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The sunny postcard island has transformed into a stable financial jurisdiction with developed infrastructure, transparent rules for property acquisition and attractive tax conditions for investors. How to use these advantages and buy property in Cyprus without risks, with full transparency and guaranteed income? This question has come to the fore in 2025. Unprecedented investment inflows, favourable regulatory changes and growing demand for new-format housing create unique opportunities. Making the right choices in this new reality requires reliable information, a sound strategy and an understanding of local nuances.

Key areas of focus: where to buy

Property investment in Cyprus is not limited to the capital – the regions offer different formats of yield, payback periods and demand. Location determines the strategy: from stable corporate demand in Limassol to seasonal profitability in Ayia Napa. Each city forms its own investment profile based on infrastructure, tourism and development. The breakdown by destination allows you to more precisely select the entry point for your target – rental, capitalisation or personal residence.

Limassol

A city with a business reputation. Demand from international companies consistently maintains a high price level. In the centre from 3,000 €/m², on the outskirts from 2,100 €/m². The nearest completion of major projects is the third quarter of 2025.

Paphos

The cultural capital of the island. Interest in villas in the mountain zone has intensified: properties from 350,000 euros with a guaranteed yield of 4.8% per annum when rented out. Property in Cyprus here is formalised through a local lawyer, a contract and a 10% deposit reserve.

Ayia Napa

Paradise for short-term rentals. 70% of investors choose properties within 300 metres of the beach. The average yield is 5.5%. Current projects are studios up to 50 m² with prices starting from 140,000 euros.

Larnaca

A city with growth potential. The new harbour and the tourist area have boosted the market. New buildings from 1 900 €/m². How to buy a property in Cyprus in Larnaca – through a certified agency with a local licence, with the participation of a legal representative.

How to buy property in Cyprus in 2025: algorithm

The acquisition of a residential property requires strict adherence to procedures and the involvement of professional participants. Legislation simplifies the process but retains requirements for transparency of the transaction, especially for non-residents. The correct sequence of steps eliminates legal risks and ensures full ownership.

Action Algorithm:

1. Site selection – analysing location, cost, profitability.
2. Due diligence – verification of ownership and permits.
3. Signing of the contract – the amount, payment schedule and responsibilities of the parties are fixed.
4. Registration in the land cadastre – transfer of ownership.
5. Authorisation – required for non-EU foreigners.

A lawyer provides supervision at all stages, including the application for authorisation and accompanying the registration.

Law and Taxes: What nuances are important to consider when purchasing

The financial side of the transaction goes beyond the value of the property – taxation and mandatory fees form the bottom line. Correct calculation and legal preparation exclude delays in processing and minimise fiscal risks.

The purchase is accompanied by the following fees:

• stamp duty – 0.15-0.20 per cent;
• VAT – 5% (first purchase), 19% for subsequent purchases;
• capital gains tax on sale – 20%.

A foreigner applies for an acquisition authorisation through the Council of Ministers. How to buy property in Cyprus without refusals? – provide proof of source of income, purpose of purchase and visa.

Cyprus residence permit and permanent residence permit through the purchase of property

The Residence Permit for Investment in Real Estate programme remains unchanged: the minimum threshold is 300,000 euros (excluding VAT). The document is issued in 60 days when buying a new building.

The residence permit is obtained after 5 years of residence or 7 years for secondary property. How to buy a property in Cyprus and get a residence permit – it means to choose a new object, make full payment and provide proof of funds.

Leases and investment attractiveness

Properties up to 60 m² are available from €450 per month (long term) and from €70 per day (short term). The high season is from May to October. The average yield is 4-6% per annum.

How to buy property in Cyprus for rent – choose a region with developed infrastructure, tourist flow and a limited number of new buildings.

Investment trends

In 2025, purchases among families from Germany, Israel and the Czech Republic have intensified. The reasons are stable climate, English-speaking environment, transparent taxation. Large investment projects – Porto Limassol, Neo Plaza, Ayia Napa Marina.

How to buy property in Cyprus for investment purposes – invest in projects at the construction stage with guaranteed resale in 2-3 years. The average margin is 18-22%.

The pros of living in Cyprus

The comfort of the climate is combined with ease of living and access to European infrastructure. The island offers not only warm winters, but also a clear rental system with transparent rules. The advantages of living in the resort create a strong interest in the location for both residential and investment rentals.

Benefits:

• The average annual temperature is 24 °C;
• lack of central heating;
• access to European schools;
• security and tax transparency.

The rental income provides stable cacheflow:

• Long-term rentals – up to 4% per annum in Larnaca;
• short-term – up to 6% in Ayia Napa.

Property in Cyprus for foreigners

How to buy a property in Cyprus as a non-EU citizen? Formalise the purchase through a Cypriot lawyer. Citizens of the CIS, UAE, Israel and Canada participate in transactions with an international passport and income certificate.

Prices and the market: what the statistics show

The market is showing steady growth. Based on the results of the first quarter of 2025:

• volume of transactions increased by 9.3%;
• the share of foreign buyers was 41%;
• The highest demand is for properties up to 400,000 euros.

Cyprus property prices vary from region to region:

1. Limassol – from 3 000 €/m² (centre), from 2 100 €/m² (suburbs).
2. Paphos – from 1 800 €/m².
3. Larnaca – from 1 900 €/m².
4. Ayia Napa – from 2 400 €/m² (coastal area).

How to buy property in Cyprus with an understanding of real prices? – Use Cyprus cadastre data and monitoring of new property developers’ projects.

Legal aspects: contract and property

The contract fixes the price, terms, settlement procedure and obligations of the parties. In case of breach of terms, the seller pays a penalty. A lawyer accompanies the transaction from signing to registration.
Ownership of the property is transferred after registration with the Land Department. The transaction requires a permit for non-residents. How to buy property in Cyprus and avoid mistakes – check the history of the object, debts, availability of all building permits.

Pre-purchase inspection

A thorough inspection protects against hidden encumbrances and speeds up title registration. A properly structured audit of the property allows you to avoid legal pitfalls and disputes after the purchase.

Before closing the deal, it’s important:

1. Inspect the property for liens or litigation.
2. Request an extract from the cadastre.
3. Verify that a building permit is in place.
4. Carry out an independent assessment of value.
5. Check the legal cleanliness of the documents.
6. Verify the licence of the agency or builder.
7. Confirm payment of taxes and fees by the previous owner.

This approach reduces the likelihood of registration refusal and prevents possible financial disputes. Full verification serves as a guarantee of transparency of the transaction and confirms the legal status of the object.

How to buy a property in Cyprus: the main thing

The choice of location, legal due diligence, specialist support and knowledge of market realities form a safe and profitable purchase. Thus, successful investment requires a comprehensive approach and due diligence at every stage, which is the key to safeguarding your funds and achieving your goals.

Geography, climate, economy, property and infrastructure are the five anchors that consistently keep Cyprus on the list of the best cities for high quality of life. Architecture is another advantage, for it is a palette of Roman heritage, British urbanism and Mediterranean relaxation. Demand for property is on the rise: in the last three years, Cyprus’ residential transactions have increased by 26% and residential investment by 34%.

In the article we will tell you about the most attractive cities of the country where you can live comfortably.

Limassol – financial motor and comfort all year round

Limassol is leading the way as the most balanced city. It is home to European schools, offices of international companies and business incubators and forms the core of the Republic’s business activity.

The central district of Agios Nikolaos offers premium apartments with access to yacht marinas. At Limassol Marina, a square metre costs from €4,800. The districts of Pantheia and Germasoya form a more affordable middle segment.

The climate is stably warm: winter – about +15, summer – +30, humidity – no higher than 65%. The best cities in Cyprus for living are always based on the climate as a basic criterion, and in this aspect Limassol is the leader.

Paphos is one of the best towns in Cyprus to live in

Paphos plays by the rules of visuals and aesthetes. UNESCO archaeological sites, upland villas, premium developments in the west of the city. The highest density of luxury housing outside the capital. The districts of Peyia and Tala offer private residences from €400,000.

The city is listed as one of Europe’s cultural centres, investing in tourism and expanding port infrastructure. The beaches are Blue Flag certified and there are 320 days of sunshine a year.

Cyprus property prices are rising slowly but steadily: +4% in the last 12 months. Paphos is one of the best cities. For those who appreciate the balance between privacy and everyday life.

Larnaca – a strategic hub and an affordable alternative

Larnaca becomes a new player in the ranking of ‘best cities in Cyprus to live in’ thanks to infrastructural investments. The airport with international traffic, the rapidly developing Larnaka New Marina area, a €1.2bn project.

The property market is active: the cost of housing in the area of Drosia – from € 2,000 per square, in the tourist area of McKenzie – from € 3,200. The area is convenient for families, with a compact town structure, schools, parks and proximity to the beaches.

Larnaca offers a quieter but no less fulfilling lifestyle. User reviews point to the combination of quality service and moderate prices: coffee in the centre – €2, lunch – €10-12.

Nicosia – the capital and a mosaic of cultures

Nicosia is the only city in Europe with a divided capital. The southern part belongs to the Republic of Cyprus. The northern part is controlled by the unrecognised Northern Cyprus. This geopolitical peculiarity makes Nicosia not only a symbol, but also a place of contrasts.

The capital is actively developing the IT-cluster. There are programmes to support start-ups here. Housing rent is lower than in Limassol – from €650 for a one-room flat. Investors choose the resort to buy commercial property – 12% annual yield on new projects in the Strovolos area.

The best cities in Cyprus to live in include Nicosia as a centre for education and career opportunities. The climate is more continental – up to +38 in summer and around +10 in winter.

Ayia Napa – a resort in the style of “eternal summer”

Ayia Napa is a paradise for the tourist sector and rentals. The average hotel occupancy rate is 88% in summer, 60% in spring. It is a magnet for short term rental investments. Apartments near Nissi Beach rent for €100-150 per day.

The local authorities are developing a year-round resort: they are building indoor water parks, sports centres, developing gastronomic infrastructure. Out of season, the resort remains cosy: cafes are open, rent drops to €700 per month for a 2-bedroom flat.

Ayia Napa will suit those who consider the best cities in Cyprus for living from the point of view of short-term profit and holidays.

Northern Cyprus: an alternative outside the EU

It remains a territory with a special status. Despite the political non-recognition, the flow of buyers is steadily increasing, mainly due to low prices and flexible conditions for transactions. A square metre here costs from €1,000 in the areas of Famagusta and Kyrenia. Rental income – up to 9% per annum. Investors choose this region as a starting point for portfolio investments.

Living here is different from the rest of the Republic – less bureaucracy, lower taxes, more flexible market. The temperature in January rarely drops below +12, in summer it stays around +33. The best cities in Cyprus for living are often considered in a bundle. The main housing is in the Republic, investment housing – in the northern part of the island.

The best cities in Cyprus to live in: summarised in facts and figures

Cyprus is an island of opportunity, with each resort offering a different lifestyle. From high-end businesses to secluded holidays by the sea. Here you can find the perfect place to suit your goals. When choosing a city, it is important to consider not only the cost of living, but also the infrastructure, career prospects, level of service and atmosphere.

The choice depends on your priorities: business – Limassol, culture – Paphos, budget – Larnaca, career – Nicosia, rent – Ayia Napa.

Advantages of the resorts:

1. Limassol: headquarters of international companies, international schools, premium housing, business infrastructure.
2. Paphos: UNESCO heritage, luxury villas, developed tourism, silence and comfort.
3. Larnaca: international airport, democratic prices, proximity to the sea, active development.
4. Nicosia: business centre, affordable housing, strong IT sector, metropolitan status.
5. Ayia Napa: ideal for rent, resort life, developed infrastructure for holidays.

Each of these cities offers different price levels, rhythm of life and growth prospects. The right choice will not only help you improve your quality of life, but also create a base for professional and personal development. The resort remains one of the most balanced relocation destinations in Europe.

Conclusion

Cyprus maintains stable conditions for obtaining a residence permit through investment. The minimum threshold is from €300,000 in property. The demand for housing remains high: the demand for secondary housing increased by 12%, for new buildings – by 18%. Beaches and the sea remain arguments. The best towns in Cyprus for living retain access to coastal areas. The Republic guarantees security, economic stability and Europeanised law.

Cyprus is invariably associated with sun, sea and the Mediterranean lifestyle – that’s where conversations about the island usually begin. But when it comes to such a big step as emigration, emotions and beautiful views give way to rational analysis. Choosing a new home is based on specific factors: economic opportunities, infrastructure, quality of life and long-term prospects. The best Cypriot cities to relocate to stand out because they successfully combine an attractive lifestyle with these pragmatic advantages.

Limassol: property is an engine, not a ballast

Limassol has long since moved beyond the confines of a seaside resort. It has moved into the league of cities with integrated investment architecture. There is a port, IT hubs, international schools, British lawyers, a billion-euro marina, and Monaco-like neighbourhoods. The city doesn’t live by the sea – it makes money from it.

The average cost of property in Cyprus in Limassol – 3000 €/m² in new buildings. One-bedroom apartments rent from €1000 per month. The infrastructure supports the needs of expats: private clinics, international supermarkets, English-speaking schools and business incubators. An intersection point for EU, Israeli and CIS business interests. Limassol most often tops the rankings as one of the best cities in Cyprus to relocate to. Suitable for entrepreneurs and specialists in digital industries.

Nicosia: a contrast where logic triumphs over romance

The cities of Cyprus for Cohabitation are not necessarily by the sea. Nicosia is the inland capital. Without beaches, but with main authorities, banks, universities and business centres. It integrates the Greek and Turkish parts – economically and logistically. Human resources, contracts, consultancy are concentrated here.

Moving to Cyprus with a career in mind often leads to Nicosia. Programmers, lawyers and finance specialists receive here offers above the market average. Salaries from 2000 € per month for qualified workers are no longer a rarity. The infrastructure is large-scale: dozens of business centres, courts, universities and state institutions.

Nicosia is a special case where the best cities in Cyprus for relocation include a place without a beach but with maximum functionality.

Larnaca: stability without pathos

A city without sharp media glitz, but with a clear logic for life. There’s an airport, a business park, embankment reconstruction and the largest port development project. The number of expats has grown by 20% in the last 5 years. There is an atmosphere of predictable comfort here.

Property in Cyprus in Larnaca costs on average 1900-2200 €/m². Rent from 600 € for modest flats. The city offers good value for money and convenience. Schools, shops, hospitals are within walking distance. Road and traffic loads are less than in Limassol and Nicosia.

The best cities in Cyprus to relocate to include Larnaca. It is the best choice for families, young professionals and those who choose sustainability over hype.

Paphos: archaeology, tourism and a comfortable rhythm

A city with a history of 3000 years. Archaeological parks here are adjacent to residential complexes, and beaches – to developed medical clinics. The tourist, medical and pension sector is actively developing here. The crime rate is the lowest on the island.

The climate is mild Mediterranean: in summer – no higher than +32 °C, in winter – from +12 to +18 °C. The infrastructure supports year-round life, not just seasonal tourism. Property – from 1600 €/m². Suitable for older expats, creative professionals and freelancers.

Paphos is listed as one of the best towns on the island due to its history, safety and affordable cost of living in a stable environment.

Ayia Napa: seasonal but with potential

A city with a dual nature. In summer – a noisy resort with clubs and crowds of tourists. In winter it is a quiet place with empty beaches and a measured life. It is not suitable for everyone, but it attracts investors. Here – high yields from short-term rentals. Buying a property – from 1800 €/m², with a profit of 6-8% per annum. It is actively rebuilding the model – from tourism to year-round life. International schools are being developed, roads are being improved, and new residential clusters are being created. Over the last three years, construction volumes have increased by 27%.

Ayia Napa is an unconventional candidate in the list of the best cities in Cyprus to move to. It is this unconventionality that makes it attractive to investors and early movers.

How to choose among the best cities in Cyprus to relocate to

Choosing a place to live or invest requires a systematic approach. Each city on the island offers a specific set of advantages for permanent residence. But the decision point depends on specific factors: prices, infrastructure, jobs, neighbourhood.

Criteria for choosing a city for permanent residence in Cyprus:

1. Cost of living. Nicosia – minimum rental costs: from 500 €. Ayia Napa – seasonal price hikes. Limassol – the highest: rent and groceries are more expensive by 25-30% compared to other regions. Paphos and Larnaca keep the balance – about 750-900 € per month per person.
2. Infrastructure. Limassol leads in the number of private clinics, fitness centres, educational institutions. Nicosia has the largest number of state institutions and business centres. Larnaca offers convenient logistics with a central airport, reducing costs and saving time.
3. Work and employment. The IT sector is concentrated in Limassol and Nicosia. Pharmaceuticals and finance are developing in Nicosia. Tourism is the dominant industry in Ayia Napa and Paphos. Logistics, maritime transport and restaurant business are actively developing in Larnaca.
4. Education. Nicosia has campuses of the University of Cyprus and the European University. British schools and colleges operate in Limassol. International schools in Larnaca and Paphos attract families with children.
5. Beaches and climate. The coasts of Ayia Napa are consistently in the top 10 in Europe in terms of cleanliness. In Larnaca the beaches are gentle and convenient for children. Paphos offers locations with pebbles and rocks. The climate is mild throughout the island, but in the Troodos Mountains the temperature drops to +5°C in winter. Comfortable for those who cannot stand the heat.
6. Expats and the neighbourhood. Limassol has over 50,000 registered foreigners – the largest community on the island. Paphos is predominantly British. Larnaca attracts Russians, Armenians and Ukrainians. Nicosia remains orientated towards career migrants.

Moving to Cyprus: figures, risks and arguments

Changing country no longer looks like an escape to the sea – it’s a conscious choice based on numbers. In 2023, property prices increased by 6.4%, especially in Limassol and Larnaca. Cities with stable economies – Limassol, Nicosia, Larnaca – show minimal risks.

Living expenses start from 1200 € per month for one. A family of three will need 2500-3000 €. In Cyprus, housing is available through the investment programme of residence permit from 300 000 € in new buildings or for rent with the right to buy. When choosing a city to move to, it is important to consider not only comfort but also everyday amenities. Access to schools, proximity to the airport, availability of clinics and year-round infrastructure.

The best cities in Cyprus to relocate to: conclusions

The list of the best cities in Cyprus to move to does not exist in a vacuum. It is alive and depends on the objectives: work, children, sea, investments. One person will be suited to Nicosia with its business pace and connections. Another – Paphos with its leisurely pace, medicine and views of the cliffs. Limassol will give scope and earnings, Larnaca – stability and logistics. Ayia Napa – niche profitability and non-standard rhythm. Cities of the island for permanent residence is not a matter of taste. It is a choice of strategy. And the winner is the one who counts in figures, not in dreams.

Greece is a country with thousands of years of history, an azure sea and an incredible variety of regions. From bustling Athens to the tranquil islands, every corner of the country has its own rhythm, climate and opportunities, including prices. Choosing the right location to live in such an environment is not an easy task. Our article is designed to help you in this difficult endeavour. We will tell you about the best cities in Greece to live in.

Athens and Attica: the pulse of the country

Attica concentrated finance, culture, international schools and major medical centres. Athens is not just the capital, but the centre of gravity of Greek land. Here, Greek property provides liquidity and the market is steadily rising: over the past three years, prices have increased by an average of 12-17% by district.

The centre – Plaka, Kolonaki, Metz – offers housing at €2,500-4,000 per m². Dormitory neighbourhoods – Perama, Ilioupoli – start at €1,500. Attica remains attractive for relocation due to its mild climate, access to the sea, metro and stable social environment.

A key feature is direct air links to Europe, the USA and Asia. This makes Athens an entry point into the country and a comfortable base for obtaining a residence permit in Greece through investment.

Thessaloniki: a northern vector of opportunity

Thessaloniki is the second metropolis of the country and the centre of the Macedonia region. It is listed as one of the “best cities in Greece to live in” due to its combination of cultural heritage, university environment and low prices. The average cost is around €1,800 per m², with rents yielding stable returns of up to 5.6% per annum.

The city is aimed at active young people and those seeking a balance between the metropolis and a measured life. Transport is developed by the new metro, the coastline overlooks Termaikos, and the evening promenade turns working days into an easy holiday resort. Thessaloniki is actively developing IT and tourism – creating jobs and demand for accommodation.

Islands as a lifestyle: from Corfu to Santorini

The island part of the country offers not just climate and scenery, but a special rhythm – measured, aesthetic and investment-conscious. Here property is not only a roof over your head, but also an asset with predictable returns. Each island forms its own image: from green cosiness to elite status.

Corfu

The green island in the Ionian Sea is on the list of “Greece’s best cities to live in”. A combination of nature, British architecture and high rental demand. Prices start from €1,700 per m² and rental yields of 9-11% in high season.

Crete

The largest island in the country with developed infrastructure, international schools and clinics. Heraklion and Chania, the two main cities, are actively developing new residential projects. Crete utilises a combination of climate, transport accessibility and a strong economy. Property in Crete in Greece remains one of the most sought after.

Rhodes

Europe’s sunny island is a stable investment. The cost of housing grows by 8-10% annually. The east coast remains the leader in the number of transactions. The combination of ancient architecture, developed tourism and proximity to Turkey makes Rhodes strategically attractive for buying a home.

Santorini

Unique geology, whitewashed buildings, volcanic landscapes. Santorini doesn’t fall into the “affordable housing” category, but it’s firmly on the list of the country’s best cities to live in. For those looking for status, not just a view. Prices start from €4,000 per m², but the liquidity of the object is maintained even in the crisis.

Beaches and infrastructure: where to live in Greece

The choice of region determines not only everyday life, but also access to key services. Below is the only list in the article with selection criteria:

Five factors that determine the best cities to live in:

1. Climate – 300 days of sunshine a year on Crete, minimal humidity on Rhodes, cool breezes on Corfu.
2. Sea and beaches – Halkidiki holds the lead with 92 Blue Flag beaches.
3. Infrastructure – Athens and Thessaloniki lead the way in the number of medical centres and English language schools.
4. Property prices range from €1,200 to €4,500 per m² depending on location and type of accommodation.
5. Residence permits – available for purchases from €250,000, programmes have been running steadily since 2014.

Halkidiki: synergy of nature and comfort

Halkidiki unites three peninsulas – Kassandra, Sithonia and Athos. The first is a tourist centre, the second is a secluded green paradise, the third is a monastic autonomy with restrictions. The best towns to live in this region are Nea Mudanya, Pefkohori, Nikiti. Housing prices start from €1,400 per m². This makes buying affordable for private investors and families planning to relocate.

The region takes advantage of picturesque bays, coniferous forests and crystal clear sea. Villas with panoramic windows, apartments by the sea and houses with swimming pools are being built here. The area is popular with families due to its quietness, safety and proximity to Thessaloniki – 1.5 hours by car.

Where to buy property in Greece without overpaying

When choosing a destination, it is important not to overpay for a brand, but to calculate profitability and potential. Greece’s regions for living are not just the coasts. Epirus and Thessaly offer houses among the mountains and lakes with prices starting from €900 per m². In the Peloponnese builders are creating settlements with autonomous infrastructure – schools, shops, kindergartens.

Where is the best place to live in Greece is a question of balance. Patras is a ferry hub with a university atmosphere. Volos – a city with direct flights to Europe. Trikala – a leader in the digital environment and the country’s “smart city”. These locations rarely appear in tourist brochures, but are on the list of the best cities to live in for those who value tranquillity and autonomy.

Moving and calculating: the best cities in Greece to live in

The minimum budget for obtaining a residence permit in Greece through the purchase of property is €250,000. For this amount you can buy an apartment in Thessaloniki, a townhouse in Attica or a house in Corfu. Transaction costs are on average 7-10% of the value (taxes, notary, lawyer, registration).

Property prices in Greece are growing moderately. Over the past 12 months, the average increase according to the Bank of the country was 10.3%. The main growth is observed in Athens, Chania and Rhodes. Against this background, the market remains stable, especially in the context of European inflation.

For long-term residence, not only the budget is important, but also the structure of demand. If there are tenants, property yields 3.5-7% per annum. Demand is growing for housing with autonomous heating, terraces and solar panels – such options pay off faster.

The best cities in Greece to live in: conclusions

Buying property here is not just an investment, but a choice of everyday style. Greece’s best cities to live in offer comfort, growth potential and stability. Athens gives rhythm, Thessaloniki gives balance, Halkidiki gives tranquillity, Crete gives autonomy and Santorini gives prestige. The country is open to those who want to invest, relocate or obtain a residence permit. Proper selection of the region and analysing the infrastructure make the purchase a strategic step rather than a risk.