Larnaca is emerging as one of the most appealing locations for international property buyers in Cyprus. Blending laid-back coastal living with affordability and accessibility, this compact seaside city is often overshadowed by Limassol and Paphos – but savvy investors are buying property in Larnaca.
Larnaca has a modernised marina, airport access within minutes of the city and a growing number of residential developments planned for completion by 2026. Its mix of tradition, community and convenience makes it ideal not only for holidaymakers but for retirees, remote workers and investors seeking reliable rental yields.
In this article, you’ll discover what sets Larnaca apart, where to focus your property search and a clear roadmap for buying there as an overseas buyer.
Contents
- Why buy property in Larnaca?
- Larnaca’s property market in 2025
- Best areas to buy property in Larnaca
- Is Larnaca a good property investment?
- 10 steps to buying property in Larnaca
Find warm beaches and flamingos year-round by buying property in Larnaca
Why buy property in Larnaca?
Overseas buyers are increasingly attracted to Larnaca for good reason. The city maintains a strong sense of Cypriot identity and offers a more relaxed pace of life compared to other urban centres. New infrastructure, cultural heritage and a strategic coastal location make it a standout for both lifestyle and investment purposes.
Larnaca’s upgraded seafront promenade, known as the Finikoudes, is home to restaurants, cafés and a newly redeveloped marina. Sailing, kitesurfing and diving are all popular here, and locals enjoy year-round access to Blue Flag beaches.
Just beyond the centre, villages like Lefkara and Tersefanou offer glimpses of traditional Cypriot life, backing onto the foothills of the Troodos Mountains.
Unlike Limassol, which is now dominated by luxury towers, Larnaca retains a more grounded identity that appeals to buyers seeking character, community and cost-effectiveness.
The city is also home to Cyprus’ main international airport, making it a practical choice for regular travellers. Year-round flights connect Larnaca to London, Manchester, Athens and other major cities throughout Europe and the Middle East.
For a deeper look at purchasing property abroad, claim your free copy of our Cyprus buying guide:
Larnaca’s property market in 2025
Larnaca’s housing market has grown steadily in recent years, fuelled by regeneration projects and increasing overseas interest. It remains one of the most affordable cities on the island for both apartments and villas. According to data from the Department of Lands and Surveys, over 20% of Cyprus property transactions by foreign nationals in 2023 took place in the Larnaca region – a figure that has held firm into early 2025.
Property prices continue to reflect excellent value for money when compared to other urban areas in Cyprus. Average asking prices in Larnaca for 2025 are:
- Flats: from €140,000 to €180,000 depending on location and condition
- Detached houses: starting at €230,000, with modern villas reaching €350,000 or more
New developments near the marina and the Makenzie Beach area have helped modernise the city’s housing stock, and urban development has been funded through a combination of government incentives and EU recovery grants.
Larnaca’s affordability, combined with growing infrastructure and solid rental returns, makes it attractive for first-time international buyers as well as seasoned investors.
Best areas for buying property in Larnaca
Every corner of Larnaca offers something different, from coastal views to village tranquillity. Here are four popular areas worth exploring in 2025:
Oroklini
Oroklini, also known by its Greek name Voroklini, sits just 10 minutes outside central Larnaca and provides the perfect balance between sea views and village charm. It offers walking access to beaches, tavernas and nature trails near Oroklini Lake, which is a designated special protection area for birds.
Homes in Oroklini range from affordable one-bedroom flats to spacious detached villas with pools. Expect to pay around €140,000 for a modern apartment and €240,000 for a family home. The area is popular among retirees, remote digital nomads and families looking for space close to the city.
Pyla
The village of Pyla is just a 15-minute drive east of Larnaca. One unique aspect of Pyla is that it’s jointly inhabited by both Greek and Turkish Cypriots, reflecting the island’s complex cultural heritage. It’s a calm area with a strong community atmosphere and increasing development interest.
The nearby University of Central Lancashire Cyprus brings a vibrant, international energy and creates rental demand from students and visiting faculty. Expect €130,000–€150,000 for flats and up to €270,000 for newer villas.
Perivolia
Perivolia appeals to buyers looking for slower-paced, traditional living without sacrificing access to the sea. The village features cobbled lanes, a historic centre and beachfront properties with uninterrupted views of the Mediterranean – all less than 20 minutes from Larnaca.
Holiday lets in Perivolia are popular among European tourists seeking a quieter experience. Two-bedroom homes can be had for €150,000 with newer beachfront spots commanding higher price tags.
Livadia
Livadia is one of Larnaca’s fastest-growing suburbs. Nestled between the coastline and the city centre, it attracts families and commuting professionals. Planners have increased green space and introduced new schools, playgrounds and public amenities as part of sustainable city expansion plans.
Modern villas cost between €250,000 and €320,000, while newly built flats average around €170,000. The area’s popularity is rising, particularly amongst Cypriots relocating from Nicosia and Limassol, as well as buyers from overseas seeking value near the beach.
Is buying property in Larnaca a good investment?
Larnaca’s property sector has seen consistent growth since 2020 and outlooks for 2025 remain positive. The city is benefitting from long-term urban investment, a major port expansion and its role as the only Cypriot city offering direct access to both the international airport and planned cruise terminals. These factors provide a strong foundation for price stability and growth.
The Larnaca Marina and Port Redevelopment Project, one of the largest public-private partnerships in Cyprus to date, is expected to attract more than €1 billion in investment between 2022 and 2030. With tourism on the increase, the city is proactively cultivating long-stay digital nomads and remote workers, particularly from Northern and Western Europe.
Investors are responding. Data from the PWC shows that Larnaca was one area where foreign demand in 2024. Rental yields in well-positioned properties average between 4.5% and 6%, with higher returns for short-term lets in beachside locations.
So, whether you’re looking to buy to let, renovate or retire, the timing is favourable. Opportunities still exist to purchase below peak market value, especially in developing zones just beyond the centre.
10 steps to buying property in Larnaca
Buying property in Cyprus is a secure and regulated process. Still, it’s important to be well prepared. Here’s how to ensure a smooth buying experience in Larnaca:
- Clarify your goals: Pin down your preferred property type, location, lifestyle and overall budget. Add 10%–12% for legal fees, taxes and insurance.
- Start researching early: Order independent guides, join webinars and consult estate agents who know the Larnaca market. The more local insight you have, the easier your decision-making will be.
- Speak to a currency specialist: Lock in your exchange rate early with a forward contract. This protects you from market volatility between contract signing and payment stage. To learn more, book a call with Smart Currency Exchange.
- Assemble your team: Engage a licensed estate agent, an independent English-speaking lawyer and, if needed, a local tax adviser.
- Arrange your viewing trip: Let your agent organise property viewings that match your needs. Most agents will also assist with travel plans to maximise your time onsite. For more information, download your copy of our Viewing Trip Guide.
- Make a formal offer: Offers are typically submitted in writing through your agent or lawyer. Once accepted, your lawyer will begin due diligence checks.
- Pay the reservation deposit: Reserving a property usually involves a deposit of €2,000–€5,000. This takes the property off the market while legal checks are completed.
- Sign the sales agreement: After due diligence, both parties sign a contract of sale and the buyer pays a deposit of 20–30%.
- Prepare for utilities and services: While waiting to complete, sort your utility registrations and apply for any local permits.
- Completion and key handover: You’ll sign the final deed of sale and pay the remaining amount. Your lawyer will register the property with the Land Registry in your name.
Start your journey with local experts
Larnaca offers a compelling mix of affordability, charm and long-term potential. Whether you crave sea views, village serenity or investment opportunity, there’s something here for every overseas buyer.
At Your Overseas Home, we help buyers like you navigate the Cyprus property market with confidence. Our guides, events and consultants connect you to handpicked legal, financial and property experts.
Book a free consultation today and take the first step towards your new home in Larnaca.
