abuda Presale Benchmark — Methodology

The abuda Presale 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.

• Asking prices from developers' current price lists, not completed transactions.
• Price per square metre of internal area, excluding verandas and other external space.
• Off-plan projects with an active price list; nothing else enters the benchmark.
• Not investment advice.

As of September 2026 the benchmark draws on about 1,150 available units in 78 off-plan projects from 10 developers across Larnaca, Limassol, Paphos and Nicosia.

41% of those units are priced under €400,000 (Larnaca: 83%, Paphos: 39%, Limassol: 20%), against 83% of Cyprus new-build sales under €400,000 in H1 2026 reported by Landbank Analytics.

abuda's coverage is close to the full new-build market in Larnaca and concentrated in the upper half of the market in Limassol 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-v1. The benchmark is recalculated in a monthly run. Any change to the rules above bumps the version and is noted on this page.

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