What does property cost per square metre in Nicosia?
The CYSTAT median achieved price per square metre in Nicosia for 2024 was EUR 1,898. 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 Nicosia during Q3 2026 typically sat in the band EUR 1,800 – 2,600 per square metre for apartments and EUR 1,600 – 2,400 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 |
|---|---|---|---|
| Nicosia | EUR 1,898 | EUR 1,800 – 2,600 | EUR 1,600 – 2,400 |
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.
Nicosia is the capital and administrative centre of the Republic of Cyprus. It attracts less foreign lifestyle demand than the coast, which is the trade-off for buyers focused on local professional, student and corporate occupancy.
Price basis (district) | Median achieved price per m² (2024): EUR 1,898 Asking apartments (Q3 2026): EUR 1,800 – 2,600 Asking houses/villas (Q3 2026): EUR 1,600 – 2,400 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 | Civil service, universities and corporate offices support apartment demand in central and university-adjacent locations. |
Is Nicosia cheaper than Limassol?
Yes, on the CYSTAT 2024 median. Nicosia’s achieved median was EUR 1,898 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; Nicosia is the usual comparison when the brief needs a lower district median or a different use case.
Where in Nicosia do British buyers actually buy?
Yield-focused and relocating buyers most often look at apartments in Strovolos and Engomi, near the University of Cyprus and corporate offices, rather than tourist coastal stock. Nicosia does not offer a beach lifestyle; that is the trade-off.
What are the risks specific to buying in Nicosia?
The main risk is buying Nicosia for a lifestyle brief it cannot meet, or assuming inland stock will behave like coastal tourist lets. Foreign lifestyle demand is thin; underwrite against local professional, student and corporate occupancy, and complete the same title and planning checks as in any other district of the Republic.
How does Nicosia compare with Limassol for buying?
Against Limassol, Nicosia’s 2024 CYSTAT median (EUR 1,898 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 Nicosia were EUR 1,800 – 2,600 (apartments) and EUR 1,600 – 2,400 (houses/villas). Limassol asking bands were EUR 3,800 – 6,500 and EUR 3,200 – 5,500+ respectively.
I am moving to Nicosia with my children and considering a British or English-medium school. Where should I start?
Nicosia is the capital and the Republic’s main university hub, with a solid set of English-medium private secondary options on the Ministry lists alongside strong higher-education presence. Families often weigh inland capital living and campus proximity against coastal lifestyle elsewhere. Confirm Ministry approval, fees and entry rules with each school; Cyprus Gate does not place children or give education advice.
Start with the full briefing: Education in Cyprus for relocating families. Pair it with this Nicosia property guide and the District Guides hub when you compare districts.
