Larnaca real estate market — prices, rental yield and trend

• Average price: $3,120 / m²
• Gross rental yield: 5.95%
• Net rental yield: 5.95%
• Transaction cost: 11%
• Price basis: regional average

Residential property in Larnaca averages $3,120 per square metre. That makes it the 136th most expensive of the 236 markets in the set.

What a buyer pays in Larnaca

The $3,120 figure is a regional average across all residential property types: a flat in a prime district sits well above it, an older unit on the edge of the market well below. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 11% of the price here. On a 100 m² apartment at the average price that is roughly $34,323 on top of the $312,031 purchase price. That is close to the 10.3% median across the set. Against the Cyprus national average of $2,790, Larnaca carries a 11.8% premium — the gap between this market and the country as a whole. Among the other Cyprus markets we track, Limassol at $5,156 is 39.5% dearer, and Paphos at $4,289 is 27.3% dearer.

What it earns

A square metre lets for about $15.5 a month. Against a purchase price of $3,120 per square metre that is 6% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 80th of 269 markets by gross yield. Rental income is taxed at 0–2.1% — the rate is not a single number here. That is the difference between 5.8% and 6% net on the same property. The 6% net figure we publish uses 0%.

How the tax works. Effectively 0% at typical rent levels: after the 20% deemed expense deduction the income stays inside the €22,000 zero band, reaching about 2% at USD 3,000 a month. The 2026 reform abolished the Special Defence Contribution on rent. Source: PwC Cyprus.

Who can buy in Larnaca

Freehold; non-EU buyers need Council of Ministers approval. That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.

How this figure is built

The price figure for Larnaca is built from asking prices from listings. It was last refreshed on 2026-10-17. We rate our confidence in this market’s data medium: the series is usable, but thinner or less current than our best-covered markets. We recompute every market the same way, which is what lets Larnaca be compared with a country average or another city.

Sources: AXIA Valuers asking prices (Larnaca district, apartments) · tools.axiavaluers.com. Snapshot: 2026-10-17.