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Apartments to buy in Cyprus

Apartments, flats, studios and penthouses for sale in sought-after parts of Cyprus — Paphos, Limassol, Nicosia and beyond. ABC Cyprus Homes guides you from the shortlist through to the handover.
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Buying an apartment in Cyprus

The range runs from compact studios through classic one- and two-bedroom flats to generous penthouses with sea views. Apartment developments in Cyprus normally come with communal areas — a pool, gardens, parking, a lift — though the quality of those developments varies considerably.
ABC Cyprus Homes shows you apartments that are actually available, filtered by budget, region and intended use, explains the location and the quality of the development, and stays with you through to the handover. That saves time and gives you more certainty than browsing unfiltered listings on international portals.
Whether an apartment or a house suits you better comes down to how you want to live. Apartments win on low upkeep and minimal outdoor maintenance; houses and villas offer more privacy, a garden or a pool. Both are readily available in Cyprus.

What is different about buying an apartment in Cyprus

Communal charges are not optional

Almost every development carries a monthly charge for the pool, gardens, lift and management. Ask what it is and when it was last increased before you commit.

Often sold furnished

Many apartments come furnished or part-furnished. Get whatever is included written into the contract.

No entrance hall

Cypriot apartments frequently open straight into the living room or an open-plan living and dining area, rather than into a hallway.

The contract of sale

It must be lodged with the Land Registry within 60 days.

Title deed

On new builds, the individual title deed has often not been issued yet. Always have this checked.

Buyers from outside the EU

Non-EU nationals, including UK citizens, need a permit from the Council of Ministers. Your lawyer applies for it, and in practice it is a formality for a single property. ABC Cyprus Homes works in the Republic of Cyprus.

A lawyer is non-negotiable

In Cyprus, purchases are always handled through a lawyer. Never buy without that protection.

Who does an apartment in Cyprus suit?

If you are in Cyprus permanently or for extended periods, an apartment is usually the more practical option: no gardening, no pool to run, far less to look after yourself. Well-connected flats with everyday amenities on the doorstep are readily available in Kato Paphos and Chloraka in particular.
For buyers who visit Cyprus regularly but do not live here, an apartment is the classic answer: lock up and leave. Whether you can let it short-term while you are away depends on the development, the location and the rules set by its management committee — we check that for you on the ground.
Cyprus has an active rental market, particularly in Paphos and Limassol. Well-placed apartments in sound developments can produce regular rental income. ABC Cyprus Homes will tell you realistically how well a particular property is likely to let.
An apartment is the lowest-maintenance form of property for retirement: no plot of land, no large grounds, and communal costs you can plan for. Mild winters, English spoken almost everywhere and an unhurried pace of life make Cyprus an easy place to settle.

Popular areas for buying an apartment in Cyprus

Cyprus is smaller than many people expect, but its regions differ markedly in character, price level and day-to-day feel.
Paphos is where ABC Cyprus Homes is most deeply rooted. Kato Paphos combines proximity to the sea, the harbour, restaurants and shopping in one place, which makes it particularly sought after by international buyers. For detailed price ranges, see the table below.
Quieter locations around Paphos offering good value for money. Chloraka sits on higher ground with sea views, Geroskipou is flatter and more everyday in character, and Peyia lies a little further out and tends to be cooler.
The quieter, more unspoilt north of the Paphos district. Polis offers small-town living, while Latchi has the harbour and the sea on its doorstep in premium locations. Entry prices are lower than in Paphos town, with the exception of the Latchi waterfront.
Cyprus’s second city — more urban, more expensive, more international. Two-bedroom apartments here often start at around €300,000 and rise well above that in prime areas such as Germasogeia. It appeals to buyers with a business focus and to those who want a premium city address.
Larnaca is a growing market attracting increasing interest, particularly in coastal areas such as Makenzy and the Livadia development zone. Prices sit on average below Paphos and well below Limassol, which makes it worth considering for budget-conscious buyers or as an investment with room to grow. Short journeys to the airport and good flight connections across Europe make it straightforward to combine a home in Cyprus with commitments elsewhere.
As the capital and an inland city, Nicosia offers a stable, locally driven residential market without a coastline. It is popular with long-term residents, expatriates and buyers who put urban infrastructure first. Overall, prices are the lowest of the major cities.

What does an apartment in Cyprus cost?

The overview below shows realistic asking ranges by region and number of bedrooms (as at June 2026). Condition, sea views, specification, age and the quality of the development can all move the price considerably. These are asking ranges, not official average values.

Apartment prices by district

← Scroll the table horizontally →

Area Studio 1 bedroom 2 bedrooms 3 bedrooms 4 bedrooms
Paphos district €120k–180k €140k–240k €180k–350k €250k–550k €450k–900k
Limassol district €180k–280k €220k–400k €300k–650k €450k–1.2m €1.0m–2.5m
Larnaca district €110k–180k €140k–240k €190k–330k €280k–550k €500k–900k
Nicosia district €90k–160k €120k–220k €160k–320k €250k–550k €450k–900k
Polis / Latchi €90k–150k €110k–190k €140k–260k €220k–400k €350k–700k

Prices in EUR. Example: €140k = €140,000, €1.2m = €1,200,000. Sources: Cystat House Price Index 2024, ABC Cyprus Homes, Cyrentbuy, Bazaraki. Asking ranges, not official average values.

New build, resale or holiday apartment?

Choosing between a new build and a resale has a significant bearing on the price, on availability, on the costs that follow and on how much you are committing to sight unseen.

← Scroll the table horizontally →

New build / off-plan Resale
Availability Only once completed Ready to move into
Specification Modern, energy-efficient Varies with the year of construction
VAT 19% (5% under certain conditions) No VAT, but transfer fees apply
Can you inspect it? Not yet viewable on site Can be assessed directly
Title deed Often not yet issued Usually in place – still have it checked
Price Often attractive in the early phases Negotiable, reflects real market value

The comparison is a starting point. Whether a new build, an off-plan project or a resale suits you better depends on your timescale, your budget and how you intend to use the property – something we are happy to talk through with you.

New-build apartments and off-plan projects
Modern layouts, new communal facilities and attractive early-buyer prices. But completion dates do slip, and since June 2026 the reduced 5% VAT rate applies only to the first 130 m² of living space (up to a total of 190 m²) and only for a main residence. Legal checks matter especially on a new build.

Resale apartments
Visible straight away and open to inspection. You can judge the development, the neighbourhood and the location for what they actually are. No VAT, but transfer fees instead — in practice often with a 50% reduction. Always have the title deed, any encumbrances and the paperwork checked by an independent lawyer.

A holiday apartment with letting potential
Using a property yourself and letting it out can be combined — provided the development permits it, the location is in demand with visitors and professional management is available. ABC Cyprus Homes can give you a realistic assessment for a specific property.

What to look for in an apartment development

What the portals do not show you: the state of the communal areas, the quality of the management company, what the immediate neighbourhood is actually like. Those are precisely the things that decide whether a purchase turns out well.
  • Condition of the pool, communal gardens, entrance, stairwell and lift
  • The level of the communal charges and how current they are — when were they last increased?
  • The management company: professional and contactable?
  • Parking and storage: available, and included in the price?
  • Distance to the sea, a supermarket, a doctor, schools and restaurants
  • Noise: a main road, late-night venues or building sites nearby?
  • Letting: does the development allow short-term rentals?
  • Complete paperwork: title deed, planning permission, certificate of final approval
  • Legal checks: mortgages, encumbrances, outstanding debts owed by the seller

Costs and running expenses

ABC Cyprus Homes can help you assess these points, drawing on local market knowledge and direct experience of the developments in the area.

Communal charges
Monthly charges covering the pool, gardens, lift, cleaning and management: from under €100 in small developments to over €300 in large complexes. Always ask for the current figure before you buy.

Purchase costs
Legal fees of roughly 1–2% of the purchase price, either Land Registry transfer fees or VAT depending on the type of property, plus smaller administrative charges. For binding figures on current tax rates, your independent lawyer in Cyprus is the right person to ask.

Ongoing costs after the purchase
Electricity, water, internet, buildings insurance, municipal rates and the monthly communal charges. If you intend to let the property, budget for the management effort as well, and for a managing agent if you need one.

Buying an apartment in Cyprus: the process

Buying an apartment in Cyprus without being here permanently takes two things: a clear understanding of the legal process, and someone local who coordinates the practical steps.

1. Offer and reservation

Once terms are agreed, the buyer pays a reservation deposit — typically 5–10% of the purchase price — to take the apartment off the market.

2. Due diligence by a lawyer

A Cypriot lawyer checks the title, the planning permissions, any encumbrances and outstanding debts. On a new build, the certificate of final approval as well.

3. Signing the contract of sale

The lawyer draws up the contract. It must be lodged with the Land Registry within 60 days to protect the buyer’s rights.

4. Payment and handover

The balance of the purchase price is paid, all fees and charges are settled, and the keys and documents are handed over.

5. Registration of title

The buyer is registered as the owner. Only at that point is the purchase fully secure in law.

FAQ

Frequently asked questions about buying an apartment in Cyprus

That varies a great deal by region, location and specification. In the Paphos district, one-bedroom apartments typically sit between €140,000 and €240,000, and two-bedroom apartments between €180,000 and €350,000. Limassol is considerably more expensive, with two-bedroom apartments often starting at €300,000. Larnaca averages below both. You will find detailed ranges in the price table above. (All figures are asking ranges as at June 2026.)
Not as a general rule. It depends on the location, the development, demand and how the property can be managed. Apartments in areas well connected to tourism, such as Kato Paphos, can be let — provided the development allows it and professional management is available. ABC Cyprus Homes will give you an honest assessment for a specific property.
The condition of the communal areas, the level and reliability of the communal charges, the quality of the management company, parking and storage, the surrounding area, and complete legal paperwork — title deed, planning permission and no outstanding encumbrances.
A new build offers modern fittings and new communal facilities, but with uncertain completion dates and particular tax considerations, as the VAT rules changed in June 2026. A resale can be inspected immediately and usually comes with the title deed already in place. Which suits you better depends on your timescale, your budget and how much uncertainty you are willing to carry.
Legal fees of roughly 1–2% of the purchase price, either Land Registry transfer fees or VAT depending on the type of property, and smaller administrative charges. On an ongoing basis: communal charges, electricity, water, insurance and municipal rates. For binding figures on current tax rates, ask your independent lawyer in Cyprus.
Yes. Citizens of EU member states can buy property in the Republic of Cyprus without restriction and without a permit from the Council of Ministers. Buyers from outside the EU — including UK, Swiss and other non-EU nationals — do need that permit, which the lawyer applies for. For a single property it is a formality in practice and delays the purchase only slightly. The same applies whether you are buying to live in, as a holiday home or as an investment.
Paphos and Kato Paphos for international buyers who want to be near the sea. Chloraka, Geroskipou and Peyia for quieter locations with good value for money. Limassol for a premium city address. Larnaca as an affordable and growing market. Nicosia for a stable local residential market.
Yes, as required: furnishing, smaller renovations, finding long-term tenants, coordinating local tradespeople. Do tell us directly what you need once the purchase is done.
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