Cyprus property market posts 15% sales jump and €4.7bn transfers in 2025

Cyprus property market rebounds: sales up 15% and transfers top €4.7bn

Property in Cyprus recorded a clear recovery in 2025, with sales contracts rising 15% and transfer values exceeding €4.7 billion. Those headline numbers tell a simple story: demand is strong and the market is drawing higher-value investment. Our analysis looks at what the data means for buyers, investors and households on the island.

Quick snapshot

• 18,114 sales contracts were registered in 2025, up from 15,797 in 2024.
• Total transfer values rose to over €4.7 billion, roughly a 10% increase in value while volumes increased by 0.77%.
• The Council for Registration of Real Estate Agents highlighted that growth has been driven by higher-value deals rather than a large jump in transaction numbers.

These figures come from the Department of Lands and Surveys and were presented by the Council for Registration of Real Estate Agents. Council president Marinos Kineyirou said the market absorbed international shocks and showed a “strong development trajectory,” adding that the increase in transfer values shows the market is attracting investment in high-value properties.

What the 2025 numbers actually mean

At first glance the performance looks impressive, but there are two separate threads behind the headline. Transaction count rose modestly, while aggregate value climbed significantly. That divergence matters.

• A 0.77% increase in transaction volume means the market did not expand hugely in the number of homes changing hands. Demand has not surged across the board.
• A roughly 10% increase in value points to higher average prices per transaction, and to a concentration of capital into more expensive assets.

Put another way: investors and buyers are paying more for fewer or similar numbers of properties. This pattern often signals interest from wealthy domestic or foreign purchasers, growth in the upper-tier housing segment, or a shift toward larger, premium developments.

For practical purposes, buyers and investors should recognise that rising transfer values affect affordability, rental market dynamics and the types of stock developers will prioritise going forward.

Regional dynamics: winners and weaker spots

The national totals hide significant regional variation. The Department of Lands and Surveys data shows different trajectories across the five districts.

• Limassol remained the leader in total transaction value with €1.7 billion in transfers in 2025 (up from €1.5 billion in 2024). Transaction numbers were slightly lower at 4,940 transfers (from 5,054), while sales contracts rose to 5,563 from 5,032. The message: fewer but pricier deals.
• Nicosia recorded the fastest regional growth, breaking the €1 billion barrier for the first time and reaching €1.1 billion (up from €950 million). The capital had 5,917 transfers (from 5,395) and sales contracts jumped to 4,115 from 3,527.
• Larnaca showed steady increases across the board: transfer values rose to €698.5 million (from €637 million), transaction volumes climbed to 3,855 (from 3,775) and sales contracts to 3,978 (from 3,356).
• Paphos produced a mixed picture. Sales contracts increased to 3,567 (from 3,107) but transfer values fell to €968.8 million (from €983 million) and transaction volumes dropped to 3,415 (from 3,727). That suggests more activity at lower average prices or a shift in the types of properties sold.
• The free Famagusta district had a slight dip in transaction volumes to 1,177 (from 1,204) but saw transfer values increase to €236.6 million (from €214 million) and sales contracts rise to 891 (from 775).

What this regional breakdown shows is a market with concentrated high-value transactions in Limassol and rising momentum in Nicosia and Larnaca. Paphos is the most mixed case and worth close scrutiny for buyers seeking value or yield.

Why high-value deals are lifting overall figures

The data implies the average value per sale moved higher in 2025. If we divide the headline transfer value by the number of sales contracts, the result is an approximate average transfer value of around €259,000 per contract (calculated from €4.7bn divided by 18,114 contracts). That’s a rough indicator and should be read with caution because:

• The figure mixes small apartments and large villas, commercial transfers and residential sales.
• A few very large transfers in Limassol or other hotspots can skew the national average.

Still, a rising average suggests either rising asking prices, a tilt toward larger or luxury properties, or both. For investors this matters: the market is moving in a way that favours capital-rich participants and projects that target upper tiers.

From a financing perspective, mortgage demand and underwriting standards will be pivotal. Lenders may tighten criteria if they see price growth concentrated in specific segments while incomes lag, or they may support demand if they expect rents and yields to justify higher valuations.

The affordability problem: the headline risk

Councils and industry bodies are clear that the main policy challenge is affordable housing. Kineyirou highlighted households that are “struggling to acquire their own home.” Rising average prices translate directly into affordability pressures for local buyers.

Risks connected to affordability include:

• Reduced homeownership rates among young families and middle-income households.
• Increased political pressure for regulatory or fiscal intervention.
• A potential cooling of high-end demand if macroeconomic conditions change.

Possible policy options that governments typically consider include targeted subsidies, incentives for affordable units within new developments, and reforms to planning and land supply to speed up construction of mid-market housing.