New data from Landbank Analytics shows that Cyprus’s off-plan housing market is increasingly driven by demand for properties under €300,000, while Limassol and Paphos strengthen their positions by transaction value and volume respectively.
Between July and September 2026, 1,956 recorded sale agreements worth €606.4 million were analysed. The figures offer a detailed picture of where buyers are active and what price brackets are most popular – essential information for anyone considering buying property in Cyprus or investing in new developments.
Two-Thirds of Sales Below €300,000
Properties priced under €300,000 accounted for 1,267 transactions, or 64.8% of all recorded off-plan sales. Although this share dipped slightly from 68.1% in Q2, the message for developers and buyers is clear: the market is heavily concentrated in the affordable-to-mid range.
The largest single price bracket was €200,000 to €299,999, with 545 sales (27.9% of the total). The €300,000 to €499,999 category saw 521 sales (26.6%), while properties between €150,000 and €199,999 accounted for 418 sales (21.4%). At the lower end, homes under €150,000 recorded 304 sales (15.5%).
For buyers, this means that well-priced new builds in popular areas are likely to attract strong competition. For investors, projects targeting the sub-€300,000 segment appear to have the widest pool of potential purchasers.
Limassol Leads by Value, Paphos by Volume Growth
Limassol strengthened its position as the highest-value market. The district recorded 599 sale agreements worth €245.3 million, representing 30.6% of all transactions (up from 26.3% in Q2). Its share of total transaction value rose by 8.1 percentage points to 40.5%.
Within Limassol, Germasogeia saw transactions jump 69.8% to 73 agreements worth €44.8 million. The median transaction value there was €383,762, with prices ranging from €95,000 to €5.092 million. Limassol city recorded 190 sales (up 47.3%), with a median value of €292,500.
Paphos increased its share of transactions from 12.8% in Q2 to 17% in Q3. The district’s share of total transaction value also rose, from 21.2% to 22%. Paphos city recorded 96 sales, up from 79 in the previous quarter, with a median value of €316,250.
For property buyers, this suggests that Limassol remains the premium market, while Paphos offers growing opportunities at more moderate price points.
Nicosia and Larnaca: Steady but Shifting
Nicosia’s share of recorded transactions fell from 34.5% to 25%, although it still recorded 489 sales. Its share of total value declined from 26.2% to 16.2%. This reflects a shift in activity towards coastal districts rather than a decline in absolute interest.
Larnaca’s transaction share remained broadly stable at 24%, while its value share increased from 16.6% to 17.7%. Larnaca city recorded the strongest growth among leading local markets, with sales rising 74.6% to 124 transactions. The median value there was €205,000 – one of the most affordable among major towns.
Lakatamia (Nicosia district) ranked third with 111 transactions and a median value of €190,000, while Aradippou (Larnaca) had 109 sales with a median of €185,000. These areas offer lower entry prices for buyers looking outside the coastal hotspots.
What This Means for Buyers and Investors
The data highlights that Cyprus’s off-plan market is not uniform. Average prices can be misleading because a small number of high-value sales in premium locations – such as Agios Tychonas in Limassol, where 16 sales had a median of €647,123 – can skew the figures.
Andreas Christophorides, founder of Landbank Group, noted: “There is no single, uniform market, and it cannot be assessed through average prices or aggregate sales alone.” For buyers, this means it is essential to look at median values and the full price range in each locality.
The report also cautions that the Q3 figures cover a longer period (to September 30) than Q2 (to June 29), so the 48.5% increase in recorded sales and 51.6% rise in total value should not be interpreted as a direct measure of demand growth.
Key Takeaways
- Nearly two-thirds of off-plan sales were below €300,000, making this the dominant price bracket.
- Limassol leads by transaction value; Paphos gained the most in transaction volume share.
- Larnaca city offers the most affordable median prices among major towns.
- Buyers should compare median values and price ranges, not just averages.
- Always verify title-deed status and legal compliance with a Cyprus lawyer before committing to an off-plan purchase.