What does property cost per square metre in Larnaca?
The CYSTAT median achieved price per square metre in Larnaca for 2024 was EUR 1,933. A median achieved price is the middle recorded transaction price (half of sales were higher, half lower), not an asking price and not a valuation of any one property.
Vendor asking prices advertised in Larnaca during Q3 2026 typically sat in the band EUR 2,000 – 3,200 per square metre for apartments and EUR 1,800 – 2,800 for houses and villas.
All figures are price per square metre (€/m²).
| District | Achieved, median, 2024 (DLS/CYSTAT), €/m² | Asking apartments Q3 2026, €/m² | Asking houses and villas Q3 2026, €/m² |
|---|---|---|---|
| Larnaca | EUR 1,933 | EUR 2,000 – 3,200 | EUR 1,800 – 2,800 |
Sources and method. Achieved figures are CYSTAT median prices per square metre for 2024, derived from Department of Lands and Surveys registry records and published in December 2025. Asking ranges are a Cyprus Gate compilation of vendor asking prices advertised during Q3 2026, cross-checked against DLS registry records for the same districts. Ranges are typical bands rather than limits; individual properties fall outside them. Reviewed quarterly; this page was last reviewed on 22 Sep 2026.
Why the asking ranges sit above the achieved median
The achieved figure is the middle price actually paid across every residential transaction in the district, including older resale apartments and inland villages. The asking ranges cover property currently advertised, which skews newer, larger and more coastal, and asking prices are negotiated down before completion. Use the achieved median to compare one district with another, and the asking range to judge whether a specific advertised price is reasonable for its type and location.
These are district averages. Prices vary sharply between neighbourhoods in the same district, and between streets in the same neighbourhood: a seafront block in Kato Paphos and an inland village twenty minutes away sit in the same row of this table. Before you offer on a specific property, check what comparable homes in that immediate area have actually sold for in Department of Lands and Surveys registry records. That is current transaction evidence rather than a district-wide average, and it is the only figure that tells you whether one asking price is reasonable.
A note on rental yields
Gross rental yield is annual rent divided by the price paid, before ownership costs. Net yield is what remains after those costs. On Cyprus coastal and holiday stock, rent is often seasonal: peak summer occupancy does not continue at the same rate through winter.
Before you treat any gross figure as spendable income, deduct empty periods and seasonal gaps, agency or management fees, common expenses, insurance, repairs and furniture replacement, landlord-paid utilities, municipal fees, and tax on rental income. As a working range, those deductions commonly remove 20-40% from the gross figure, and more on poorly managed or heavily seasonal units.
This site does not publish a district yield percentage. Yield is property-specific. It depends on the price actually paid, the rent that unit can sustain across a full year, and the cost structure above. Use achieved transaction evidence and a full-year rent assumption, not a marketing yield on an asking price.
Larnaca combines coastal living with the Republic’s primary international airport and a long-running port and marina redevelopment agenda. Planned infrastructure can change local stock over time; it is not a dated forecast of capital growth for a specific unit.
Price basis (district) | Median achieved price per m² (2024): EUR 1,933 Asking apartments (Q3 2026): EUR 2,000 – 3,200 Asking houses/villas (Q3 2026): EUR 1,800 – 2,800 Sources and method: Sources and method. Achieved figures are CYSTAT median prices per square metre for 2024, derived from Department of Lands and Surveys registry records and published in December 2025. Asking ranges are a Cyprus Gate compilation of vendor asking prices advertised during Q3 2026, cross-checked against DLS registry records for the same districts. Ranges are typical bands rather than limits; individual properties fall outside them. Reviewed quarterly; this page was last reviewed on 22 Sep 2026. |
What shapes demand | Airport-linked employment, coastal living at a lower median than Limassol or Paphos, and interest in stock near regeneration zones. |
Is Larnaca cheaper than Limassol?
Yes, on the CYSTAT 2024 median. Larnaca’s achieved median was EUR 1,933 per m², below Limassol at EUR 2,975. See the district price index for the full table of achieved medians and Q3 2026 asking ranges. Sources and method. Achieved figures are CYSTAT median prices per square metre for 2024, derived from Department of Lands and Surveys registry records and published in December 2025. Asking ranges are a Cyprus Gate compilation of vendor asking prices advertised during Q3 2026, cross-checked against DLS registry records for the same districts. Ranges are typical bands rather than limits; individual properties fall outside them. Reviewed quarterly; this page was last reviewed on 22 Sep 2026.
Limassol usually wins when the brief needs corporate services and apartment liquidity; Larnaca is the usual comparison when the brief needs a lower district median or a different use case.
Related reading: how district growth compared in Q2 2026.
Where in Larnaca do British buyers actually buy?
British and other international buyers commonly look at Finikoudes and Mackenzie for beach and town proximity, and at Livadia and the Dhekelia Road corridor for newer apartment stock at lower entry prices than the front line.
What are the risks specific to buying in Larnaca?
Infrastructure-led upside (port and marina redevelopment) depends on delivery timelines that buyers do not control. Do not price a purchase as if those projects were complete. As elsewhere in the Republic, title, planning and developer due diligence are mandatory before committing.
How does Larnaca compare with Limassol for buying?
Against Limassol, Larnaca’s 2024 CYSTAT median (EUR 1,933 per m²) compares with Limassol at EUR 2,975 per m². Sources and method. Achieved figures are CYSTAT median prices per square metre for 2024, derived from Department of Lands and Surveys registry records and published in December 2025. Asking ranges are a Cyprus Gate compilation of vendor asking prices advertised during Q3 2026, cross-checked against DLS registry records for the same districts. Ranges are typical bands rather than limits; individual properties fall outside them. Reviewed quarterly; this page was last reviewed on 22 Sep 2026.
Asking bands in Q3 2026 for Larnaca were EUR 2,000 – 3,200 (apartments) and EUR 1,800 – 2,800 (houses/villas). Limassol asking bands were EUR 3,800 – 6,500 and EUR 3,200 – 5,500+ respectively.
I am moving to Larnaca with my children and considering a British or English-medium school. Where should I start?
Larnaca is a smaller English-medium private-school market than Limassol or Nicosia, but Ministry-listed options exist and the district suits families balancing growth-corridor housing with schooling logistics. Shortlist only Ministry-approved schools, verify fees and entry rules with each school, then match commute to a realistic pathway. Cyprus Gate does not place children or rank schools.
Use the full briefing: Education in Cyprus for relocating families. For pricing and buyer profiles see this Larnaca property guide and the District Guides hub.
