Are House prices dropping in Cyprus?
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C'est la vie Team

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Are House Prices Dropping in Cyprus?

As of 2024, house prices in Cyprus are not dropping; they continue to rise steadily. Residential property prices have significantly increased in areas such as Limassol, Nicosia, and Paphos. For example, apartment prices in Limassol and Larnaca saw substantial annual growth rates of 10.4% and 12.3%, respectively.

The general trend across Cyprus indicates a stable to rising market, with no significant decreases in property prices anticipated. This trend is influenced by ongoing demand from foreign buyers and expatriates with apartments for sale in North Cyprus, which sustains the upward price pressure.

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Are House Prices Dropping in Cyprus?

The real estate market in Cyprus is often a topic of interest for investors, expatriates, and residents alike. As we delve into 2024, the question arises: are house prices dropping in Cyprus? Based on the latest data and trends, the answer is nuanced and broadly points to a resilient market with rising prices rather than declining.

Historical Context and Recent Trends

To understand the current state of the housing market in Cyprus, it’s essential to look at its historical context. Following a significant downturn in 2013 due to the economic crisis, the Cypriot real estate market rebounded in 2015. This recovery was characterized by gradual price increases, driven by economic stabilization and renewed foreign investment. The COVID-19 pandemic in 2020 caused a temporary stagnation, but the market quickly regained momentum in subsequent years.


By 2023, property prices in Cyprus were on an upward trajectory. According to Northern Cyprus apartments for sale, the official House Price Index showed a 2.1% quarterly increase in the first quarter of 2023 and a 7.7% annual increase. This trend continued throughout the year, reflecting strong demand from international buyers.

Regional Variations

Cyprus has several vital regions, each exhibiting unique real estate dynamics. The primary areas of interest are the four government-controlled districts—Limassol, Larnaca, Nicosia, and Paphos.

Limassol—This district has seen one of the country’s highest real estate price dynamics. Between 2022 and 2023, apartment prices increased by 10.4%, and house prices grew by 9.4%. Overall, residential real estate price growth was 10.6% over the year.

Larnaca – Known for its relatively affordable property prices compared to Limassol and Nicosia, Larnaca has also experienced significant growth. Apartment prices rose by 12.3% annually, and house prices increased by 5.8%.

Paphos – A popular destination for foreign buyers, Paphos saw apartment prices rise by 10.3% annually while house prices grew by 5.7%.

Nicosia -The capital district showed more moderate increases, with apartment prices growing by 4.4% and house prices by 4.2% annually.

Factors Influencing the Market

Several factors contribute to the ongoing rise in property prices in Cyprus with investing in real estate in North Cyprus:

1. Foreign Investment – Cyprus remains an attractive destination for foreign investors. The government’s policies, such as the Permanent Residence Program, which allows non-EU citizens to obtain residency by investing in real estate, have bolstered demand. Foreign companies relocating their headquarters to Cyprus further drive this demand, especially in urban areas.

2. Economic Stability– Post-crisis economic recovery and stable political conditions have created a conducive environment for real estate investments. The Cypriot economy has been growing, positively affecting consumer confidence and investment activities.

3. Construction Costs—Rising construction costs have also pushed higher property prices. The increase in material costs and labor has been passed on to buyers, contributing to the overall price increases.

4. Tourism: Cyprus’s robust tourism industry increases the demand for short-term rental properties and long-term residential investments. Regions like Paphos and Limassol attract tourists and see higher property price dynamics.

5. Supply and Demand—The basic economic principle of supply and demand applies. While the supply of new properties has increased, domestic and international demand has outpaced it, leading to higher prices.

Future Outlook

Given the current trends and factors, a decrease in house prices in Cyprus seems unlikely in the near term of bungalows for sale in North Cyprus. Projections for 2024 indicate continued stability and growth. For instance, in Limassol, apartment and house prices are expected to remain between 4,000 and 5,500 euros per square meter, mirroring 2023 levels. Similarly, other districts are expected to maintain or see slight increases in property prices.

Rental Market

The rental market in Cyprus also reflects the broader trends in the real estate sector. Rental prices have been rising, especially in areas with high demand from expatriates and foreign workers. The influx of foreign businesses and the need for employee housing have increased rental prices, particularly in urban centers like Limassol and Nicosia.

A House Cost in Cyprus

As of May 2024, the median apartment price in Cyprus is €550,000, with the median price per square meter around €4,311. The median house/villa price is €680,000, with the median price per square meter around €3,243.  However, it’s worth noting that the average house price in Cyprus is approximately €316,000, and most people tend to buy houses under €250,0002. If you’re interested in purchasing property in Cyprus, you’ll find a variety of options available, from apartments to houses, depending on your preferences and budget.

Heading into 2024, the Cyprus real estate market presents a promising outlook. Here are some key insights and trends:

Stable Growth: Property prices have been steadily increasing but at a more sustainable pace compared to the pre-2013 boom. This moderation in price growth is seen as a positive development, reducing the risk of a property bubble.

Foreign Investment: Cyprus continues to attract foreign investors seeking attractive properties. The island’s prospects as an international business center, sunny climate, safety, reasonable cost of living, and favorable tax system make it appealing for residential and commercial real estate investments through the North Cyprus real estate market.

High-End Property Demand: The high-end property market in Cyprus remains dynamic. In Q1 2024, the high-end segment accounted for 27% of all transactions, totaling €290 million. Limassol, in particular, saw great demand for premium residential properties, with 51% of transactions falling in the high-end category.

Geopolitical Considerations: The market’s performance should be considered in the context of geopolitical tensions. In the last two years (2022-2023), the market experienced substantial growth due to families and businesses relocating to safer countries like Cyprus. As the geopolitical situation stabilizes, the market is leveling to statistics similar to 2021.

Moderate Outlook for 2024: Experts expect a stable demand for residential property from local and international buyers. Traditional market drivers, such as an attractive lifestyle, business opportunities, and Cyprus’s status as a top investment destination in Europe, contribute to this Outlook.

Cyprus’s real estate market is characterized by stability, steady growth, and sustained interest from investors and homebuyers. As we navigate 2024, these trends provide valuable insights for informed decision-making.


In conclusion, house prices in Cyprus are not dropping. On the contrary, they have been on a consistent upward trend, driven by solid demand, foreign investment, economic stability, and rising construction costs. The real estate market in Cyprus continues to attract local and international buyers, ensuring that prices remain buoyant when buying property in Northern Cyprus.

Understanding these dynamics is crucial for potential investors and homebuyers. While the market presents opportunities for growth and investment returns, it also requires careful consideration of regional variations and market conditions. As always, consulting with local real estate experts and staying informed about market trends is advisable for making well-informed decisions in the Cypriot real estate market.



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