Apartments in Larnaca for Sale

What a budget buys: apartments in Larnaca by price band

• Up to €200,000: 22 apartments in 5 projects, most of them one-bedroom (22), median size 49 m².
• €200,000 to €250,000: 60 apartments in 9 projects, most of them one-bedroom (45), median size 53 m².
• €250,000 to €300,000: 52 apartments in 12 projects, most of them two-bedroom (29), median size 74 m².
• €300,000 to €400,000: 69 apartments in 15 projects, most of them two-bedroom (60), median size 76 m².
• Above €400,000: 59 apartments in 15 projects, most of them two-bedroom (32), median size 110 m².

Half of the apartments cost between €235,000 and €371,500, and the two-bedroom arrives at about €230,000. For villas and the whole district see Property for Sale in Larnaca.

When Larnaca apartments are delivered

Of the 262 apartments with a stage recorded, 162 are off plan, 97 are under construction and 3 are ready or completed. Delivery years are recorded for 71: 4 in 2027, 44 in 2029, 23 in 2030. The rest have no date on file, so ask for it and for the remedy if it slips.

What a new-build costs on top of the price

A new-build carries VAT instead of transfer fees. VAT is 19%, or 5% on the first 130 m² of a home that will be your primary and main residence, within the limits of €350,000 for the 5% part and €475,000 and 190 m² for the whole transaction. On a €300,000 home that is €15,000 at 5% and €57,000 at 19%. Stamp duty was abolished for contracts signed from 1 January 2026, and a lawyer costs about 1% plus VAT. A resale carries no VAT and pays transfer fees of 3%, 5% and 8% by price band, halved, which comes to €8,600 on €300,000. See Cyprus property VAT explained and the cost of buying property in Cyprus.

How to compare apartments inside a Larnaca project

Two apartments in the same building can differ by tens of thousands of euros, so ask for the floor, the orientation, the interior area (not only the built area with verandas) and the position of the lifts. How the facing of a balcony changes the use of a flat is explained in which way a Cyprus property should face. On an off-plan project ask how your deposit is protected, as set out in Cyprus off-plan deposit protection, and check the developer using how to vet a developer in Cyprus.

Buying from a Larnaca developer: the order of steps

You choose the unit, sign a reservation, and an independent lawyer checks the title and permits before the contract is signed and lodged at the Land Registry. A non-EU buyer needs Council of Ministers permission, which the lawyer files after signing. Payments follow the construction stages on an off-plan project. The steps are in how to buy property in Cyprus as a foreigner. A first-sale new-build of at least €300,000 plus VAT can also qualify a non-EU buyer for Category 6.2 permanent residency, with the money transferred from abroad and income from abroad of at least €50,000, plus €15,000 for a spouse and €10,000 per child.

Who buys an apartment in Larnaca

Most buyers are people who will live in the apartment or use it as a second home: a one-bedroom suits a single buyer or a couple, a two-bedroom a small family. Larnaca's airport is close, and the city's prices let a budget of about €300,000 reach a two-bedroom. Homes near schools are on our international schools in Larnaca page.