Cyprus and the UK on official figures
What does a home cost in the UK?
The average price of a property in the UK was GBP 273,000 in August 2026, a provisional UK House Price Index figure published by HM Land Registry on 21 October 2026.
On the same release, average prices in the 12 months to August 2026 rose to GBP 294,000 in England, GBP 216,000 in Wales and GBP 198,000 in Scotland, and the Northern Ireland average rose to GBP 202,000 in the year to the second quarter (April to June) of 2026.
The UK House Price Index is calculated by the Office for National Statistics and Land and Property Services Northern Ireland. Its latest months are provisional and are revised as more sales are registered. Source: HM Land Registry, UK House Price Index summary: August 2026.
Is there a current UK price per square metre to compare with Cyprus?
No: the latest Office for National Statistics price per square metre for England and Wales as a whole is GBP 2,395, for 2016, published on 11 October 2017.
ONS calculated that figure from HM Land Registry and Valuation Office Agency data (ONS, House prices: how much does one square metre cost in your area?).
Its later estimates, published on 5 May 2023 with a new experimental method, cover the nine English regions and Wales separately and end at July to September 2021.
ONS lists the next release of those estimates as to be announced (ONS, Regional house price level estimates per square metre).
That is why most Cyprus-versus-UK comparisons online are not comparing like with like: an old or regional UK figure, or one derived by dividing an average price by an assumed floor area, is set against current Cyprus figures.
What does a square metre cost in Cyprus?
The median achieved price in 2024 was EUR 2,975 per square metre in Limassol, EUR 2,010 in Paphos, EUR 1,933 in Larnaca, EUR 1,898 in Nicosia and EUR 1,757 in Famagusta, on CYSTAT figures derived from Department of Lands and Surveys registry records.
Famagusta district figures cover the Republic-controlled area only: Ayia Napa, Protaras and Paralimni.
Asking prices run higher: apartments advertised in Limassol in Q3 2026 were asking EUR 3,800 to EUR 6,500 per square metre, on a Cyprus Gate compilation of vendor asking prices.
In Nicosia, apartments advertised in Q3 2026 were asking EUR 1,800 to EUR 2,600 per square metre, on the same Cyprus Gate 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+ |
| Larnaca | EUR 1,933 | EUR 2,000 to EUR 3,200 | EUR 1,800 to EUR 2,800 |
| Nicosia | EUR 1,898 | EUR 1,800 to EUR 2,600 | EUR 1,600 to EUR 2,400 |
| Famagusta | EUR 1,757 | EUR 1,900 to EUR 3,000 | EUR 2,200 to EUR 3,800 |
Famagusta district figures cover the Republic-controlled area only: Ayia Napa, Protaras and Paralimni. Achieved medians: CYSTAT, House Price Index Report 2015-2024.
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 19 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.
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.
What does buying in Cyprus add on top of the price?
The Department of Lands and Surveys charges transfer fees of 3% up to EUR 85,000, 5% from EUR 85,001 to EUR 170,000 and 8% above, with no fee where VAT is charged on the same transaction and a 50% discount where the fees apply.
The Department of Lands and Surveys states that a contract of sale needs stamping only if at least one party signed it before 1 January 2026.
The Ministry of Interior states that citizens of non-EU states need permission under Cap. 109 to acquire property, applied for on Form COMM 145, that no fee is payable and that applications take 2 to 3 weeks.
See VAT, transfer fees and closing costs and the district guides for Limassol, Paphos, Larnaca and Nicosia.
