This article is based on data originally reported by Cyprus Property News (Nigel Howarth, 4 September 2025).

In August 2025, the Cyprus property market looked like two stories unfolding at once. Across most districts, sales contracted. Yet in Limassol, a surge in transactions kept national figures steady. This divergence is more than numbers — it reflects how buyers, both local and international, are recalibrating their decisions in real time.

At RealtyHub, we believe that these shifts highlight why transparent, consolidated MLS data is essential: so that agents, sellers, and buyers can act on signals rather than assumptions.

Domestic Buyers: Limassol’s Unexpected Strength

Domestic sales tell the first half of the story. In August, Cypriot buyers signed 649 contracts, nearly identical to last year’s 650. But stability hides a deeper split:

• Limassol: +46% (267 vs. 183 contracts)
• Famagusta: –33%
• Larnaca: –36%
• Paphos: –23%
• Nicosia: –6%

Put simply, without Limassol, August would have looked like a market in decline. Instead, its momentum balanced the national picture. Year-to-date, domestic sales are up 12%.

In our view, this teaches a Kahneman-style lesson: people’s choices are rarely uniform, even within one small country. Even when economic headlines suggest a slowdown, local confidence and perception of value can turn one district into an outlier.

Overseas Buyers: A Balancing Act

International demand is equally nuanced. Overseas contracts fell slightly (479 vs. 485 last year), but within that decline lie important contrasts:

• Growth pockets: Larnaca (+13%), Paphos (+4%)
• Declines: Limassol (–9%), Famagusta (–25%), Nicosia (–9%)

Year-to-date, international sales are still up 14%. According to our opinion, this suggests that global buyers are not abandoning Cyprus but rather redistributing attention across districts.

EU vs. Non-EU Trends: Different Risk Calculations

Breaking the data further, EU buyers increased activity slightly (+3% YoY in August), with notable growth in Larnaca and Paphos. Non-EU buyers, however, scaled back (–3%).

Why the divergence? In Kahneman’s terms, EU buyers may be reacting to “System 1” cues — lifestyle, convenience, familiarity — while non-EU buyers make “System 2” calculations about regulation, investment stability, and long-term yield.

Yet even here, the big picture remains positive: YTD, EU sales are up 25%, non-EU by 6%.

Market Psychology: Beyond the Numbers

Numbers show transactions. But behind each contract is a judgment call: Is this district safe? Will prices hold? Is now the right time?

• Paphos remains the favorite for non-EU buyers seeking lifestyle investment.
• Larnaca and Famagusta are emerging as alternatives, perhaps driven by shifting geopolitical realities and lower entry prices.
• Limassol demonstrates resilience, with locals betting on their own city even as foreigners turn cautious.

We believe that, for MLS users, the real insight lies in seeing verified, island-wide listings that help interpret not just what people buy, but why.

What This Means for Agents & Investors

Cyprus property is not one market but many, moving at different speeds. Limassol’s rise offsets national declines. Paphos retains international magnetism. Larnaca and Famagusta are quietly repositioning themselves.

At RealtyHub MLS, we think these patterns prove one thing: fragmented data leads to missed opportunities. An agent relying only on local word-of-mouth may assume the market is slowing. But an MLS view reveals the full picture — and helps you guide clients with confidence.

👉 Whether you are selling in Limassol, marketing villas in Paphos, or prospecting in Larnaca, RealtyHub MLS gives you the verified listings you need to navigate a shifting market. Join today and see what others can’t.