If you’re drawn to Cyprus by its 300-plus days of sunshine each year, laid-back lifestyle and Mediterranean charm, you’re not alone. Thousands of international buyers are looking to make their dream of owning a home in Cyprus a reality – whether for holidays, investment or full-time living. But with so many unique regions, choosing the right location is crucial.
Cyprus packs remarkable diversity into a compact territory of just over 9,000 square kilometres. From mountains and coastal villages to luxury resorts and urban centres, each region offers a distinct experience. Whether you’re buying for retirement, relocation or rental income, this guide helps you decide where to buy – and why.
Contents
- Choosing a location: what matters most
- Property in Paphos
- Property in Larnaca
- Property in Limassol
- Property in Nicosia
- Property in Ayia Napa
- Property in the Troodos Mountains
- Property in the Akamas Peninsula
Firm up your plans of what you want to buy, it makes choosing where much easier
Choosing a location: what matters most
Before you start viewing properties or drawing up wish lists, clarify your buying goals. Are you looking for a permanent move, a high-return rental investment or a lock-up-and-leave holiday retreat? Your reasons will influence location, property types and potential costs.
Ask yourself how you plan to use the property. Will it sit empty for most of the year, host weekly guests, or become your future retirement base? Keep lifestyle practicalities in mind. For example, if you won’t be visiting often, a rural home far from the airport might be fine. If frequent visits are on the cards, you may need better transport links and local services.
It’s also important to budget realistically. The Cyprus property market moved fast in 2024, and we expect the trend to continue into 2025. Set a clear financial limit and factor in purchasing costs – typically 8–10% on top of the asking price. Currency fluctuations can also affect your buying power, so talk to a specialist like Smart Currency Exchange about ways to protect your budget from exchange rate changes.
Finally, be honest about what you don’t want. Do you need total peace and quiet, or would a lively resort suit you better? Would you struggle in a location without English-speaking locals? Identifying dealbreakers will help streamline your search.
Property in Paphos
Paphos remains one of the most popular regions for international buyers. Located on Cyprus’ southwest coast, it combines ancient heritage with modern infrastructure and a highly active expat community.
The town itself is split into two main zones. Kato Paphos, stretching from the harbour to the beachfront, is where most of the tourist activity sits – with shops, restaurants and an archaeological park. Uptown Paphos, also known as the old town, is quieter and more authentic, offering traditional Cypriot charm and scenic mountain views. Both areas are connected by local buses and are within reach of an international airport offering year-round budget flights.
Many buyers prefer the surrounding hillside villages such as Tala, Peyia and Tsada for their tranquil feel and mountain-cooled breezes. These offer good space for the money, and often include private pools and gardens. Expect properties here to range from €150,000 for an apartment to over €800,000 for a high-spec villa.
Paphos is ideal if you’re planning a permanent move. English is widely spoken, there’s access to international schools and healthcare, and the social opportunities are plentiful. Rental potential is also strong, particularly in the summer season.
Property in Larnaca
Larnaca is quietly becoming a smart choice for overseas buyers looking for value and authenticity. Located along the island’s southern coast, it offers a more relaxed lifestyle compared to Paphos or Limassol, while still having the key amenities of a mid-sized city.
Its palm-lined Finikoudes Promenade is a highlight, with restaurants and cafés just a few steps from the beach. The nearby salt lake, often home to flamingos in winter, adds a unique natural charm. Larnaca’s international airport is also just 10 minutes from central districts, making weekend trips more convenient.
Larnaca didn’t experience the same speculative price rises seen in Limassol, so you’ll find greater affordability here. You can secure a one-bedroom apartment near the beach from around €130,000, with villas in nearby villages like Oroklini and Pervolia starting from €250,000.
Many of Larnaca’s buyers are those relocating for a simpler, more local experience. While tourism exists, it isn’t as dominant as in other regions. Buyers also praise the varied blend of international schools, shopping centres and transport connections that balance charm and convenience.
Property in Limassol
As Cyprus’ most dynamic coastal city, Limassol offers a cosmopolitan lifestyle with strong business links, a burgeoning tech sector and exciting property developments. It sits roughly midway between Paphos and Larnaca, giving good access to both airports.
Limassol’s old town features cobbled lanes, local tavernas and historical architecture. Just steps away, you’ll find shiny new towers along the marina and seafront, home to luxury residences, high-end shopping and upscale dining. Areas like Germasogeia and Parekklisia are popular with expats for their mix of modern apartments and exclusive villas.
This is Cyprus’ second-largest city and one of its most international. As such, prices in Limassol are among the highest on the island. Entry-level apartments can start around €200,000, but expect to pay above €500,000 for larger seafront or new-build properties. Recent luxury projects rival those in global cities, with amenities such as concierge service, gyms and spas included.
Limassol is best suited to high-budget buyers who want an urban, fast-paced lifestyle. It’s also attractive to investors aiming for long-term rental income from professionals or tourists. Developer activity remains strong into 2025 thanks to continued international demand. Still, Limassol can be the perfect place to retire.
Property in Nicosia
If you prefer city life over beach resorts, Nicosia is worth considering. As the capital of Cyprus, it sits inland near the centre of the island and is the cultural and administrative hub of the country. It also holds the distinction of being the last divided capital in Europe, with its historic Green Line separating the Republic of Cyprus from Northern Cyprus.
Old Nicosia is enclosed by Venetian walls and filled with narrow streets, markets and traditional cafés. The newer half of the city hosts universities, shopping malls and a younger demographic thanks to a growing student population.
Property prices in Nicosia tend to be lower than in coastal cities. Apartments in the centre start at around €120,000, with larger homes in areas such as Strovolos or Engomi averaging between €250,000 and €400,000. The city’s well-developed infrastructure, bilingual services and stable rental demand make it appealing for long-term residents and buy-to-let investors alike.
Nicosia may not suit those looking for a seaside lifestyle, but it’s an excellent choice for those working remotely, interested in city amenities or seeking a more authentic Cypriot environment.
Property in Ayia Napa
Once known for its party scene, Ayia Napa has undergone a transformation over the past decade. Located on the eastern coast of Cyprus in the Famagusta region, the town is now a polished resort with luxury real estate developments, a revamped marina and Blue Flag beaches like Nissi and Makronissos.
Ayia Napa’s stylish seafront has attracted both property investors and second-home buyers. The new marina development, for example, features exclusive residences priced from €500,000 into the millions. Nearby areas like Ayia Thekla and Protaras offer more traditional homes, with village bungalows and modern villas starting around €200,000.
The area’s appeal lies in its beautiful beaches, lively (but now family-friendly) nightlife and consistently high summer demand for holiday lets. Rental yields tend to be strong in peak season, with growing interest from Europeans looking for sunshine boltholes.
Ayia Napa is best suited to lifestyle buyers and investors seeking rental potential with modern facilities and easy access to Larnaca airport, which is just 45 minutes away.
Property in the Troodos Mountains
For a more serene and nature-connected lifestyle, the Troodos Mountains offer something unique. Stretching across the island’s central spine, this forested region has cooler temperatures, traditional stone villages and sweeping views over the coastline below.
Towns like Platres, Kakopetria and Pedoulas are popular among expats and locals looking for weekend retreats or retirement residences. These towns maintain a slower pace of life, often centred around wineries, walking trails and artisan markets. In winter, the peaks even receive snow – there’s a small ski resort on Mount Olympus.
Properties are often made from local stone and timber, with tiled roofs and mountain charm. You can purchase a traditional village home from as little as €90,000, although more modernised cottages and boutique villas may reach €300,000 or more.
The Troodos area suits those escaping the heat or crowds. There are fewer job opportunities and limited public transport, so it’s not ideal for working expats, but it offers a rewarding lifestyle for nature lovers or part-time residents seeking calm surroundings.
Property in the Akamas Peninsula
The Akamas Peninsula, located northwest of Paphos, is one of the island’s last true wilderness areas. Protected as a National Park, its rugged cliffs, gorges, beaches and pine forests make it a haven for biodiversity. It’s also home to the legendary Baths of Aphrodite and Lara Beach, a turtle nesting site.
Although parts of the area are inaccessible by regular roads, nearby villages such as Neo Chorio and Droushia offer easy access to the coastline without sacrificing comfort. Neo Chorio in particular has seen a rise in tasteful, low-density developments that blend into the natural landscape. Expect villas here to begin at €300,000, rising to over €1 million for high-end sea view homes.
The Akamas Peninsula is ideal for buyers prioritising privacy, sustainability and outdoor living. Hiking, boating and nature excursions are part of daily life here. However, amenities are limited, so you’ll need to be self-sufficient or rely on the service centres in Paphos, roughly 45 minutes away.
As interest in Cyprus property continues to grow, expanding your search to these emerging areas could offer strong long-term value, especially for early investors or budget-conscious buyers.
Ready to begin your journey? Speak to one of our expert property consultants and get local insights matched to your buying goals.
