Tips For Finding Housing In Cyprus

Published on October 3, 2025 and written by Cyril Jarnias

Dreaming of settling on Aphrodite’s island? Cyprus, with its Mediterranean climate, pristine sandy beaches, and rich history, is attracting more and more expats seeking a fresh start. But before unpacking your bags, one crucial question arises: where and how to find the perfect home? Whether you’re a student, young professional, or retiree, here’s a comprehensive guide to uncovering that hidden gem in Cyprus.

Secrets to finding your cozy Cypriot nest

Finding housing in Cyprus might seem like navigating an obstacle course, especially when unfamiliar with the local market’s ins and outs. Here are some tips to make your search easier:

Plan your search ahead: The Cypriot real estate market can be tight, especially during peak tourist season. Begin your search at least 2-3 months before your planned move. This gives you time to compare options and negotiate the best terms.

Leverage online platforms: Sites like Bazaraki (Cyprus’s equivalent of Craigslist) or Facebook Marketplace are filled with local listings for apartments and shared housing. Many expats have found their homes through these platforms. Don’t hesitate to join Facebook groups dedicated to expats in Cyprus, such as “French in Cyprus” or “EUC gedstudents.” Students moving out often post listings to transfer their leases to others.

Engage a local real estate agent: While this may involve extra cost, an agent familiar with the market can save you valuable time and prevent unpleasant surprises. Ensure you choose a professional licensed by the Cyprus Real Estate Agents Association.

Consider temporary solutions: If you don’t immediately find your dream home, consider renting an Airbnb for a few weeks. This allows you to search on-site at your own pace and get a better feel for different neighborhoods.

Contact universities: If you’re a student, institutions like the European University Cyprus have dedicated offices to help newcomers find housing. Reach out to them as soon as you have your arrival dates.

Be cautious with contracts: Before signing anything, get help from a local or experienced expat to review the contract clauses. Make sure the landlord is the legal owner of the property.

Housing budget in Cyprus: how much to allocate for rent?

Housing costs in Cyprus vary significantly by location, property type, and time of year. Here’s an overview of expected price ranges:

Student residences: Expect between €500 and €1000 per month. These often offer good value, with included services like Wi-Fi and sometimes even full board.

Shared housing: A room in a shared apartment will cost between €300 and €600 monthly, depending on location and number of roommates. This is a popular option among young expats and students, reducing costs while building a social network.

Studios and individual apartments: For a place of your own, budget €500 to €900 per month. Prices rise quickly in tourist areas and city centers.

Houses and villas: If you’re aiming bigger, especially for a family, rents can easily exceed €1000 monthly, particularly for properties with pools or sea views.

It’s important to note that prices can vary by 30% or more between high and low seasons. If your budget is tight, consider settling outside tourist areas or opt for annual rather than seasonal rentals.

Utilities and security deposit: Don’t forget to include utilities (electricity, water, internet) in your budget, as they’re rarely included in rent. Also plan for a security deposit equivalent to 1-2 months’ rent.

Money-saving tip: The shoulder seasons (spring and fall) often offer the best value. This is when you can find the best deals, with fewer tourists, lower prices, and more availability.

Popular expat neighborhoods: where to settle?

Cyprus offers diverse living environments, each with its own charm and advantages. Here’s an overview of areas most favored by expats:

Nicosia: the cosmopolitan capital

Although inland, Nicosia attracts many expats, particularly for its professional opportunities and international vibe.

Engomi: This residential area is especially popular with students and young professionals. Close to the university, it offers a good balance between quiet and lively student life. The modern residences of Makedonitissa and Parissinos are highly sought after for their proximity to campus and green spaces.

Historic center: For those preferring urban energy, old Nicosia (Centro Storico) offers unique living with its picturesque alleys, trendy cafes, and cultural events. Ideal for history buffs and nightlife enthusiasts.

Strovolos: This Nicosia suburb appeals to expat families. The Archaggelos area, in particular, is appreciated for its green spaces, good schools, and proximity to European University Cyprus.

Limassol: between sea and modernity

Cyprus’s second city, Limassol is a booming economic hub attracting many international professionals.

Germasogeia: This coastal area offers a perfect balance between beach life and urban amenities. Very popular with Russian and British expats, it features many international restaurants and reputable schools.

Mesa Geitonia: Slightly set back from the waterfront, this residential area offers more affordable housing while remaining close to downtown and beaches.

Paphos: Mediterranean charm

A coastal town on the island’s west, Paphos particularly attracts retirees and those seeking a relaxed lifestyle.

Kato Paphos: The city’s tourist heart, with its picturesque harbor and archaeological sites, is highly sought after by British expats. Many apartments offer sea views.

Universal: This residential area offers a good compromise between tranquility and proximity to amenities. It’s especially popular with expat families for its green spaces and international schools.

Larnaca: authentic Cypriot life

Less touristy than Paphos or Limassol, Larnaca appeals to expats seeking a more authentic Cypriot living experience.

Finikoudes: Larnaca’s seafront, with its famous palm-lined promenade, offers a pleasant and lively setting. Apartments with sea views are in high demand.

Oroklini: This residential suburb north of Larnaca is attracting more expats, especially families, for its peaceful atmosphere and more affordable prices.

Pitfalls to avoid in your housing search

Finding housing in Cyprus can be exciting, but it’s wise to stay vigilant to avoid certain pitfalls:

Don’t rush into university residences: Although convenient, they often require substantial booking fees (€500-600) that aren’t always refundable. Take time to compare with other options before committing.

Beware of listings that seem too good to be true: If an offer seems too good to be true, it probably is. Be especially wary of landlords asking for money before you’ve even seen the property.

Watch out for unregistered properties: Ensure your future home is legally registered. This will prevent administrative issues, especially for obtaining your residence permit.

Check the property’s condition: Photos can be misleading. If possible, visit in person or have someone trustworthy do it for you. Pay special attention to insulation and heating/cooling systems, crucial in Cyprus’s climate.

Read the contract carefully: Even if the landlord seems friendly, insist on a written contract detailing all rental terms. Have it reviewed by a professional if needed.

Anticipate hidden costs: Beyond rent, budget for utilities (electricity, water, internet) which can be high, especially in summer with air conditioning. Also remember agency fees if using a professional.

Conclusion: your new life in Cyprus starts here

Finding housing in Cyprus might seem complex, but with the right tools and some patience, you’ll surely find the cozy nest that meets your expectations. Whether you choose Nicosia’s vibrancy, Paphos’s seaside charm, or Larnaca’s authenticity, Cyprus offers exceptional quality of life for expats.

Remember that your first home doesn’t have to be permanent. Many expats choose to settle temporarily in one neighborhood before finding the ideal spot once they know the island better.

Finally, don’t hesitate to integrate into the local and expat community. Cypriots are known for their hospitality, and expat networks are very active on the island. These contacts will be valuable not only for your housing search but also for your long-term integration into your new adopted country.