Cyprus Property Prices 2026: Limassol, Paphos, Larnaca and Nicosia

Cyprus residential prices rose 8.5% over the year to the second quarter of 2026 and 2.4% on the quarter, with Famagusta (10%), Larnaca (9.8%) and Paphos (9.6%) ahead of Limassol (7.8%) and Nicosia (5.7%), according to the Central Bank of Cyprus index reported in the press. Apartments rose 10.8% in the first quarter against a year earlier. Indexes show change, not the price you will pay, so the second half of this page gives the level figures we found and how far to trust them.

The year-on-year changes, Q2 2026

District	Change on a year earlier
Famagusta (free area)	+10%
Larnaca	+9.8%
Paphos	+9.6%
Limassol	+7.8%
Nicosia	+5.7%
Whole island	+8.5% (+2.4% on the quarter)

The RICS Cyprus index with KPMG (Q2 2026) points the same way: Larnaca and Paphos lead, Limassol moderate, Nicosia flat. Limassol had the strongest annual gain at the end of 2025 (9.9%), so the lead has moved.

Price levels, with caveats

• Average apartment sale prices, first half of 2026: about €363,000 in Limassol and about €262,000 in Paphos (Ask Wire data). We found no Larnaca figure.
• Limassol per m²: one source says about €5,553 per m² for apartments, with many deals above €600,000; we could not confirm its date.
• Which district is dearest: a Landbank Analytics dataset for January to October 2025 says Paphos had overtaken Limassol. That is a 2025 dataset and the 2026 sources do not repeat it.

Why the sources differ

• They use different periods and methods: the Central Bank index, RICS, Eurostat and transaction averages are not the same measure.
• Most "per m²" figures are asking prices from agents.
• Averages move with the mix of what sold: a few large villas lift a district's average.

What this means for a buyer

1. Growth rates tell you where demand is, not where it is cheap. Larnaca and Paphos are rising fastest, from lower bases.
2. Ask each seller for the price per m² under the title deed and for recent sales in the same building.
3. Add the costs: property taxes in Cyprus and VAT on property.
4. If residence is the goal, read permanent residency through property and compare Greece or Cyprus.
5. Check the cost of living in the city first: cost of living in Cyprus.

Sources: Central Bank of Cyprus residential property price index as reported by Cyprus Mail, CBN and Index.cy (June to September 2026); RICS Cyprus with KPMG; Ask Wire; Landbank Analytics; Global Property Guide, as described. Informational, not investment advice.