buyer's guide
Limassol property prices in 2026
Limassol is the most expensive city in Cyprus, and prices are still rising. Here are the latest official and independent figures, each with its date, what they show by area, and how to read them before you compare homes.
Updated
The short answer
- Year on year: residential prices in Limassol rose 7.8% in the second quarter of 2026, according to the Central Bank of Cyprus index. Apartments rose 7.8%, houses 4.3%.
- Resales: the median resale apartment in Limassol sold for €2,686 per m² in the first half of 2026, and the median house for €2,221 per m² (Landbank Analytics, reported by Cyprus Mail, September 2026).
- New builds: the median new-build apartment in Limassol district sold for €297,600 in the first half of 2026, and the median new house for €390,000 (Landbank Analytics, July 2026).
- Demand: 4,860 sale contracts were deposited at the Limassol Land Registry from January to September 2026, 17% more than a year earlier.
The year-on-year trend
The Central Bank of Cyprus (CBC) publishes the island's official residential property price index every quarter, built from bank valuations. It covers each district, not individual neighbourhoods. For Limassol, all homes rose 6.6% in 2022, 10.4% in 2023, 7.6% in 2024 and 7.4% in 2025. The latest quarters:
| Quarter | Limassol apartments | Limassol houses | All Cyprus, all homes |
|---|---|---|---|
| Q2 2025 | +4.8% | +6.0% | +4.7% |
| Q3 2025 | +5.0% | +5.5% | +5.0% |
| Q4 2025 | +9.3% | +6.0% | +7.1% |
| Q1 2026 | +10.7% | +2.4% | +7.5% |
| Q2 2026 | +7.8% | +4.3% | +8.5% |
Each figure is the change against the same quarter a year earlier (CBC, Residential Property Price Index 2026 Q2, published September 2026). Limassol was the only district where annual growth slowed in Q2 2026, but it slowed from a high level. The RICS Cyprus Property Index with KPMG points the same way: island-wide, apartment values rose 5.42% and apartment rents 7.36% in the year to Q2 2026.
Price per m²: resales and new builds
No official body publishes a price per m² for each Limassol neighbourhood. The figures below come from Land Registry transactions analysed by Landbank Analytics and from a large survey of asking prices, as reported in the press. They measure different things, so compare like with like.
| Measure | Figure | Period and source |
|---|---|---|
| Resale apartments, median | €2,686 per m² (median price €217,000) | H1 2026, Landbank Analytics via Cyprus Mail |
| Resale houses, median | €2,221 per m² (median price €325,000) | H1 2026, Landbank Analytics via Cyprus Mail |
| Resale apartments, Agios Tychonas | €3,382 per m², the highest of the main areas | H1 2026, Landbank Analytics via Cyprus Mail |
| New-build apartments, median price | €297,600 (895 sales) | H1 2026, Landbank Analytics via Cyprus Mail |
| New-build houses, median price | €390,000 (155 sales) | H1 2026, Landbank Analytics via Cyprus Mail |
| Two-bedroom flats for sale, median asking | €4,497 per m² | Listings survey by BuySell and AXIA, July 2025 |
The gap between €2,686 and €4,497 is mostly age and type. The median resale apartment sold in Limassol in 2026 was built in 1994; asking prices include new and nearly new homes, before any discount. New-build prices are also usually quoted plus VAT at 5% or 19%: see VAT on property: 5% or 19%.
Prices by area
The latest area-level figures, with their dates. Where no reliable figure is published, we say so rather than estimate.
| Area | What the published data shows |
|---|---|
| Limassol centre and seafront | 384 new-build sales in Limassol municipality in H1 2026. Off-plan sales in the city in Q3 2026: median €292,500, from €95,000 to €4.1 million. Neapolis two-bedroom flats: median asking €600,000 (July 2025). |
| Germasogeia | New-build median €472,500 over 132 sales in H1 2026; off-plan median €383,762 over 73 sales in Q3 2026. Two-bedroom flats: median asking €520,614, and €699,263 in Potamos Germasogeias (July 2025). |
| Agios Athanasios | 148 new-build sales in H1 2026, one of the busiest areas of the district. Two-bedroom flats: median asking €420,623 (July 2025). |
| Mesa Geitonia | 22 resale apartment sales in H1 2026. No reliable published price figure for the area. |
| Mouttagiaka and Amathus | No published area figure. The coast here lies between Germasogeia and Agios Tychonas, where resale flats reached €3,382 per m² in H1 2026: the eastern seafront is the most expensive part of Limassol. |
| Ypsonas and Kato Polemidia | The most affordable of the ten areas in the 2025 survey: two-bedroom flats at a median asking €270,000 in Ypsonas and €290,000 in Kato Polemidia. |
Sources: Landbank Analytics for sales (Cyprus Mail, July, September and October 2026) and the BuySell and AXIA survey of asking prices (Cyprus Mail, July 2025). Medians move with the mix of homes sold in each period, so a change from one quarter to the next is not a price index.
What drives prices in Limassol
- Foreign buyers. The CBC puts strong foreign demand first. In Q2 2026 Limassol recorded 1,765 sale contracts, the most of any district, and 34% went to buyers from abroad (10% EU, 24% non-EU).
- Construction costs. Building materials prices rose 2.4% a year in Q2 2026 (CYSTAT, cited by the CBC) and stay at historically high levels; builders also report labour shortages.
- Credit. New housing loans rose 14.2% a year in Q2 2026, and the average housing loan rate was 3.23% in June 2026.
- Supply. Building permits for new homes rose 63.7% in January to May 2026. More homes on the way can slow price growth over the next few years.
- Rents. Strong rents support prices: see rental yield in Limassol.
- The VAT caps. The 5% rate covers a main residence up to 190 m² and €475,000, which steers developers towards smaller homes. In Q3 2026, 64.8% of recorded off-plan sales island-wide were under €300,000 (Landbank Analytics).
How to read a Limassol price
- Index or median? An index follows the same kind of home over time; a median moves with whatever happened to sell.
- Asking or sold? Listing prices are what sellers hope for. Land Registry data records what buyers agreed.
- Which area? Covered area, verandas, parking and storage are counted differently from project to project. Ask for the internal area and the covered verandas separately.
- Plus VAT? New homes are usually quoted without VAT, resales without transfer fees. See the cost of buying property.
Oniro homes in Agios Athanasios
Aegea Views is a building of ten apartments in Agios Athanasios, from €335,000 plus VAT, and all ten qualify for the 5% rate as a main residence. The apartment pages show live availability and each price, so you can set them against the figures above.
Common questions
Sources
Figures on this page were checked against these sources on the date above.
- Central Bank of Cyprus - Residential Property Price Index, 2026 Q2 (September 2026)
- Central Bank of Cyprus - Residential Property Price Indices (all releases)
- Department of Lands and Surveys - Contracts of sale by district, 2025-2026 (to September, issued 5 October 2026)
- RICS Cyprus Property Index with KPMG in Cyprus - Q2 2026
- Cyprus Mail - Cyprus property prices climb as foreign demand stays strong, CBC says (September 2026)
- Cyprus Mail - Limassol commands highest square metre prices in Cyprus property market (September 2026)
- Cyprus Mail - Cyprus new-build property sales in the first half of 2026 (July 2026)
- Cyprus Mail - Cyprus developers focus on sub-€300,000 homes amid shifting demand (October 2026)
- Cyprus Mail - Cyprus new-build property market hits €2.5bn as apartment sales surge (February 2026)
- Cyprus Mail - Insights from the largest real-estate study conducted in Cyprus, BuySell and AXIA (July 2025)
General information as of October 2026, not legal or tax advice. Rates, limits and procedures change; confirm every point with an independent Cypriot lawyer or tax adviser before you commit.
