Investment property in Cyprus: what to buy and what it costs
Apartments for sale in all five districts of Cyprus with minimum prices, yields, taxes on buying and owning.
In 2026 a square metre in Limassol costs about $4,500 at asking prices, about $3,900 in Paphos, about $2,800 in Larnaca and about $2,500 in Nicosia. A one-bedroom apartment in the Paphos district or in Larnaca starts from $85,000. Stamp duty is gone from 2026, there has been no annual property tax since 2017, and Cyprus gives permanent residence for a new home from a developer from $337,000 (300,000 euros plus VAT).
Below are seven apartments for sale now, from $85,000 in Peyia to $337,000 in Limassol for permanent residence, prices by city, rental yields, taxes on top of the price and the residence terms. A manager will confirm what is for sale today and the exact price.
The market in brief
Prices and rules as of 2026.
What properties investors buy in Cyprus
Seven apartments for sale in Cyprus now, from $85,000 to $337,000: Paphos, Larnaca, Nicosia, Paralimni and Limassol. The price, area, floor and condition are the seller's; a manager will send the documents, the title deed and similar options to the chat.
A one-bedroom apartment with a shared pool near Coral Bay
from $85,000
A 61 m² apartment on the 1st floor of a five-storey building in Peyia: 51 m² inside and a 10 m² covered veranda with a view over the town. The complex has a shared pool, and a separate title deed for the apartment is issued. It is sold unfurnished. The centre of Peyia is close by, and Coral Bay is a few minutes' drive. Long-term rent in Peyia is scarce, so the apartment is bought for living by the sea.
A vacant one-bedroom apartment with a veranda by the new marina
from $96,000
A 48 m² apartment with an 8 m² covered veranda in a quiet residential area of Larnaca by the new marina: a living room with a kitchen opening onto the veranda, a bedroom and a bathroom. The building has a pool, and the sea is visible from the balcony. The apartment is vacant and ready to move into. The centre of Larnaca and the seafront are close. Such apartments in Larnaca rent from $850 (€750) a month, about 10.6% a year.
A one-bedroom apartment with a balcony and covered parking
from $124,000
A 50 m² apartment on the 1st floor of a building from 2007 in Pallouriotissa: a living room with a kitchen, a bedroom, a bathroom and a balcony. It comes with a covered parking space and a storage room, and the title deed is issued. A supermarket is nearby and central Nicosia is a few minutes away. In the capital rent holds up all year: such apartments rent from $730 (€650) a month, about 7.1% a year.
A two-bedroom apartment taking a whole floor near Protaras
from $124,000
An 84 m² apartment taking the whole 2nd floor of a building in Paralimni: a living room, a kitchen, two bedrooms, a bathroom and an open veranda, with its own covered parking space. It is sold under a sale and purchase contract, so before the deposit we check when the separate title deed will be issued. Rent in Paralimni and Protaras is mostly seasonal, so the apartment is bought for family life by the sea.
A top-floor two-bedroom apartment with verandas
from $191,000
A 78 m² apartment with 14 m² of covered verandas on the 3rd, top floor of a building from 2008 with a lift: a living room with a kitchen and two bedrooms. It has its own covered parking space and a storage room. Shops, schools and sports grounds are nearby, and the Limassol marina and port are close. It is the most affordable two-bedroom apartment in Limassol: it is sold by assignment of contract, the developer's plot is mortgaged to a bank, and a bank letter protects the apartment's share until the title deed is issued, so no mortgage is available on it. Such apartments rent from $1,520 (€1,350) a month, about 9.5% a year.
A two-level apartment with sea views and two balconies
from $225,000
An 80 m² apartment on two levels in the Universal area of Paphos: a living room with a large kitchen, two bedrooms, a bathroom, a storage room and two balconies facing Kato Paphos and the sea. There is air conditioning in every room and covered parking. Such apartments in Paphos rent from $1,460 (€1,300) a month, about 7.8% a year.
A new two-bedroom apartment in a gated complex for permanent residence
from $337,000
A new 71 m² apartment on the 1st floor of 4 in a gated complex in Trachoni: two bedrooms, underfloor heating and energy class A. The complex has a pool, a gym, a lift and covered parking. The building is finished and the keys are ready. The price is exactly the permanent residence threshold, $337,000 (300,000 euros plus VAT), and the seller has already cut it by $22,460 (€20,000). Such apartments in Trachoni rent from $2,140 (€1,900) a month, about 7.6% a year.
The price is the seller's price in 2026, in dollars rounded up to the thousand, in euros in brackets. Each apartment costs no more than the lowest price of similar apartments in the district plus 10%, the permanent residence apartment from the threshold of $337,000 (300,000 euros plus VAT). The monthly rent comes from long-term rental listings for similar apartments in the city. We check the cards monthly and replace a sold apartment with one of the same type and price.
How much an apartment costs in Cypriot cities in 2026
By the Central Bank of Cyprus index, in the second quarter of 2026 home prices rose 8.5% year on year and 2.4% quarter on quarter, and apartment prices rose 8.9% year on year. Famagusta, Larnaca and Paphos are rising fastest, Nicosia slowest.
| District of Cyprus | Price change over the year |
|---|---|
| Famagusta | +10% |
| Larnaca | +9.8% |
| Paphos | +9.6% |
| Limassol | +7.8% |
| Nicosia | +5.7% |
| Cyprus on average | +8.5%, apartments +8.9% |
Data for 2026: the residential property price index of the Central Bank of Cyprus, second quarter of 2026 against the second quarter of 2025.
| City from the cards | Price per m², asking | 70 m² apartment |
|---|---|---|
| Limassol | ~$4,500 (4,020 euros) | ~$316,000 |
| Paphos | ~$3,900 (3,500 euros) | ~$275,000 |
| Famagusta: Ayia Napa, Protaras, Paralimni | ~$3,500 (3,140 euros) | ~$246,000 |
| Larnaca | ~$2,800 (2,530 euros) | ~$199,000 |
| Nicosia | ~$2,500 (2,190 euros) | ~$172,000 |
Data for 2026: the average asking price of apartments in the cities where the apartments from the cards are for sale; dollars at 2026 exchange rates.
What yield renting out gives
The gross yield from long-term rent in Limassol is about 5.8% a year before tax. The apartments in the cards in Nicosia, Paphos and Limassol rent at 7.1-9.5%, and the apartment in Larnaca has the highest yield, about 10.6%. Rent holds up all year in Limassol, Nicosia and Larnaca, while in Paralimni and Protaras it is seasonal.
| Tax | Rate |
|---|---|
| Income from letting a home | on a 0-35% scale, the first $24,700 (22,000 euros) a year is tax-free |
| Letting through a Cypriot company | 15% corporate tax |
| Sale | 20% of the gain on selling Cypriot property |
| Annual property tax | abolished since 2017 |
Data for 2026: the yield is the Limassol average; countries are compared in the rental yield table.
In 2023 Russia suspended its double tax treaty with Cyprus, so tax on rent is paid in Cyprus, and a Russian tax resident also reports this income in Russia. Rates and examples are on the page taxes in Cyprus.
What costs to add to the property price
| Payment | Amount |
|---|---|
| VAT on a new home from a developer | 19%, or 5% on the first 130 m² for your own home |
| Transfer fee on resale | 3%, 5% and 8% on a price scale; halved if no VAT was paid |
| Stamp duty | abolished from 1 January 2026 |
| Purchase permit for a citizen of a non-EU country | free, issued by the district administration in 2-3 weeks |
| Lawyer | checks the title, mortgages and permits and registers the contract at the Land Registry |
Data for 2026. The sale contract is registered at the Land Registry right after signing: this protects the buyer until the title deed is issued. A manager calculates the total for a specific apartment.
In Cyprus the title deed and the plot's mortgages are checked before the deposit
Mistakes cost more than the tax: an apartment without a separate title deed on a plot mortgaged to a bank, a building without an occupancy permit, a resale instead of a first sale from a developer, which does not give permanent residence. Murblz support removes these risks: we find a property for the budget and goal, check the title deed, mortgages and permits, obtain the purchase permit and take the deal through to the transfer of the title deed.
The cost of support depends on the purchase budget and the goal - investment, relocation or permanent residence; a manager calculates it in the chat.
Does buying give a residence permit
Yes, permanent residence for a new home from a developer from $337,000 (300,000 euros plus VAT). You need proven income from abroad of at least $56,100 (50,000 euros) a year; the purchase money comes from abroad, and at least 66% of the price is paid before applying. The new apartment in Trachoni in the cards meets the threshold, and a manager will send other new apartments from this amount to the chat.
The permanent residence card is issued for 10 years; you apply in person and then visit Cyprus once every two years. Cyprus closed its citizenship by investment scheme in 2020. You can buy an apartment without residence: a citizen of a non-EU country gets a free permit from the district administration. More on the pages Cyprus permanent residency by investment and Cyprus residence permit.
How we find a property
- Budget and goal: investment, a home for relocation or permanent residence. The manager clarifies the city, district and how you will pay.
- A selection of real properties: apartments with the seller's price, floor area, title deed and a yield calculation.
- Checks: the title deed or the developer contract, bank mortgages on the plot, building and occupancy permits.
- A remote deal by power of attorney: the purchase permit, a contract with a deposit, registration of the contract at the Land Registry and transfer of the title deed.
The manager sends the selection to the chat, with sellers' prices on the date of the selection.
Options in other countries
Investment property in other countries:
- Investment property in Turkey: what to buy and what it costs
- Investment property in the UAE: what to buy in Dubai and what it costs
- Investment property in Serbia: what to buy and what it costs
- Investment property in Brazil: what to buy and what it costs
- Investment property in Georgia: what to buy and what it costs
- Investment property in Spain: what to buy and what it costs
- Investment property in Italy: what to buy and what it costs
- Investment property in Bulgaria: what to buy and what it costs
- Investment property in Montenegro: what to buy and what it costs
More on buying in this country:
- Property in Cyprus for foreigners: rules, taxes and the deal
- How to buy an apartment in Cyprus
- Cyprus permanent residency by investment
- Taxes in Cyprus
- Limassol: what to see and whether to move there
- Paphos: what to see and whether to move there
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does an apartment in Cyprus cost in 2026?
Can foreigners buy property in Cyprus?
Does buying an apartment give permanent residence in Cyprus?
What yield does letting an apartment in Cyprus give?
What taxes apply when buying an apartment in Cyprus?
Is there a property tax in Cyprus?
Where to buy an apartment for investment in Cyprus?
Can I buy an apartment in Cyprus remotely?
Don’t want to figure this out alone?
We handle the whole process end to end: we shortlist properties for your goal, run legal checks and support the deal through to registration. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
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