Where to buy in Cyprus

Cyprus is a favourite for those seeking a place to call home where the sun shines 300-320 days of the year. With a little bit of planning and the right know-how, making the dream of owning a home there can become a reality.

It may not be a large island – the Republic of Cyprus covers just over 9,000 square kilometres, less than half the size of Wales – but has distinct regions with varying appeal.

Here, we provide an introduction to the key areas in Cyprus, particularly those popular with international buyers.

Factors to consider when choosing a location

There’s much to think about before buying a home in Cyprus, so it’s worth taking time to think about your motivations.

Here are some questions to ask yourself, which will help you narrow down your property search:

Why are you buying?

So, you know you want to buy a property in Cyprus, but why, exactly? Analysing and articulating your thoughts can help motivate and direct you. Start by writing down your ideas.

Here are some examples:

• “We want to enjoy more space, sun and warmer weather”
• “I want a place to enjoy memorable holidays with family and friends”
• “Now the kids have left home, we need a new adventure”
• “Property investments in Cyprus could have real potential”

How will you use the property?

Will you be there for the odd long weekend, three weeks over the summer, for investment, for relocation, for holidays and then eventually retirement?

Be honest with yourself. If you really don’t think you’ll be nipping down for weekends, you can save money by being further from the airport. If you don’t want the hassle of getting a rental licence, don’t worry about rentals or investment potential.

What don’t you need?

Think about what you could do without. Would you hate having to book a hire car every time you go to Cyprus? Do you find a sandy beach less appealing than your own pool? Are you worried that you’ll be saddled with all the pool cleaning or cooking? Would you find the presence of holidaymakers on your doorstep all summer a little irksome?

Now is the time to say it and loud and clear, so your estate agent can hear you and act accordingly. Spell out any worries and concerns sooner rather than later to avoid problems.

How much can you afford?

There may be ways to raise more money or even share the costs but get an idea of your realistic budget from the off. After all, knowing how much you can afford upfront will allow you to search for houses in Cyprus without pricing yourself out of a move later. It’s also worth remembering that you should budget for 10% extra for buying costs.

For guidance on how your budget measures up in euros, speak to our recommended currency specialist, Smart Currency Exchange

Popular regions and cities

Cyprus caters for all tastes, enabling you to find the perfect location for retirement, a holiday home or work relocation. Buying a property overseas is a huge decision that you’ll want to get right both financially and emotionally. So, let’s take a closer look at the types of locations you have to choose from in Cyprus

Below, we’ll take you on a tour of some of the island’s regions and cities:

[image map of Cyprus] 

Paphos

Overseas property buyers continue to flock to Paphos to take advantage of the well-established expat community, enjoy one of the most spectacular harbours in the Mediterranean and make use of the convenient year-round budget flights from the international airport.

Paphos has developed into two distinct halves. Firstly, there is the old town, known as Old Paphos (or Paleo Paphos), which occupies the hill at the back of the town, and then there is Kato Paphos, which is the livelier, more touristy section focused on the harbour and beachfront.

The city’s large expat community is great for those looking to relocate permanently, as you’ll be able to make friends easily and get involved with various activities.

Many buyers, particularly people relocating to Cyprus, prefer to head to one of the old villages nestled in the hills behind Paphos city centre. In fact, when many homeowners say they have a house in Paphos, there is a good chance it is not in the resort itself.

Larnaca

If you want a more relaxed pace of life, away from areas overrun with expats and tourists, Larnaca – with its Salt Lake and palm trees – could be the place for you. Average house prices are typically lower than in Paphos, Nicosia and Limassol, which is, in part, due to Larnaca being a little more traditionally Cypriot than some of its contemporaries.

Although not as popular with visitors as other towns, this beautifully compact city still offers everything most overseas property buyers crave from a life by the Med: a city centre beach backed by a palm-lined promenade, a mix of traditional and cosmopolitan influences, ancient monuments and fascinating architecture.

Property owners in Larnaca may wonder why more buyers don’t head here as they stroll along the palm-line promenade of its beach or take in the ancient monuments. However, buyers enjoy the sleepy feel of Larnaca and the variety of properties available which range from beachfront apartments to village homes and swanky villas.

Limassol

Sitting on the shores of Akrotiri Bay on the southern coast of Cyprus, Limassol is the island’s second-largest urban area. Buyers choose Limassol for its intriguing combination of modern architecture and remnants of the island’s turbulent and multicultural past.

The traditional historic core, made up of the winding streets of the old town and the Old Fisherman’s Harbour, serves as a reminder of the town’s past. While its energetic, modern alter ego is perfectly demonstrated by state-of-the-art developments like the marina and Limassol Del Mar, a €350 million landmark development consisting of luxury residences.

Those living in Larnaca can live quietly or more actively if they wish, with the beachfront and promenade on their doorsteps and the sea providing ample opportunity for water sports enthusiasts. Properties again, are hugely diverse. There are luxury villas in the hills and Parekklisia, the most prestigious residential area in Limassol, but also more affordable homes in villages just 10 minutes from the city centre for as little as €150,000.

Nicosia

Located 50 kilometres from the coast, the island’s capital of Nicosia is perfect for those who thrive in the hustle and bustle of city life but don’t mind being away from the beach.

The city is typically split in two – Old Nicosia and New Nicosia. Old Nicosia oozes historical significance and there is much to see if you’re into architecture – the Venetian walls and bastions are particularly impressive. The Old Town is home to the Republic of Cyprus’ government, and the Green Line that has continued to divide the country from Northern Cyprus since 1974.

New Nicosia is much more modern. There, you’ll find popular European shops, Cypriot and Greek restaurants and upmarket wine bars. New Nicosia also has a growing student population which has helped shape a young, vibrant atmosphere in the centre of the city.

Properties in Cyprus range from one-bedroom apartments that start at €120,000 to more traditional homes with starting prices around €200,000. Properties in Nicosia town centre are typically more expensive and luxury home buyers can find penthouses and apartments in sky-high residential blocks from €650,000.

Ayia Napa

The tourist resort of Ayia Napa in the east has previously gained a bad reputation for the hedonistic excesses of some youthful holidaymakers. However, the town has been drastically cleaned up over the last few decades and is now much more family focused. For example, the luxury marina contains 600 berths, retail outlets, a private beach club and a range of luxury properties, which attract well-to-do buyers. Visitors and residents alike enjoy Ayia Napa’s 500m Blue Flag Nissi beach and surrounding cliffs, which make a fine backdrop for those looking to relocate somewhere beautiful and welcoming.

Property buyers in Famagusta can often factor rental income into their calculations which is why apartments are typically more expensive here vs elsewhere in Cyprus. Ayia Napa and the surrounding neighbourhoods, Ayia Thekla and Ayia Triada offer a range of traditional Cypriot homes, villas, apartments and a selection of new-build developments for those seeking a key-ready property.

Troodos Mountains

If you’d prefer to spend your days away from big cities and tourist resorts, the Troödos Mountains, rising to nearly 2000m/6500ft north-west of Limassol, could be the perfect spot. This huge expanse of igneous rock is carpeted with lush forest, providing cool, pine-scented air and quiet villages like Argos, Prodromos and Fikardou. You can even ski around here in winter.

Alternatively, there are land plots for sale in these mountainous regions which – subject to planning permission – could provide you with a place to build your dream home from scratch.

Akamas Peninsula

The unspoilt Akamas Peninsula is a world away from the bustle of the southern coast. It sits at the northwesternmost point of the island, north of Paphos and close to Neo Chorio. The area boasts a densely wooded headland divided by a range of steep hills. The mythological home of Aphrodite’s fountain, Akamas’ gorges and dense forest are largely inaccessible by road, making it paradise for outdoor fans and one of the most biodiverse regions in Europe. The landscape flattens out as you reach the beautiful blue waters of Cape Arnaoutis.

Lara Beach is one of its main attractions, a stretch of golden sand only accessible by foot, bike or boat, and home to a colony of loggerhead turtles. However, despite this, you’re under 50 minutes’ drive from the main resorts of Paphos and Limassol with all their conveniences and services.

The peninsula has an area of 230 square kilometres and the National Park is a favourite destination for hikers, active tourists and adventurers. Alongside the dense forest, there’s much to discover, including precious flora and fauna, the Blue Lagoon and Fontana Amoroza – a remote beach within the National Park.

Properties in the region are hugely varied. On one hand you’ll find luxury villas overlooking the crystal-clear waters of the bay with prices ranging from €850,000 to €3 million. The region is popular among international buyers, particularly from the UK, due to its stunning landscapes and proximity to amenities. This makes it a good option for both personal use and investment.

Emerging property markets

Cyprus is an island for property buyers operating on all budgets. Of late, development properties have been much more popular, with residential projects popping up in some of our favourite locations including Limassol and Larnaca.

Here are some locations that are particularly trendy at the moment:

Aphrodite Hills, Paphos

Aphrodite Hills is an award-winning resort nestled in the hills above Paphos, overlooking the crystal-clear waters of the Mediterranean Sea. Whether it’s luxurious accommodation, world-class sports facilities, fine dining, relaxation, entertainment or all of the above you’re after, the resort has it covered. There’s even a village square that helps add a community feel to proceedings. Luxury six-bed villas can go for as much as €5.5 million around here.

Limassol

The port town of Limassol is fast becoming known as the “Dubai of Cyprus”, thanks to its ever-growing high-end, high-rise skyline. While some parts of the island are desperate to cling on to their traditional roots, Limassol is proudly embracing a more contemporary approach. Consequently, there’s no shortage of luxury apartments around here. And if one tower block gets snapped up by eager buyers, it seems like another is already under construction to meet the demand, with plenty more giant structures in the pipeline.

A two-bed apartment located in the tallest seafront residential tower in Europe, with an expansive veranda, panoramic seas views and access to a pool, bar, spa, games room and wine cellar could be yours for a mere €3 million. On the other hand, you can find a home in the charming village of Pissouri, – just 10 minutes from the city centre – from €125,000.

Larnaca

If you’d prefer to enjoy a slightly more traditional slice of island life, Larnaca could be the location for you. You’ll be left asking yourself why the port town isn’t teeming with tourists as you stroll along the palm-line promenade of its city centre beach or visit the ancient monuments — but you won’t be complaining. The city offers a variety of property styles; however, apartments are more popular than homes and villas and can be picked up from €150,000.