New Build Villas
Villas in Larnaca for Sale
New-build villas in Larnaca direct from developers: 27 villas in 5 projects from €355,000, median €726,000. Plot sizes, price per m² and delivery years, updated 6 November 2026.
Leave a RequestList of Villas in Larnaca for Sale
VillasEden Valley
Larnaca · Oroklini
Carisa Celeste Homes
Larnaca · Livadia
Carisa Emerald Beach Villas
Larnaca · Oroklini
VillaPlaton Villas
Larnaca · Agios Theodoros
VillaSynergy
Larnaca · Oroklini
VillasOlivéa Villas
Larnaca · Livadia
Carisa Olivea Resort & Homes
Larnaca · Oroklini
Larnaca villas on 6 November 2026
The villas currently available in the Larnaca projects we list. Prices are asking prices, usually quoted before VAT.
- Villas for sale
- 27 in 5 projects
- Villas from
- €355,000
- Median price
- €726,000
- Middle half
- €590,000 to €743,000
- Median plot
- 307 m²
- Median per m² built
- €3,904
Source: the available units of the published projects in our database on 6 November 2026. Price per m² uses the interior area where the listing gives it and the built area otherwise. Asking prices on mostly new-build and off-plan units; no completed sales are included. With five projects, the figures describe those projects and do not stand for the whole district.
There are 27 villas for sale in Larnaca on this site, in 5 projects. They start at €355,000, the median is €726,000, and the median villa stands on a plot of 307 m² with 182 m² built, which is €3,904 per m² of built area. That is the lowest price per m² of the three villa markets: €5,417 in Paphos and €6,781 in Limassol.
The market is small, which is the first thing to know. Larnaca's stock is mostly apartments (262 of 299 homes), and five villa projects supply the choice, so a few developers set the price. Compare each project on its plot, its built area and its delivery date, not on the district median. We are paid by the developer, so you pay us no agency fee; the costs of buying are set out below.
Larnaca villas by area
- Oroklini: 16 villas in 3 projects from €355,000, median €731,000 on a median plot of 175 m².
- Agios Theodoros: 8 villas in 1 project from €559,000, median €574,500 on a median plot of 353 m².
- Livadia: 3 villas in 1 project from €695,000, median €740,000 on a median plot of 252 m².
The districts are described in the Larnaca property guide; Property for Sale in Larnaca covers apartments as well.
Larnaca villas by number of bedrooms
- Three-bedroom: 23 in 4 projects, from €355,000, median €724,000 for 174 m², €3,904 per m².
- Four bedrooms and more: 4 listed in 2 projects, from €695,000.
What a budget buys: villas in Larnaca by price band
- Up to €500,000: 2 villas in 1 project, median size 143 m².
- €500,000 to €700,000: 10 villas in 3 projects, most of them three-bedroom (9), median size 120 m².
- €700,000 to €800,000: 12 villas in 2 projects, most of them three-bedroom (10), median size 192 m².
- Above €800,000: 3 villas in 2 projects, median size 293 m².
When Larnaca villas are delivered
Of the 27 villas with a stage recorded, 11 are off plan, 14 are under construction and 2 are ready or completed. Delivery years are recorded for 21: 13 in 2027, 8 in 2029. The rest have no date on file, so ask for it and for the remedy if it slips.
Most Larnaca villas are not built yet. Put the delivery date in the contract with a stated remedy for delay, tie each instalment to a construction milestone, and read Cyprus off-plan deposit protection before you pay a deposit.
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. The limits matter for villas: a villa above €475,000 or 190 m² pays 19% on the whole price, so on €700,000 the VAT is €133,000. 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 a villa in Larnaca
A villa here suits a family that wants a plot and a garden at a lower price than the western coast: at the median, €726,000 buys 182 m² on 307 m² of land, where the median Limassol villa costs €1,335,000. The trade is a smaller choice and a location away from the main resort coast. If you are weighing the cities, read Paphos or Larnaca.
Frequently asked questions
Villas listed with us in Larnaca start at €355,000, the median is €726,000 and half of them cost between €590,000 and €743,000 (6 November 2026, asking prices before VAT).
The median plot is 307 m² and the median built area 182 m². Plots vary by project, so ask for the plot size of the individual villa.
Per m² of built area, yes: €3,904 against €5,417 in Paphos and €6,781 in Limassol. The median villa costs €726,000 in Larnaca, €1,065,000 in Paphos and €1,335,000 in Limassol.
Yes. EU citizens buy on the same terms as Cypriots. Non-EU citizens, which since Brexit includes British buyers, need Council of Ministers permission, which the lawyer files after the contract is signed.
Yes, instead of transfer fees: 19%, or 5% on the first 130 m² of a qualifying primary and main residence within the value limits. A resale pays transfer fees instead.
Not to us: we are paid by the developer. You pay VAT or transfer fees, a lawyer (about 1% plus VAT) and small Land Registry charges. Stamp duty no longer applies to contracts signed from 1 January 2026.
Yes. Of the 27 villas with a stage recorded, 11 are off plan, 14 are under construction and 2 are ready or completed. Delivery years are recorded for 21: 13 in 2027, 8 in 2029. The rest have no date on file, so ask for it and for the remedy if it slips. Our off-plan guide explains how to protect your deposit.
A non-EU buyer can through Category 6.2: a first-sale new-build of at least €300,000 plus VAT from a developer, with income from abroad of at least €50,000 (plus €15,000 for a spouse and €10,000 per child). The town does not change the requirement.