reservation
A €5,000–€10,000 reservation deposit takes the property off the market, usually for 30 days.
- 2Legal due diligence
Your independent lawyer verifies title, checks for encumbrances and confirms planning and building permits.
- 3Contract of sale
Signed and deposited at the Land Registry within six months, which protects your position as buyer under Cyprus specific-performance law.
- 4Council approval (non-EU)
Non-EU buyers apply to the Council of Ministers for acquisition permission — routinely granted for standard residential purchases.
- 5Completion and title
Balance paid, keys handed over, and transfer of title deeds at the District Land Office once the developer's separate deeds are issued.
Buying property in Cyprus — FAQs.
Can foreigners buy property in Cyprus?
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.
How much is property for sale in Cyprus?
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.
What are the total costs of buying property in Cyprus?
Budget roughly 3%–8% on top of the purchase price. That covers legal fees (1%–1.5%), stamp duty (0.15%–0.20%, capped at €20,000) and transfer fees on a 0%–8% sliding scale — waived entirely where VAT has been paid on a new build.
Does buying property in Cyprus give residency?
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.
Is Cyprus property a good investment?
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.
How long does it take to buy a property in Cyprus?
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.
Where is the best place to buy property in Cyprus?
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.
Popular property searches in Cyprus
Browse curated Cyprus listings by city and property type — each collection is maintained by the Lextrus advisory team.