Dreaming of owning a home on the eastern coast of Cyprus? The district of Famagusta offers golden beaches, good value for money and a warm welcome for international buyers. But with parts of the district lying within the Turkish-controlled north, buying property in Famagusta requires careful research and support from trusted professionals.
This introduction from Your Overseas Home will help you explore the safest buying areas in Famagusta, understand the current property market and decide where to buy. We also provide a step-by-step guide to the buying process, so you can approach your purchase with clarity and confidence.
Contents
- Why buy in Famagusta?
- The Famagusta property market in 2025
- Best places to buy in Famagusta
- Is buying in Famagusta a good investment?
- 10 steps to buying a property in Famagusta
Buying property in Famagusta can mean modern luxury villas and private pools
Why buy in Famagusta?
The district of Famagusta covers a significant area of eastern Cyprus, with roughly 2,000 square kilometres lying within the internationally recognised Republic of Cyprus. This section includes peaceful villages, established coastal resorts and access to some of the country’s finest beaches.
Famagusta is popular for both second homes and full-time relocation. Here’s why:
1. Beach quality: Fourteen local beaches have Blue Flag status, which confirms high standards in water quality, safety and sustainability. Notable examples include Fig Tree Bay, Ayia Thekla, Nissi Beach and Pernera.
2. Weather: With over 300 sunny days a year, Famagusta is one of the sunniest spots in Europe, making it ideal for those drawn to an outdoor lifestyle.
3. Cost of living: Local living costs are generally lower than in most of western Europe. Groceries, healthcare and dining out remain affordable.
4. Accessible healthcare: Cyprus has both public and private healthcare options. EU and British retirees registered under the S1 system may access heavily subsidised treatment.
5. Thriving expat network: Expats from the UK and beyond live across the district. Social clubs, English-speaking doctors and expat-friendly estate agents make settling in far smoother.
To be clear, most of the city of Famagusta is part of the territory administered by the Turkish Republic of Northern Cyprus (TRNC), a state recognised only by Turkey. We do not recommend international buyers purchase in areas under TRNC control due to unresolved property rights concerns.
Learn all you need to know about purchasing abroad by claiming your free copy of our Cyprus buying guide:
The Famagusta property market in 2025
The Famagusta market remained resilient through 2024 and into 2025, with property prices maintaining an upward trend. According to the latest data from the Central Bank of Cyprus, apartment values in the region grew by 6.7% year on year, driven by demand for both holiday homes and buy-to-let rental investments.
The average apartment price in the district is now around €145,000, while a detached villa can range between €275,000 and €500,000 depending on exact location and features.
New developments are available in popular coastal spots like Ayia Napa and Ayia Thekla, offering resort-style facilities aimed at overseas buyers. However, the broader Famagusta area still offers traditional resale homes at competitive prices.
Many international buyers prefer apartments for their convenience, included amenities and easier maintenance. They frequently feature communal pools, private parking and gated access. Villas, especially close to the coast, are also in demand and may offer better long-term appreciation and rental income potential.
Sales volumes across Cyprus dipped slightly in 2023 due to rising interest rates, but 2025 has seen renewed activity with international buyers returning to the market, especially from the UK, Central Europe and Israel.
Best places to for buying property in Famagusta
Navigating the Famagusta market means selecting a safe, desirable and well-connected area in the Republic-controlled south-east. Here are four of the district’s most sought-after areas:
Ayia Napa: beachside property with lifestyle perks
Buying property in Ayia Napa is no longer committing to a party hotspot, the city is transforming to an upmarket resort. It now attracts families, retirees and lifestyle buyers, drawn to its marina, sandy beaches and new pedestrian zones.
The property selection is wide. Small one-bed flats near the centre can start at €80,000, while villas closer to the seafront begin around €300,000. Luxury homes with panoramic sea views or direct beach access fetch significantly more.
Highlights include the Ayia Napa Marina development, placing the area third in Cyprus for premium property interest after Limassol and Paphos.
Sotira: peaceful village living close to the coast
Sotira offers the charm of a traditional Cypriot village with access to modern amenities. Located just a short drive inland from Ayia Thekla and the sea, it appeals to buyers seeking tranquillity without the isolation of rural life.
Prices represent good value compared to more tourist-driven areas. Two-bed flats in new developments are available from €150,000, while resale detached homes come in lower, from €130,000.
Sotira has seen recent infrastructure improvements, including new schools and medical centres, increasing its appeal for families and retirees.
Paralimni: family-friendly town with expat appeal
Paralimni is the region’s main commercial and administrative centre. It blends local character with convenience, offering shops, restaurants, good schools and proximity to the sea.
It is a natural choice for buyers wanting everyday amenities, yet without the bustle of high-season tourism. Homes here range from compact apartments to large houses, and the build-up of services makes it one of the most practical choices for full-time relocation.
Prices for flats start at around €110,000. A spacious villa in Paralimni might cost from €275,000, with higher-end homes closer to Protaras priced upwards of €400,000.
Liopetri: affordability in a traditional setting
Liopetri, set inland from Ayia Napa, is a working village with a strong sense of community. Surrounded by agricultural land, the area is best suited to buyers looking for a quiet base with authentic local life.
Its housing stock includes farmhouses, stone-built residences and newer builds. Prices start from around €90,000 for a two-bedroom apartment, with semi-detached or detached houses available from €130,000.
Although the local rental market is modest, Liopetri’s affordability and access to the wider Ayia Napa-Protaras area make it a favourite for value-focused buyers.
Is buying property in Famagusta a good investment?
Famagusta’s property market remains attractive for buyers looking for long-term value or rental income. Property prices are still below pre-2008 levels when adjusted for inflation, suggesting future growth potential compared to other Mediterranean hotspots.
Several key factors support its investment case:
1. Tourism-driven demand: Areas like Ayia Napa and Protaras see high visitor volumes year-round. This demand sustains strong short-term rental yields, particularly in beachfront apartments and centrally located villas.
2. Affordable average prices: Famagusta property prices remain more competitive than Paphos and Limassol. Entry points under €200,000 allow buyers to diversify or step onto the investment ladder.
3. Steady capital appreciation: The Central Bank of Cyprus and PwC both report consistent 5–7% annual capital growth in key areas of Famagusta in 2024 and early 2025.
However, buyers must plan smartly. Short-term lets (Airbnb style) may require licensing. VAT is also higher (19%) on properties intended for tourism rental, compared to 5% for primary homes. Seek advice to structure your purchase in the most tax-efficient way.
10 steps to buying a property in Famagusta
Buying a home in Cyprus is straightforward, especially with reliable advisers. Here’s how to approach buying in Famagusta with confidence:
1. Define your criteria: Decide what matters most: number of bedrooms, access to beaches, budget or rental potential. Set a clear price range and include 7–10% on top for associated costs (legal fees, taxes and agents’ fees).
2. Learn the local market: Explore guides, attend online shows and speak to property consultants. This will help you avoid areas in Northern Cyprus and discover the safest parts of the Republic for buying.
3. Plan your currency transfer: Exchange rates can shift quickly. Work with a currency specialist to secure rates, fix your budget in pounds and avoid surprise losses. A forward contract lets you lock in today’s rate for a future payment. to learn more, book a call with Smart Currency Exchange.
4. Speak to local professionals: Contact an estate agent with experience supporting international buyers. You’ll also need a bilingual solicitor registered in Cyprus and ideally a tax adviser familiar with non-resident issues.
5. Book a viewing trip: Coordinate with your estate agent before visiting. A focused viewing trip avoids wasted time and lets you see selected properties, meet useful contacts and visit service providers. For more information, download your copy of our Viewing Trip Guide.
6. Make your offer: If you decide to proceed, your agent will communicate with the seller to present your offer. Your lawyer will review legal ownership, title deeds and debts on the property.
7. Pay a deposit after due diligence: Once checks are complete, you’ll usually pay 20–30% of the property price to secure the transaction. Be sure the reservation contract includes refund clauses if any issues emerge.
8. Handle utility and tax setup: Your lawyer will help you register for utilities and obtain a Cypriot tax number. Most legal and operational tasks can be done remotely with power of attorney.
9. Complete the final contract: Once the sale is approved and funds are ready, you and the seller sign the final contract. The remaining balance is paid, and you receive your keys.
10. Register your ownership: Your solicitor will lodge all documents with the Land Registry. Within weeks, your name will appear on the title deed or application will be submitted if the title is pending.
Start your Famagusta journey today
Buying a property in Famagusta offers more than sunshine – it provides a chance to enjoy the laid-back Mediterranean life, reduce your living costs and possibly secure a strong long-term investment.
At Your Overseas Home, we’ve helped hundreds of buyers safely navigate the Cypriot property market. Book a consultation today to learn more. Let’s get you moving with confidence.
