abuda · Cyprus
Invest in Cyprus: New-Build Prices by City & Off-Plan Property (2026)
Cyprus is an EU member state where new-build prices vary widely from city to city — from Larnaca and Paphos to Limassol's seafront towers. abuda tracks pre-sale prices across the island's main new-build markets and publishes them by city, updated monthly.
Cyprus new-build prices by city (updated September 2026)
abuda tracks 88 new-build projects across Cyprus, with dedicated market pages for 3 cities. The table shows the median pre-sale price per m² of total area in each city — for mainstream apartments, seafront and tower apartments, and houses — excluding VAT.
| City | Projects | Mainstream apartments€/m² | Seafront & towers€/m² | Houses€/m² |
|---|---|---|---|---|
| Larnaca | 24 | €2,300+VAT | Not enough data | Not enough data |
| Limassol | 30 | €4,750+VAT | €7,050+VAT | €4,500+VAT |
| Paphos | 23 | €4,350+VAT | Not enough data | €3,650+VAT |
| Famagusta | 9 | Not enough data | Not enough data | Not enough data |
| Nicosia | 2 | Not enough data | Not enough data | Not enough data |
Median asking price per m² of listed presale units on abuda, by tier; projects are live residential projects. A tier with too few projects or developers shows “Not enough data”.
About these figures
There is no single Cyprus-wide figure: prices differ too much between cities for one national average to be meaningful, so compare them city by city.
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
Market context
National price trend · Cyprus Apartments: +10.8% year on year · Central Bank of Cyprus RPPI, Q1 2026
Market activity · Cyprus: ~1,670 property transfers per month (all property types) · Department of Lands and Surveys, Apr–Jun 2026
Cities in Cyprus
Cyprus
Larnaca
Lower entry pricing with capital growth upside from major infrastructure cycle
Cyprus
Limassol
EU legal protections, non-dom tax regime, supply-constrained coastline
Cyprus
Paphos
South-west coastal Cyprus — villas, apartments and UNESCO-listed heritage
Buying property in Cyprus
Buying as a foreigner
Non-EU buyers need approval from the District Administration under Cap. 109, filed by their lawyer as part of the purchase; EU citizens do not need this approval.
Purchase costs
Transfer fees follow a statutory scale with a 50% reduction where they are due, and no transfer fee applies where VAT is charged on the sale. Stamp duty was abolished for agreements executed from 1 January 2026.
VAT on new-builds
New-build sales by developers carry VAT at the standard 19% rate. A reduced 5% rate applies only to a buyer's primary and permanent residence in Cyprus, within size and value caps — investment and holiday purchases pay 19%.
Permanent residence
A new residential property of at least €300,000 plus VAT, bought as a first sale from a developer, can support an application under Regulation 6(2). The purchase alone does not grant residence.
Frequently asked questions — Cyprus
How much does new-build property cost in Cyprus?
It depends heavily on the city, so there is no meaningful single national figure. The table on this page shows, for each city, the median pre-sale price per m² of total area for mainstream apartments, seafront and tower apartments and houses, excluding VAT — based on 88 new-build projects tracked by abuda as of September 2026.
Where do abuda's price figures come from?
They are project-weighted medians of developer list prices for units currently available through abuda, excluding VAT, measured on total area (internal area plus covered and uncovered verandas). A figure is published only when it covers at least 3 projects, 3 developers and 10 units, and every update is reviewed before it goes live each month.
Can foreigners buy property in Cyprus?
Yes. Non-EU nationals can buy property in Cyprus. The purchase requires approval from the relevant District Administration under the Acquisition of Immovable Property (Aliens) Law, Cap. 109 — there is no fee, and your lawyer files the application as part of the standard conveyancing process. Your signed contract is deposited with the Department of Lands and Surveys, which protects your purchase while the approval is processed. EU citizens are not subject to this requirement.
What purchase costs should buyers expect in Cyprus?
Yes. The first sale of a new building by a developer is subject to VAT at the standard rate of 19%; resale properties are VAT-exempt. A reduced 5% rate is available only for a home the buyer will use as their primary and permanent residence in Cyprus: it applies to the first 130 m² and up to €350,000 of value, provided the home's total buildable area does not exceed 190 m² and the total transaction value does not exceed €475,000 — above either cap, 19% applies to the whole purchase. The home must remain the buyer's primary residence for 10 years, and a property bought as an investment or holiday home pays the standard 19%. Prices on abuda are shown excluding VAT. Source: Cyprus Tax Department (VAT Law as amended by Law 42(I)/2023).
Is VAT charged on new-build property in Cyprus?
Yes. The first sale of a new building by a developer is subject to VAT at the standard rate of 19%; resale properties are VAT-exempt. A reduced 5% rate is available only for a home the buyer will use as their primary and permanent residence in Cyprus: it applies to the first 130 m² and up to €350,000 of value, provided the home's total buildable area does not exceed 190 m² and the total transaction value does not exceed €475,000 — above either cap, 19% applies to the whole purchase. The home must remain the buyer's primary residence for 10 years, and a property bought as an investment or holiday home pays the standard 19%. Prices on abuda are shown excluding VAT. Source: Cyprus Tax Department (VAT Law as amended by Law 42(I)/2023).
Does buying property in Cyprus qualify for permanent residence?
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. Eligibility depends on the applicant, the structure of the transaction and legal verification. Purchasing property alone does not grant permanent residence.
Which areas of Cyprus does abuda cover?
abuda has dedicated market pages for Larnaca, Limassol and Paphos, and also tracks new-build projects in Famagusta and Nicosia. Each city page shows current projects grouped by area, with prices where there is enough data.