Limassol and Larnaca side by side
What does a square metre cost in Limassol and in Larnaca?
The median achieved price in 2024 was EUR 2,975 per square metre in Limassol and EUR 1,933 in Larnaca, 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 Larnaca, apartments advertised in Q3 2026 were asking EUR 2,000 to EUR 3,200 per square metre, and houses and villas EUR 1,800 to EUR 2,800, 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+ |
| Larnaca | EUR 1,933 | EUR 2,000 to EUR 3,200 | EUR 1,800 to EUR 2,800 |
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.
Which district has the busier property market?
Limassol recorded 4,860 contracts of sale from January to September 2026 against 3,291 in Larnaca, according to Department of Lands and Surveys contract-of-sale statistics.
September 2026 contracts were 29% above September 2025 in Larnaca 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 19.0% in Larnaca 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?
Larnaka International Airport handled 9,914,092 passengers in 2025, according to its operator Hermes Airports, and sits in Larnaca district, while Limassol district has no airport of its own.
Pafos International Airport, the Republic’s other international airport, handled 3,837,155 passengers in 2025 on the same Hermes Airports figures.
Do the buying rules differ between Limassol and Larnaca?
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.
