Early stage investment in Cyprus: is there still a chance?

published:

17.08.2025

source:

Melrose villas

In Cyprus, they like to say: "the best time to buy real estate was yesterday." But the market has its own logic - it grows, but not in leaps and bounds, but gradually. Therefore, the question "is it still possible to enter at an early stage" sounds quite appropriate in 2025. Let's figure out where there is potential and where there is none.

Prices in 2025: growth or stabilization

Over the past three years, housing prices in coastal cities have risen by 20-30%. Limassol confidently holds the lead: square meters are more expensive here than in other regions. But growth is gradually slowing down. In 2025, stabilization is outlined - not a fall, but rather a pause for regrouping.
The main reason is that demand remains high, but supply is limited. There is little new land for development by the sea, and this keeps prices high.

Where else are there available early offers

If you look only at the "first line of Limassol", then you can really say that everything is late. But the island is not limited to one area. Early stages are still found:
● East Limassol - here new projects are appearing a little further from the center, where the land is not yet fully developed.● Paphos - the tourist flow is growing, and projects at the foundation stage can still be found at a price 15-20% lower than finished objects.● Larnaca - the city is undergoing renewal: the port, the embankment, new complexes. Here, early stages are more common than in Limassol.● Nicosia and the suburbs are not a resort, but there is stable demand from locals, and prices at early stages are noticeably lower.
Thus, early entry is possible, you just need to look not only at the most pretentious places.

How developers are changing their approach in the premium segment

If earlier the "early stage" meant only a pit and renderings on the website, now everything is different. Developers in the premium segment have become more transparent:
● they show detailed plans and 3D visualizations,● offer flexible payment schedules,● implement warranty obligations and insurance,● pay more attention to energy efficiency and smart technologies.
As a result, the buyer at an early stage receives a project with a clear vision and a high level of predictability.

Invest now or wait for a decline?

Many people think: "I'll wait, maybe the prices will fall." But historically in Cyprus the market has only fallen during periods of crisis - and that's temporary. In other cases, prices either rise or stand still.
Waiting for a decline means missing out on projects at the start. And as soon as the house is finished, the price rises by at least 15-25%. So the question is not "when is it cheaper", but "where else is there an early stage".

Examples of cases with profitability at an early stage

In practice, buying at the foundation stage is almost always more profitable:
● Apartments in Paphos: at the start, the price is €280,000, by the time of completion of construction - €340,000.● Growth over two years is +21%.● Villa in Larnaca: initial price €450,000, after delivery - €530,000. Plus, rent at the finishing stage brought in income.● Townhouse near Limassol: start €370,000, after a year and a half - €420,000. The difference is €50,000 with minimal investment.

Summary

Yes, the most desirable areas by the sea have already been built up, but the early stages have not disappeared. It is important to simply broaden the focus: look at new areas, projects with prospects and carefully study the developers' proposals.
An investor who enters on time gets two bonuses: savings at the start and an increase in value by the time of delivery. And if you also choose the right location, the property will generate income for many years. The main thing is not to wait for the mythical "price collapse", but to act where the market is still open to new players.