abuda Pre-Sale Benchmark — Methodology

The abuda Pre-Sale Benchmark is the typical asking price per square metre of the off-plan projects tracked on abuda, by area. Each project counts once, whatever its size, so a large development does not outweigh a small one.

It is updated monthly. It reflects the projects abuda tracks, not the whole market.

• Headline figure. For each project we take the median asking price per square metre of its available units. The benchmark for an area is the median of those project medians — the project-weighted figure, which is what abuda shows.
• Unit-weighted figure. A second figure, where every unit counts once, is calculated and kept alongside the headline for reference.
• Typical range. The middle half of projects, from the 25th to the 75th percentile of project medians. It is shown only when the area has 5 or more projects.
• Publication rule. An area is published only when it draws on at least 3 developers, 3 projects and 10 priced units. Below that, the area rolls up to its district.
• Property types are never mixed. Apartments (including penthouses) and houses (villas, townhouses and detached houses) are benchmarked separately.
• Mainstream and luxury. Mainstream and luxury products are benchmarked separately.
• Project comparisons exclude the project itself. When a project is compared with its area, the area figure is recalculated without that project, so a project is never measured against a benchmark it is part of.

abuda tracks a curated selection of projects, so in some areas a single developer accounts for a large share of the tracked projects. Where that share is half or more, it is stated next to the figure.

• Asking prices from developers' current price lists, not completed transactions.
• Prices are developer list prices excluding VAT.
• The CSV downloads give the same figures in EUR, excluding VAT.
• Price per square metre of total area: internal area plus covered and uncovered verandas. Gardens, plots and roof terraces are not included.
• Off-plan projects with an active price list; nothing else enters the benchmark.
• Not investment advice.

As of October 2026 the benchmark draws on about 1,260 available units in 112 off-plan projects from 14 developers across Famagusta, Larnaca, Limassol, Nicosia and Paphos.

Market context lines next to the benchmark come from official and professional Cyprus sources and describe the wider market, not abuda inventory.

• Central Bank of Cyprus Residential Property Price Index — a quarterly, valuation-based index of residential prices by district and property type.
• Department of Lands and Surveys monthly property transfers — completed transfers per district across all property types; transfers lag the contracts behind them.
• CYSTAT House Price Index — the Statistical Service of Cyprus's official quarterly index of dwelling prices.
• RICS Cyprus Property Index with KPMG in Cyprus — gross yields by property type, Cyprus-wide, quarterly. Valuation-based on notional buildings across five urban centres, not transactions.

The current methodology version is inv-v2. The benchmark is recalculated in a monthly run. Any change to the rules above bumps the version and is noted on this page.

• inv-v2 (September 2026): price per square metre moved from internal area to total area (internal area plus covered and uncovered verandas). Figures from earlier runs are not comparable. Only units currently available are counted; sold and reserved units, and units in buildings offered only as a whole block, are excluded even when their last price is kept.

Corrections, questions about a figure, or data requests: contact abuda.