Cyprus Apartment Prices in 2026: District and Per m² Data

Cyprus Apartment Prices in 2026: District and Per m² Data

As of 5 November 2026, Cyprus apartment prices stand 28.7% above their first-quarter 2010 level and 8.9% above a year earlier, according to the Central Bank of Cyprus (CBC) Residential Property Price Index for the second quarter of 2026, published on 24 September 2026. The same release shows house prices 2.0% below their 2010 starting point, so apartments and houses have followed different paths. This guide uses only published statistics: the CBC index, the House Price Index of the Statistical Service (CYSTAT), Eurostat, the RICS Cyprus Property Index with KPMG, Land Registry contract counts and Landbank Analytics transaction data.

The page is organised around the questions that apartment buyers and researchers ask most often. What do the official indices say about Cyprus apartment prices by district? What is the price per square metre? How do new-build and resale apartments differ? What share of sales are apartments? What do rents and gross yields look like? Every figure carries its source and date, and the arithmetic is shown so that you can repeat it. The broader market statistics are covered in the guide to Cyprus real estate market statistics; this page concentrates on apartments and on price per square metre.

What the Main Sources Measure

Published Cyprus apartment prices come from six different kinds of source, and they do not measure the same thing. An index tracks the change in price for a fixed type of property; a median describes the middle transaction; an average is pulled up by a few very large sales; a contract count says how many deals were registered, not at what price. Reading a figure without knowing which of these it is leads to wrong comparisons, which is why the table below comes first.

The CBC index is built from valuations that banks and an asset management company collect from property surveyors, and the Bank states that it partly reflects earlier quarters through smoothed regression coefficients, so turning points can appear with a short delay. CYSTAT builds its index from Land Registry data with a rolling-window hedonic regression and weights new and existing dwellings by their total value in the previous year. The RICS index uses estimates by accredited RICS professionals for notional buildings in five urban centres, with prices per square metre based on gross external area. Because the methods differ, this guide never mixes the levels of two indices; it compares rates of change only when the periods match.

The Central Bank Index: Cyprus Apartment Prices by Quarter

The CBC publishes the most detailed national series for Cyprus apartment prices. The release for 2026 Q2 reports the overall index at 109.7, up 2.4% on the quarter and 8.5% on the year. The Bank attributes the rise to demand that comes mainly from foreign buyers and, to a lesser extent, from local buyers, together with rising construction costs. Within the total, the Bank reports that house price growth accelerated while apartment price growth decelerated slightly.

Source: Central Bank of Cyprus, Residential Property Price Index 2026 Q2, published 24 September 2026.

Reading the apartment index: three calculations

An index level is read against its base. The apartment index of 128.7 means prices are (128.7 − 100) ÷ 100 = 28.7% above the first quarter of 2010, while the house index of 98.0 is (98.0 − 100) ÷ 100 = 2.0% below it. The two levels cannot be turned into a price ratio, because each index starts at 100 from a different set of properties; only changes within one series can be compared.

The annual change can be rebuilt from the quarterly changes. Apartment prices rose 1.7% in 2025 Q3, 3.2% in Q4, 2.4% in 2026 Q1 and 1.3% in Q2, so the four-quarter change is 1.017 × 1.032 × 1.024 × 1.013 = 1.0887, or 8.9% after rounding, which matches the Bank’s annual figure. The Q2 index itself gives the same answer: 128.7 ÷ 118.2 = 1.0888.

The third calculation separates a percentage from a percentage point. The apartment annual rate moved from 10.8% in 2026 Q1 to 8.9% in Q2, a fall of 1.9 percentage points. That is a slower rate of increase, not a decline in prices: the index still rose 1.3% between the two quarters (128.7 ÷ 127.0 = 1.0134).

Year-on-Year History: Cyprus Apartment Prices Since Q4 2023

An earlier version of this page, written in early 2024, described the fourth quarter of 2023. The CBC’s own releases for the fourth quarter of each year allow that starting point to be extended to the present, using the same index and the same base.

Sources: CBC Residential Property Price Index releases for 2023 Q4, 2024 Q4 and 2026 Q2.

From the fourth quarter of 2023 to the second quarter of 2026, the apartment index rose from 107.2 to 128.7, which is 128.7 ÷ 107.2 = 1.201, or 20.1% over two and a half years. Over the same period the house index rose 12.4% (98.0 ÷ 87.2) and the overall index 17.3% (109.7 ÷ 93.5). In every column of the table the apartment annual rate is above the house rate. The gap was 7.0 percentage points in 2023 Q4 (12.7% less 5.7%), 0.9 points in 2024 Q4 (5.5% less 4.6%), 6.3 points in 2025 Q4 (9.7% less 3.4%) and 3.1 points in 2026 Q2 (8.9% less 5.8%). The Bank’s 2023 Q4 release itself noted that the rise was driven mainly by apartment prices, so the direction described in 2024 has persisted, although the size of the gap has varied.

For longer-run context, the Bank’s annual averages show the apartment index at 98.2 in 2010, 71.0 in 2016 and 119.3 in 2025. From the 2016 average to the 2026 Q2 reading, the index rose 81.3% (128.7 ÷ 71.0 = 1.813), while relative to the 2010 average it stands 31.1% higher (128.7 ÷ 98.2 = 1.311). The guide on whether Cyprus housing is still cheaper than in 2010 looks at the same comparison for all housing.

Cyprus Apartment Prices by District

The CBC publishes apartment indices for the five districts of the Republic’s government-controlled area. Each district index starts at 100 in the first quarter of 2010 on its own base, so the levels show how far a district has moved from its own starting point, not how its prices compare with another district.

Source: CBC Residential Property Price Index 2026 Q2, tables 4 and 6; quarterly changes calculated from the published index levels (for Paphos, 136.1 ÷ 124.6 = 1.092).

Three features stand out. First, the Bank reports that annual apartment growth accelerated in Nicosia, Paphos and Famagusta during the quarter and slowed in Limassol (7.8%) and Larnaca (7.9%). Second, the Paphos reading of 18.5% a year is the largest district rate in the table and the quarterly movement of 9.2% is also unusually large compared with the other districts; the Bank’s notes state that where a district has too few observations in a quarter for the hedonic method, a simple average is applied, so single-quarter movements in a smaller district should be read together with the trend of previous quarters. Third, the position against the 2010 base differs sharply: Limassol apartments are 54.1% above their 2010 level, Nicosia apartments only 2.0% above, and Famagusta apartments 4.6% below.

The depth of the earlier fall adds context. Measured on annual averages, the lowest apartment readings were 75.0 in Nicosia (2016), 74.0 in Limassol (2015), 61.0 in Larnaca (2015), 64.2 in Paphos (2015 and 2017) and 57.4 in Famagusta (2017). Against those lows, the 2026 Q2 readings are 36.0% higher in Nicosia (102.0 ÷ 75.0), 108.2% in Limassol (154.1 ÷ 74.0), 101.0% in Larnaca (122.6 ÷ 61.0), 112.0% in Paphos (136.1 ÷ 64.2) and 66.2% in Famagusta (95.4 ÷ 57.4). Recovery from a low base and level against the 2010 base therefore tell different stories, and a district can show both a large rise and a level still below its 2010 value.

Price per Square Metre: What Official Data Show

The CBC and RICS publish indices, not euro prices per square metre for the whole market. For a euro figure, the official source is the CYSTAT report on the House Price Index published in December 2025, which gives the median price of residential dwellings per square metre by district from Land Registry data for 2015 to 2024. These medians cover all dwellings (houses and apartments), not apartments alone.

Source: CYSTAT, House Price Index report, December 2025 (Table 2, median price of residential dwellings per square metre by district); percentage changes calculated here, for example Limassol 2,975 ÷ 1,749 = 1.701.

For apartments specifically, the same report states that the national price per square metre of apartments started below that of houses, drifted down until 2018, then rose continuously, and that by 2024 apartments exceeded €2,100 per square metre, almost the same level as houses. The report describes Limassol as showing an increase of more than 70% in apartment price per square metre since 2015, Larnaca around 60%, Paphos about 35% after 2022, and Nicosia and Famagusta around 20% and 18%.

A more recent apartment-specific view comes from Landbank Analytics. For resale transactions in the first half of 2026, as reported by Cyprus Mail on 23 September 2026, median prices per square metre for apartments were as follows.

Source: Cyprus Mail, 23 September 2026, citing Landbank Analytics (3,202 resale transactions worth €727.2 million in H1 2026, of which 2,702, or 84%, were at or below €300,000).

The widest gap between districts is in apartments: the Limassol median of €2,686 is 2,686 ÷ 1,528 = 1.76 times the Larnaca median of €1,528. In Paphos and Famagusta the house median per square metre is above the apartment median; in the other three districts it is below. These are resale medians and therefore describe existing apartments, which differ in age, size and location from the new-build stock discussed below.

Worked Examples: From Price per m² to a Purchase Price

A price per square metre becomes useful only when it is multiplied by a floor area and compared like with like. The examples below use a 70 m² apartment, an assumed size chosen for the arithmetic and not a market average, and apply the published medians. They show the order of magnitude each source implies; they are not valuations of any particular property.

Each cell is the price per square metre multiplied by 70; for Limassol, 2,975 × 70 = €208,250 and 2,686 × 70 = €188,020. The two columns differ for good reasons: the CYSTAT medians cover all dwellings including houses and are for 2024, while the Landbank figures cover resale apartments in the first half of 2026.

A second check uses island-wide medians. Landbank reported that the 1,931 resale apartments recorded between January and September 2026 had a median price of €140,000 and a median floor area of 81.5 m². Dividing one median by the other gives 140,000 ÷ 81.5 = about €1,718 per square metre. This is a ratio of two medians, so it is approximate, but it sits within the range of the district medians in the table above.

A third example shows how an index movement translates into euros. If an apartment were valued at €200,000 in the second quarter of 2025 and followed the national apartment index, the 8.9% annual change would put it at 200,000 × 1.089 = €217,800 in the second quarter of 2026. That is arithmetic on a published index, not an expectation for any individual apartment, whose price depends on location, age, size and condition. Taxes and transaction costs are separate from the purchase price; the guides on buying resale real estate in Cyprus and the reduced VAT rate on a primary residence explain how they are applied.

New-Build and Resale: Two Different Price Levels

Cyprus apartment prices differ between new-build and existing stock, and the official data confirm this. CYSTAT’s House Price Index for the second quarter of 2026 is estimated at 105.46 (2025 = 100), up 2.4% on the first quarter and 7.9% on the second quarter of 2025. Its two sub-indices show diverging annual movements.

Source: CYSTAT press release, 30 September 2026 (preliminary estimate). Annual changes calculated: new dwellings 105.73 ÷ 96.26 = 1.098; existing dwellings 105.10 ÷ 100.84 = 1.042.

CYSTAT labels the second-quarter figures a preliminary estimate and notes that it revised the index in December 2025, covering the period from 2016 to the second quarter of 2025. Index levels from before that revision are therefore not comparable with the current series. The index includes the land component of the property and covers all areas under the control of the Republic’s government.

Transaction prices: new-build versus resale apartments

Landbank Analytics reports new-build and resale transactions separately. For the first half of 2026 it recorded 3,594 new-build sales worth €1.149 billion, of which 2,977 (82.8%) were apartments worth €810.6 million, with an average apartment price of €272,274 and a median of €215,000. The table compares district medians for new-build apartment sales with resale apartment medians for the same period.

Sources: Cyprus Mail, 31 July 2026 (new-build) and 23 September 2026 (resale), both citing Landbank Analytics. Ratios calculated, for example Larnaca 184,000 ÷ 111,000 = 1.66.

These ratios compare the middle transaction in each group, not the same apartment sold new and later resold. New-build sales include larger and more recently built units, often in different locations from the older stock that dominates resales. For that reason the gap says more about the mix of what is sold than about a premium for newness. Landbank’s own commentary on its third-quarter resale data makes the same point: the Cyprus Mail report of 27 October 2026 quotes its founder and chief executive as saying that a higher transaction value should not be confused with higher prices for comparable homes.

The resale series is moving as well. Landbank recorded 699 resale apartments in the second quarter of 2026 with a median of €140,000 and 826 in the third quarter with a median of €149,000, an increase of 6.4% (149,000 ÷ 140,000 = 1.064) in the median. For January to September 2026 it recorded 1,931 resale apartments worth €309.8 million, an average of 309,800,000 ÷ 1,931 = about €160,400, against a median of €140,000. The average sits 14.6% above the median because a small number of high-value sales pull it up. The report adds that 81.5% of resale apartments sold for up to €200,000.

Average prices of new apartments in 2025

For the full year 2025, Landbank recorded 7,819 new-build residential contracts worth more than €2.5 billion, including off-plan sales. Of these, 6,382 were apartments worth €1.77 billion. Dividing value by count gives the district averages below; the Paphos count is derived by subtracting the other districts’ apartment contracts from the national total.

Source: Cyprus Mail, 16 February 2026, citing Landbank Analytics. Paphos contracts: 6,382 − (1,836 + 1,936 + 1,770 + 167) = 673. National average: 1,770,000,000 ÷ 6,382 = about €277,000. The article notes that the single largest apartment sale was in Limassol at about €15.2 million, which shows how a few transactions can move a district average.

Apartments as a Share of Cyprus Property Sales

Apartments account for most residential transactions, which is one reason Cyprus apartment prices drive the national indices. CYSTAT’s December 2025 report gives sales of apartments and houses by district for 2020 to 2024, taken from the Land Registry. The table shows apartment sales and the apartment share of apartment-plus-house sales.

Source: CYSTAT, House Price Index report, December 2025 (Table 3); totals and shares calculated, for example 10,508 ÷ (10,508 + 3,068) = 77.4%.

In 2024 apartments were 77.4% of apartment-plus-house sales across the five districts, up from 70.9% in 2020 (5,993 ÷ 8,455). The district pattern is very uneven. Nicosia, Larnaca and Limassol are overwhelmingly apartment markets, whereas in Paphos house sales (1,380) are close to apartment sales (1,953), and in Famagusta the two are about equal. The CYSTAT report also notes that house sales are steadier from year to year than apartment sales.

More recent figures come from Landbank, which found that apartments made up 81.6% of new-build contracts in 2025 (6,382 of 7,819) and 82.8% in the first half of 2026 (2,977 of 3,594). Among resales, apartments were 1,931 of 3,241 transactions between January and September 2026, or 59.6%. Resales include many more houses than new-build sales, so the apartment share depends on whether new-build, resale or both are counted. The comparison across guides is also useful: the guide on what $100,000 buys in six property markets shows how a fixed budget translates into different property types in Cyprus and elsewhere.

Sales Volumes and Buyers Behind Cyprus Apartment Prices

Prices respond to demand, and the DLS publishes the number of contracts of sale deposited at its district offices each month. The file dated 5 October 2026 covers January to September 2026 and counts all property types, not only apartments.

Source: Department of Lands and Surveys, Contracts of Sale 2025–2026 (data to 30 September 2026); changes and shares calculated, for example 14,969 ÷ 13,173 = 1.136. The DLS file shows the national change as 14% after rounding.

September 2026 alone saw 1,681 registered contracts against 1,484 in September 2025, an increase of 13%. The nine-month total of 14,969 compares with 18,114 contracts for the whole of 2025, so it equals 82.6% of last year’s full-year count (14,969 ÷ 18,114), as reported by Cyprus Mail on 13 October 2026 from the same data.

The CBC release for the second quarter adds who the buyers were. According to the DLS data it quotes, 5,298 contracts were registered in 2026 Q2, up 15.4% from 4,592 a year earlier. Sales to foreign buyers rose 22.7% (2,107 against 1,717) and sales to local buyers rose 11.0% (3,191 against 2,875). The split by district is shown below, with the foreign share calculated from the Bank’s table.

Source: CBC Residential Property Price Index 2026 Q2, Table 2 (sales contracts per district, DLS data). Foreign share = (EU + non-EU) ÷ total, for example Paphos (269 + 442) ÷ 1,073 = 66.3%.

The district pattern in buyers helps explain why indices and prices differ by place. Nicosia is mostly a local-buyer market, Paphos has a majority of foreign buyers, and Limassol sits between the two with 33.8% foreign. These are contract counts across all property types and cannot be converted into an apartment-only buyer profile. The broader Cyprus real estate market statistics guide has the month-by-month tables.

Supply, Credit and Costs Behind Cyprus Apartment Prices

The CBC release reports five indicators beyond prices that bear on apartments. They come from CYSTAT, the European Commission surveys and the Bank’s own lending statistics.

Source: Central Bank of Cyprus, Residential Property Price Index 2026 Q2. Percentages checked: 8,978 ÷ 5,484 = 1.637; 403.6 ÷ 353.5 = 1.142.

Building permits are a forward-looking indicator of supply: a 63.7% increase in approved units over the first five months of the year points to more apartments arriving in coming years, although permits are not completions and the timing depends on construction. The Bank also notes that labour shortages in construction, reported by firms in the European Commission surveys, put upward pressure on costs. The guide on Cyprus building permits and construction trends tracks the CYSTAT series in detail.

On credit, the Bank states that the lending criteria for housing loans remained at the same strict levels in the second quarter and that banks expected them to stay unchanged in the third quarter, while net demand for housing loans rose. To see what the average rate means in euros, a loan of €150,000 over 25 years at 3.23% a year has a monthly instalment of about €729 under the standard annuity formula (monthly rate 0.0323 ÷ 12, 300 payments), with total interest of about €68,800. The 3.23% is the Bank’s all-fixation-period average; an individual offer depends on the lender, the fixation period and the borrower. The wider economic backdrop is in the guide to the economic forecast for Cyprus.

Rents and Gross Yields on Cyprus Apartments

The RICS Cyprus Property Index with KPMG is the published source that reports apartment rents and gross yields alongside values. Its second-quarter 2026 edition states that apartments recorded the largest overall gain in Larnaca, with variable gains in other districts and Nicosia flat, and that the aggregate year-on-year gain for apartments was in excess of 5%.

Source: RICS Cyprus Property Index with KPMG in Cyprus, 2026 Q2. The index tracks notional buildings in Nicosia, Limassol, Larnaca, Paphos and Paralimni-Famagusta and covers only the Republic’s government-controlled area.

A gross yield is annual rent divided by market value, before costs, vacancy and tax. On the index definition, a yield of 5.51% on a notional apartment valued at €200,000 corresponds to a rent of 200,000 × 0.0551 = €11,020 a year, or about €918 a month. This illustrates how the percentage is constructed; it is not a statement about what any owner earns. The published figures are internally consistent: with rents up 7.36% and values up 5.42%, last year’s 5.41% yield becomes 5.41% × (1.0736 ÷ 1.0542) = 5.51%.

The RICS value change for apartments (5.42%) is lower than the CBC’s 8.9% for the same quarter. The difference reflects the method. RICS values hypothetical buildings of fixed specification, while the CBC index follows valuations of the properties that are actually being financed or revalued, weighted by value. The fact that the two series both rank apartments ahead of houses for annual growth is more informative than the gap between their levels. For city-level asking rents, see Cyprus rental prices by city.

Cyprus Apartment Prices Against the EU, and What the Indices Do Not Cover

Eurostat publishes house price indices on a common basis for EU members. Its release of 1 October 2026 gives Cyprus the same quarterly and annual rates as CYSTAT, which allows a direct comparison with the EU and euro area.

Source: Eurostat euro indicators, 1 October 2026. Cyprus’s annual rate was 7.9 − 4.7 = 3.2 percentage points above the EU rate and 3.9 points above the euro area rate. Eurostat’s Cyprus series for the earlier quarters was +4.2% (2025 Q3), +6.0% (2025 Q4) and +3.4% (2026 Q1).

This comparison covers all dwellings, because the Eurostat figures quoted here are not split by apartments and houses. Cyprus apartment prices in the CBC index (8.9%) rose faster than the all-dwellings rate shown by CYSTAT and Eurostat (7.9%), but the two are different indices and should not be subtracted from each other.

Coverage matters for any statement about Cyprus as a whole. The CBC index covers the districts of Nicosia, Limassol, Larnaca, Paphos and Famagusta in the territory under the Republic’s government control; CYSTAT’s House Price Index likewise covers only areas under that control, and the RICS index states that it does not track the northern part of the island. None of the indices above therefore describes apartment prices in North Cyprus. Prices there follow separate legal and title arrangements, and the guide to North Cyprus property prices by town reports what listings show in each town, while North Cyprus versus South Cyprus property compares the rules, costs and titles. Listing prices are asking prices and are not comparable with the transaction medians and valuation indices on this page.

What Changed Since the March 2024 Version, and How to Read These Figures

The earlier version of this page was published in March 2024 and described the RICS/KPMG index for the fourth quarter of 2023. Three things in it no longer apply or have been replaced by current, sourced data.

• The price and yield tables for the fourth quarter of 2023 have been replaced by the CBC series from 2023 Q4 to 2026 Q2 and by the RICS/KPMG values, rents and yields for 2026 Q2. The CBC itself recorded an annual apartment increase of 12.7% for 2023 Q4 and 8.9% for 2026 Q2.
• The earlier text linked demand to the Cyprus citizenship-by-investment programme. According to the Ministry of Finance’s programme registry, that programme has been terminated since 1 November 2020, following a Council of Ministers decision of 13 October 2020, and no new applications can be submitted. It is therefore not a current driver of demand. The CBC attributes the 2026 rise mainly to foreign and, to a lesser extent, local buyers, plus higher construction costs.
• General investment tips and the statement that rising prices were a positive sign for the economy have been removed. The page now reports figures and shows how they are calculated.

Each figure is re-checked against its primary release as of 5 November 2026. Quarterly data are revised, so the CBC, CYSTAT and RICS release pages remain the place to look for any later reading. CYSTAT’s release calendar lists the next House Price Index release, for the third quarter of 2026, for 8 January 2027.

Checklist for reading a Cyprus apartment price figure

Because the published sources differ in method, a few questions help to read any statement about Cyprus apartment prices, whether in a news article, a developer presentation or a listing site.

1. Is it an index, a median, an average or an asking price? An index of 128.7 is not a price. A median ignores extremes; an average does not, as the 2025 new-build average of about €277,000 and the resale average 14.6% above the resale median show.
2. Which period and which base? CBC uses 2010 Q1 = 100; CYSTAT now uses 2025 = 100 after the December 2025 revision; Eurostat uses its own base. Rates of change can be compared; levels cannot.
3. New-build or resale? The district medians for new-build apartments are 1.27 to 2.52 times the resale medians, but the stock differs, so the ratio is not a like-for-like premium.
4. Does the area include North Cyprus? The indices in this guide do not.
5. Is the percentage an annual or a quarterly change? A 2.4% quarterly rise and a 7.9% annual rise describe the same market over different spans.
6. Are costs included? Index prices and medians exclude VAT treatment, transfer fees, legal costs and financing costs, which are set by separate rules.

Applying the checklist to a common claim shows its use. A listing that quotes an average of €4,000 per square metre for a coastal apartment cannot be compared with the €2,686 Limassol resale median unless it states whether it refers to asking or transaction prices, new or resale, and the year. The definition behind a figure should be checked before any comparison is made.

Frequently Asked Questions

What are Cyprus apartment prices doing in 2026?

On the Central Bank’s measure, Cyprus apartment prices continue to rise at a slower pace. Its apartment price index was 128.7 in the second quarter of 2026, up 1.3% on the first quarter and 8.9% on the second quarter of 2025. The annual rate was 10.8% in the first quarter, so growth slowed slightly while prices continued to rise. CYSTAT’s all-dwellings index rose 7.9% year on year in the same quarter.

How much have Cyprus apartment prices risen since 2023?

The CBC apartment index rose from 107.2 in the fourth quarter of 2023 to 128.7 in the second quarter of 2026, which is 20.1% (128.7 ÷ 107.2 = 1.201). Over the same period the house index rose 12.4%. The annual rate was 12.7% in 2023 Q4, 5.5% in 2024 Q4, 9.7% in 2025 Q4 and 8.9% in 2026 Q2.

Which district recorded the largest annual rise in apartment valuations?

In the CBC’s second-quarter 2026 release, Paphos recorded an annual apartment increase of 18.5%, compared with 7.9% in Larnaca, 7.8% in Limassol, 7.4% in Famagusta and 4.6% in Nicosia. The Bank’s notes say a simple average replaces the hedonic method where a district has too few observations, so single-quarter readings in smaller districts should be read together with the previous quarters.

What is the price per square metre of an apartment in Cyprus?

Cyprus apartment prices per square metre depend on the district, the year and the source. Landbank Analytics reported resale apartment medians in the first half of 2026 of €1,528 per m² in Larnaca, €1,582 in Nicosia, €1,610 in Famagusta, €1,748 in Paphos and €2,686 in Limassol. CYSTAT’s December 2025 report put the national apartment price above €2,100 per m² in 2024 and gave all-dwelling district medians between €1,757 and €2,975. A 70 m² apartment at €1,582 per m² corresponds to €110,740 (1,582 × 70).

Are new-build apartments priced differently from resale apartments in Cyprus?

Cyprus apartment prices differ between new-build and resale stock. Landbank’s first-half 2026 data show a median of €215,000 for new-build apartment sales island-wide, against a resale apartment median of €140,000 in the second quarter and for January to September. The district ratios run from 1.27 in Nicosia to 2.52 in Paphos. CYSTAT’s index shows new dwellings up 9.8% and existing dwellings up 4.2% year on year in 2026 Q2. Differences in size, age and location mean the medians are not a like-for-like comparison.

What share of Cyprus property sales are apartments?

Apartments make up most of the market behind Cyprus apartment prices: CYSTAT’s Land Registry-based report shows apartments were 77.4% of apartment-plus-house sales in 2024 (10,508 of 13,576), up from 70.9% in 2020. Landbank found apartments were 81.6% of new-build contracts in 2025 and 82.8% in the first half of 2026. The share is far higher in Nicosia, Larnaca and Limassol than in Paphos and Famagusta.

How do Cyprus apartment prices compare with the rest of the EU?

Cyprus apartment prices cannot be compared with the EU on an apartment-only basis, but Eurostat’s house price index, published on 1 October 2026, shows Cyprus up 7.9% year on year in the second quarter of 2026, against 4.7% for the EU and 4.0% for the euro area. The Eurostat figures quoted here are not split by apartments and houses, so the comparison covers all dwellings.

Why do the CBC and RICS figures for apartments differ?

Two published measures of Cyprus apartment prices differ because of method. The CBC reported an 8.9% annual rise for apartments in the second quarter of 2026, while the RICS/KPMG index reported 5.42%. The CBC index follows valuations of actual properties weighted by value; the RICS index values notional buildings of fixed specification in five urban centres. Both show apartments rising faster than houses, which is the more reliable common finding.

Do these figures include North Cyprus?

No. The series on Cyprus apartment prices from the CBC, CYSTAT and RICS cover the area under the Republic’s government control only. For the northern part of the island, the guides on North Cyprus property prices and on North Cyprus versus South Cyprus describe listing prices, rules and title types, which are not comparable with the transaction medians here.

Does buying an apartment in Cyprus lead to citizenship?

The investment citizenship programme has been terminated since 1 November 2020, according to the Ministry of Finance’s programme registry, so a property purchase is not a route to citizenship through that programme. Residence rules are a separate matter and depend on the individual’s circumstances and the current rules of the competent authority.

Last checked: 5 November 2026. Sources: Central Bank of Cyprus, Residential Property Price Index 2026 Q2; CBC RPPI publications page; CBC RPPI methodology; CBC RPPI 2024 Q4; CBC RPPI 2023 Q4; CYSTAT House Price Index press release, 30 September 2026; CYSTAT House Price Index report, December 2025; Eurostat euro indicators, house prices, 1 October 2026; RICS Cyprus Property Index with KPMG 2026 Q2; Department of Lands and Surveys, Contracts of Sale 2025-2026; DLS statistics portal; Cyprus Mail on Landbank new-build data, 31 July 2026; Cyprus Mail on Landbank resale data, 23 September 2026; Cyprus Mail on Landbank resales, 27 October 2026; Cyprus Mail on Landbank 2025 new-build data, 16 February 2026; Cyprus Mail on DLS contracts to September 2026, 13 October 2026; Ministry of Finance, Cyprus Investment Programme registry.