Cyprus Apartment Prices in November 2026: City Comparison
The November overview of the Cyprus market shows a clear price gap between the island’s main cities. According to the report updated on 3 November 2026, the median asking price for a two-bedroom apartment is €405,000 in Limassol, €330,000 in Paphos and €267,000 in Larnaca. The sample includes 1,879 properties with published prices, while new-build homes account for 61% of total supply.
What the prices show
Limassol remains the most expensive of the three key coastal markets. The average asking price for apartments is around €5,000 per m². The comparable figure is approximately €4,200 per m² in Paphos and €3,200 per m² in Larnaca. This means that Limassol’s price per square metre is about 56% higher than Larnaca’s and roughly 19% higher than Paphos’s.
The report tracks asking prices rather than completed transaction values. New-build prices are also generally quoted plus VAT. Even so, the consistent methodology provides a useful view of each city’s positioning and the entry budgets buyers should expect.
Where new supply is concentrated
The share of new-build properties is especially high in Paphos, where it reaches 72% of available supply. The figure is 70% in Limassol and 69% in Larnaca. Buyers in the coastal cities are therefore choosing mainly between modern developments, where the final cost depends not only on size but also on construction stage, district, views, project facilities and payment terms.
Paphos leads the report by listing count with 584 properties. Limassol follows with 537, while Larnaca has 311. A larger number of listings does not automatically mean lower prices: the Paphos mix includes a substantial number of houses and villas.
What this means for buyers
Larnaca remains the most accessible entry point of the three cities. Its median two-bedroom apartment is €138,000 cheaper than the equivalent benchmark in Limassol. Paphos occupies the middle position, combining a high share of new housing with a broad selection of houses. Limassol requires a larger budget but maintains premium positioning and the highest price-per-square-metre benchmark.
Investor takeaway
The city-level gap supports three different strategies. Larnaca suits a lower entry budget, Paphos offers a choice between apartments and villas, and Limassol targets the premium segment. Investors should compare not only the total price but also price per m², VAT, project stage and the liquidity of the specific district.
Source: Vouniotis Market Report
Founder of ProNadlan. New-build property selection and deal support in Cyprus: Limassol, Paphos, Larnaca.