Properties for Sale in Larnaca

Larnaca villas

There are 27 villas for sale in 5 projects, from €355,000, with a median of €726,000, a median plot of 307 m² and a median built area of 182 m². That is €3,904 per m² of built area, well below the €6,781 of Limassol villas. The full list is on the Villas in Larnaca page.

What a budget buys in Larnaca

The counts below are all the homes listed on 6 November 2026, by price before VAT.

• Up to €200,000: 22 homes in 5 projects, most of them one-bedroom (22), median size 49 m².
• €200,000 to €250,000: 70 homes in 10 projects, most of them one-bedroom (45), median size 50 m².
• €250,000 to €300,000: 52 homes in 12 projects, most of them two-bedroom (29), median size 74 m².
• €300,000 to €400,000: 70 homes in 16 projects, most of them two-bedroom (60), median size 76 m².
• €400,000 to €600,000: 46 homes in 15 projects, most of them three-bedroom (25), median size 103 m².
• Above €600,000: 39 homes in 8 projects, most of them three-bedroom (20), median size 179 m².

When Larnaca homes are delivered

Of the 299 homes with a stage recorded, 183 are off plan, 111 are under construction and 5 are ready or completed. Delivery years are recorded for 92: 17 in 2027, 52 in 2029, 23 in 2030. The rest have no date on file, so ask for it and for the remedy if it slips.

The delivery years explain the price. Almost nothing is ready to move into, so a buyer here is funding a build, and the lower price per m² is partly the cost of waiting. 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.

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.

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 in Larnaca

Larnaca suits buyers who want a lower entry price and a short drive to the airport: Larnaca international airport is the main one on the island, and the city is closer to Nicosia than the two western cities are. The median two-bedroom apartment costs €319,850 here against €499,500 in Limassol.