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Properties for sale in Cyprus

1,836 homes
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Frequently asked questions

Is buying property in Cyprus a good investment?

On the RICS Cyprus Property Index with KPMG in Cyprus for the second quarter of 2026, apartment values rose 5.42% and house values 4.04% in a year, and average rental yields were 5.51% for apartments and 3.01% for houses.

Immovable property tax was abolished from 1 January 2017. Estate duty was abolished for deaths on or after 1 January 2000; the old law still applies to the estates of people who died before that date.

A non-EU national who buys a new home from a developer for at least €300,000 (plus VAT) with money transferred from abroad, and has a secure annual income from abroad of at least €50,000, can apply for permanent residence under the Migration Department's expedited procedure for investors.

Can foreigners buy real estate in Cyprus?

Yes. Buyers who are not citizens of Cyprus, the EU or the EEA need a permit to buy from the District Administration of the district where the property is, with a few exemptions in the law. The same applies to a Cyprus company that such buyers control, for example by holding half or more of the shares or votes. The application is on form COMM 145 and there is no fee. It takes 2 to 3 weeks.

The rules are in the Acquisition of Immovable Property (Aliens) Law, Cap. 109, and its regulations. Such a buyer, or a couple together, can get permits for up to two homes, or for one plot of up to 4,014 m² to build a home to live in.

What is the best property investment in Cyprus?

For rental income, apartments. In the RICS Cyprus Property Index with KPMG in Cyprus for the second quarter of 2026, apartments yielded 5.51% on average and holiday apartments 5.82%, against 3.01% for houses. Apartment values rose 5.42% in a year, the largest gain of any property type in the index.

Limassol had the most sales contracts of any district in that quarter, according to the Central Bank of Cyprus. See our apartments for sale in Limassol.

Property prices in Cyprus

Our site lists 1,836 properties for sale in Cyprus, with prices ranging between €72,000 and €33,000,000.
As of November 2026, the median listing property price in Cyprus is €523,500.
The median listing property price per square meter is €4,070.
Limassol is the most expensive district in Cyprus, with a median listing property price of €610,000, while Larnaca claims the title of the most affordable area, with a median listing property price of €314,500.

New construction prices

There are 1,594 newly built homes for sale in Cyprus listed on DevelopersCyprus, and the range in price is between €135,000 and €33,000,000.
As of November 2026, the median new development price in Cyprus is €490,000.

What are the purchasing costs in addition to the sale price?

The extra costs of buying property in Cyprus include the following taxes and fees:

  • Transfer fees: paid on most resale homes, since a sale with VAT normally pays none. With the 50% reduction most sales get, the fee is 1.5% on the first €85,000, 2.5% on the part from €85,000 to €170,000 and 4% on the part above €170,000. On a €300,000 price that comes to €8,600, or more if the Department of Lands and Surveys charges the fee on a higher market value.
  • Stamp duty: repealed from 1 January 2026. A document that at least one party signed by 31 December 2025 stays under the old law.
  • VAT on property: 19% on new homes. A buyer of their main and permanent home can apply for 5% on the first 130 sq m of buildable area, up to €350,000 of value, within total limits of €475,000 and 190 sq m. Further conditions and exceptions apply.
  • Contract deposit: lodging the sales contract with the Department of Lands and Surveys costs €50.
  • Legal fees: our partner lawyers charge a fixed fee, plus 19% VAT. A lawyer is not required by law, but most buyers use one to check the title and the contract.

Find your luxury home in Cyprus with our experts

Our dedicated team of real estate professionals, led by Chris Michael, is here to guide you. For those who are looking to buy a house in Cyprus with us, we provide the following:

  • real estate prices from developers and owners
  • luxury listings and off-plan properties for sale, to live in or as an investment
  • traditional Cyprus village houses in rural areas and mountains
  • remote and on-site viewing of properties anywhere in Cyprus
  • return on investment estimation for the chosen property
  • assistance in preparing all necessary documentation, including sales contracts
  • reduced VAT applications for newly built home buyers
  • legal support and permanent residency by investment applications with fixed fees through our partner lawyers
  • post-purchase support, with letting and property management

Contact our estate agents today to get assistance with your Cyprus property search.

Buying property in Cyprus for residency

In 2026, non-EU nationals can get Cyprus permanent residency by buying a home if they:

  • buy a new house or apartment worth at least €300,000 plus VAT, as a first sale from a development company;
  • have a secure annual income from abroad of at least €50,000, plus €15,000 for a spouse and €10,000 for each dependent child;
  • do not take up employment in Cyprus, except as a director of a company they invested in;
  • hold a clean criminal record certificate and health insurance for the family.

Permanent residency does not lead to citizenship on its own. To apply for naturalisation, an adult needs 7 years of legal residence in a 10-year period, followed by 12 months of continuous residence, Greek at level B1 and a pass in a test on Cyprus's political and social life.

Investing in Cyprus property

According to the RICS Cyprus Property Index with KPMG in Cyprus for the second quarter of 2026, rents rose year on year by 7.36% for apartments, 5.30% for houses, 4.00% for offices and 1.22% for retail.

Average rental yields in Cyprus are 5.51% for apartments, 3.01% for houses, 5.63% for offices and 5.78% for retail (RICS Cyprus Property Index with KPMG in Cyprus, 2026 Q2). The index publishes yields for Cyprus as a whole, not by district.