abuda · Cyprus
Invest in Larnaca: New Developments & Off-Plan Property (2026)
Larnaca, home to Cyprus's main international airport, offers new-build prices below Limassol within the same EU legal framework. A long-term port and marina redevelopment programme is planned for the city's waterfront, with works phased to 2045.
Larnaca new-build prices (updated October 2026)
Across 44 new-build projects from 8 developers tracked by abuda, the median pre-sale price in Larnaca is €175,000 for a 1-bedroom apartment, €260,000 for a 2-bedroom apartment and €425,000 for a 3-bedroom apartment, excluding VAT.
On a total-area basis, prices range from €2,450 to €2,650 per m², excluding VAT.
abuda Pre-Sale Benchmark · Larnaca district · Apartments
Apartments · indicative median asking price of listed pre-sale units, per square metre of total area.
Mainstream
€2,500 / m²+VAT
391 apartments across 44 projects · of 52 pre-sale projects tracked in Larnaca · 8 developers
Market context
District price trend · Larnaca Apartments: +11.7% year on year · Central Bank of Cyprus RPPI, Q1 2026
Market activity · Larnaca district: ~340 property transfers per month (all property types) · Department of Lands and Surveys, Apr–Jun 2026
abuda Pre-Sale Benchmark · listed pre-sale units on abuda · October 2026 · Methodology · Download CSV (CC BY 4.0) (EUR, excl. VAT)
About these figures
Smaller apartments typically command a higher price per square metre, while seafront units can trade at a significant premium to the city median.
Methodology: Figures are based on project-weighted medians for units currently available through abuda, preventing larger developments from disproportionately influencing the result. Prices reflect developer list prices excluding VAT. Bedroom categories represented by fewer than three projects are not shown. Unit-level pricing is available in the abuda portal. → Full methodology
Areas in Larnaca
| Area | Pre-sale projects | Median asking €/m² · mainstream |
|---|---|---|
| Larnaca City | 28 | €2,450+VAT |
| Livadia | 14 | €2,700+VAT |
| Aradippou | 5 | Not enough data |
| Oroklini | 5 | Not enough data |
| Pervolia | 2 | Not enough data |
| Meneou | 1 | Not enough data |
Mainstream apartments, median asking price per m² of total area, excluding VAT. Areas with too few projects or developers show no figure; their units count in the city figure. A project enters an area's figure only when it has priced units of that property type.
Current pipeline in Larnaca
55 projectsNew developments in Larnaca City
28 projects
Mainstream apartments: €2,450/m²+VAT
Talia Residences
Luminous Residence II
Lumina Mare
The Sapphire
Finix Residence
Allure Residence
The Central 1
Nile Residence
Glamour Residence
Silverstone Residence
Palm 2
Hamilton Residence
The Central 2
The Jewel
Aqua Parkview Residence
Savoy Residence
Nova-Lane Residence
Mystic Residence
Velvet Residence
Mari-Blu Residence II
One & One Residences
Mystale Residences
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Victoria 22
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Victoria 25
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Victoria 21
Infinity Central
Serenity Residences
Kalamon Noma
New developments in Livadia
14 projects
Mainstream apartments: €2,700/m²+VAT
Hermes I
Nereids
Sirens
Paradise Residence
Horizon Tower 1
Vista del Mare
Infinite Residence
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Victoria 27
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Victoria 28
Riviera Residences
Lotus Residences
Land Of Tomorrow
Balance
Kalamon Evora
New developments in Aradippou
5 projects
New developments in Oroklini
5 projects
New developments in Pervolia
2 projects
Other areas in Larnaca
1 project
Why Larnaca
- 1Lower entry prices with capital growth potential: Larnaca residential assets are generally priced below comparable Limassol inventory.
- 2Long-term infrastructure programme: Larnaca's port and marina are the subject of a preliminary €415m estimate for a phased programme running to 2045 (Cyprus Ports Authority, July 2026), with the master plan due by 2029 and marina-land works planned for 2027–2036. Larnaca's airport, which is being expanded, serves over 70 direct international routes.
- 3Same tax treatment and conveyancing process as Limassol: Investors in Larnaca benefit from Cyprus non-dom tax eligibility and the same transparent conveyancing process as anywhere in Cyprus — at a lower cost of entry.
Larnaca vs Limassol
Median asking price per m² of total area, mainstream new-build apartments — same tier, benchmark run and methodology for both cities.
| Mainstream apartments | Larnaca | Limassol |
|---|---|---|
| All sizes | €2,500+VAT | €4,650+VAT |
| 1-bedroom | €2,600+VAT | €4,800+VAT |
| 2-bedroom | €2,450+VAT | €4,550+VAT |
| 3-bedroom | €2,650+VAT | €4,650+VAT |
Frequently asked questions — Larnaca
How much does a new apartment in Larnaca cost?
As of October 2026, the median pre-sale price across projects tracked by abuda is €175,000 for a 1-bedroom apartment, €260,000 for a 2-bedroom apartment and €425,000 for a 3-bedroom apartment, excluding VAT.
Can foreigners buy property in Larnaca?
Yes. Non-EU buyers require approval from the District Administration under Cap. 109; EU citizens can purchase property without this approval requirement. The buyer's lawyer typically handles the application as part of the conveyancing process. The sale contract may be deposited with the Land Registry before approval is granted, but transfer of title is subject to receiving that approval.
Does a Larnaca new-build qualify for the €300,000 residence route?
Cyprus "Golden Visa" / Permanent Residence by Investment refers to the Immigration Permit for Investors under Regulation 6(2). Under the residential property route, the investment must be in new residential property purchased as a first sale from a development company for at least €300,000 plus VAT. Some Larnaca properties available through abuda fall within this price range, but eligibility depends on the applicant, the structure of the transaction and legal verification. Purchasing property alone does not grant permanent residence.
Is Larnaca cheaper than Limassol?
Yes. As of October 2026, the median new-build apartment in Larnaca is €2,500 per m² of total area versus €4,650 per m² in Limassol, both excluding VAT — about 47% lower — on the same methodology.
Explore other cities
Access full investment data
Pricing, yield assumptions and due-diligence materials for Larnaca projects are available inside the abuda investor portal.
Open investor portalabuda · Sold Out Projects
Sold Out Projects
A selection of projects that have sold out — a reflection of the demand for the projects we select and of our partnerships with developers.
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