Limassol vs Paphos: Where to Buy a House in Cyprus

What does a square metre cost in Limassol and in Paphos?

The median achieved price in 2024 was EUR 2,975 per square metre in Limassol and EUR 2,010 in Paphos, on CYSTAT figures derived from Department of Lands and Surveys registry records and published in December 2025.

Apartments advertised in Limassol in Q3 2026 were asking EUR 3,800 to EUR 6,500 per square metre, and houses and villas EUR 3,200 to EUR 5,500 or more, on a Cyprus Gate compilation of vendor asking prices.

In Paphos, apartments advertised in Q3 2026 were asking EUR 2,400 to EUR 3,800 per square metre, and houses and villas EUR 2,600 to EUR 4,500 or more, on the same Cyprus Gate compilation.

Prime seafront apartments in Limassol were asking EUR 8,000 to EUR 12,000 per square metre in Q3 2026, on the same compilation.

District	Achieved, median, 2024 (DLS / CYSTAT), per m²	Asking, apartments, Q3 2026, per m²	Asking, houses and villas, Q3 2026, per m²
Limassol	EUR 2,975	EUR 3,800 to EUR 6,500	EUR 3,200 to EUR 5,500+
Paphos	EUR 2,010	EUR 2,400 to EUR 3,800	EUR 2,600 to EUR 4,500+

Limassol prime seafront apartments, asking, Q3 2026: EUR 8,000 to EUR 12,000 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 18 October 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.

The full five-district table is on the Cyprus property price index.

Cyprus Gate does not publish rental yield figures by district; the note on rental yields on the price index page explains why, and what to deduct from an advertised gross figure.

Limassol and Paphos side by side

Which district has the busier property market?

Limassol recorded 4,860 contracts of sale from January to September 2026 against 2,999 in Paphos, according to Department of Lands and Surveys contract-of-sale statistics.

September 2026 contracts were 10% above September 2025 in Paphos and 16% above in Limassol, on the same Department of Lands and Surveys series.

More sales mean more recent evidence to price a specific property against, which is the comparison the neighbourhood caveat above relies on. The September 2026 market update has the full district breakdown.

Which district do foreign buyers choose?

Non-Cypriot buyers took 19.8% of properties transferred in Limassol and 37.7% in Paphos in September 2026, on Department of Lands and Surveys transfer statistics, against 19.4% across the Republic of Cyprus.

Monthly shares move with a small number of transfers, so the monthly sales statistics are the better guide to direction than any single month.

How do the airports compare?

Pafos International Airport handled 3,837,155 passengers in 2025, according to its operator Hermes Airports, and sits in Paphos district, while Limassol district has no airport of its own.

Larnaka International Airport, the Republic’s busiest, handled 9,914,092 passengers in 2025 on the same Hermes Airports figures.

Do the buying rules differ between Limassol and Paphos?

No: the Department of Lands and Surveys charges the same transfer fees in both districts, 3% up to EUR 85,000, 5% to EUR 170,000 and 8% above, with no fee where VAT applies and a 50% reduction where it does not.

UK buyers in either district also need a permit from the District Administration under Cap. 109, applied for on Form COMM 145; the Ministry of Interior states that no fee is payable and applications take 2 to 3 weeks.

See VAT, transfer fees and closing costs, Council of Ministers approval and title deeds in Cyprus explained.

Who does each district suit?

Limassol suits buyers who put the Republic’s busiest sales market first, with 4,860 contracts in January to September 2026 on Department of Lands and Surveys figures; Paphos suits buyers who want a lower entry price and an established overseas-buyer market.

Non-Cypriot buyers took 37.7% of properties transferred in Paphos in September 2026, almost double Limassol’s 19.8%, on Department of Lands and Surveys transfer statistics.

Neither district is the better buy in the abstract. The Limassol guide and the Paphos guide set out where British buyers search in each and the risks specific to each district, and the free Acquisition Brief tests a shortlist against your brief.

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How Cyprus Gate Compares Limassol and Paphos

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Cyprus Gate is a buyer-side property advisory for UK buyers in the Republic of Cyprus. For a two-district search we compare achieved sales evidence, asking prices and title position for each shortlisted property, then coordinate introductions to independent lawyers and other licensed professionals you pay directly.

Related Intelligence

Limassol Property Guide

Prices, neighbourhoods and risks in Limassol.

Paphos Property Guide

Prices, neighbourhoods and risks in Paphos.

Cyprus Property Price Index

Achieved and asking prices for all five districts.

VAT, Transfer Fees, and Closing Costs

What buyers pay beyond the purchase price, line by line.

Monthly Sales Statistics

Department of Lands and Surveys activity by month and district.

Limassol vs Paphos: Frequently Asked Questions

What does a square metre cost in Limassol and in Paphos?

Which district has the busier property market?

Limassol recorded 4,860 contracts of sale from January to September 2026 against 2,999 in Paphos, according to Department of Lands and Surveys contract-of-sale statistics.

Which district do foreign buyers choose?

How do the airports compare?

Pafos International Airport handled 3,837,155 passengers in 2025, according to its operator Hermes Airports, and sits in Paphos district, while Limassol district has no airport of its own.

Do the buying rules differ between Limassol and Paphos?

Who does each district suit?

Limassol vs Paphos: where to buy a house

What does a square metre cost in Limassol and in Paphos?

Limassol and Paphos side by side

Which district has the busier property market?

Which district do foreign buyers choose?

How do the airports compare?

Do the buying rules differ between Limassol and Paphos?

Who does each district suit?

How Cyprus Gate Compares Limassol and Paphos

Limassol vs Paphos: Frequently Asked Questions