Limassol continues to lead the ranking as the most expensive city in Cyprus. In terms of cost of living, rent and property prices, the city significantly outpaces Nicosia, Paphos, and Larnaca.
This is confirmed by the latest Numbeo data collected for 2025. Experts link this trend to a persistent housing shortage, strong demand from foreign specialists and investors, as well as the active development of the service economy.
Rent as the main factor of pressure on household budgets
Housing expenses in Limassol clearly demonstrate a shortage of supply. Rent absorbs 32.2% of monthly household expenses, which is the highest figure among the four largest cities in Cyprus. This indicates significant pressure on the rental market and reduced housing affordability.
The average rent for a 1-bedroom apartment in central Limassol is 1,338.64 euros per month, while a 3-bedroom costs 2,350 euros. Outside the center, prices remain high, reaching 1,147.22 euros for a 1-bedroom apartment and 1,743.48 euros for a 3-bedroom apartment. For comparison, rent accounts for 27.9% of family expenses in Nicosia, 29.3% in Paphos, and 26.4% in Larnaca. A 1-bedroom apartment in central Nicosia costs an average of 664.55 euros, in Paphos — 922.22 euros, and in Larnaca — 862.62 euros, highlighting the growth of rental rates in Limassol.
Property purchase prices remain the highest
The property sales market fully reflects rental trends. The average price per 1 m2 of an apartment in central Limassol reaches 4,536.49 euros, significantly exceeding the figure for Nicosia (2,713.81). Paphos and Larnaca follow the leader with 3,742 euros per 1 m2 and 3,403.26 euros per 1 m2 respectively.
Even outside central districts, Limassol retains first place in this category. The average price per 1 m2 in other parts of the city is 3,555.38 euros. In other cities, housing prices outside the center range approximately from 1,900 euros to 2,100 euros. Such persistence of the price gap indicates not temporary fluctuations but structurally higher demand for property in Limassol.
Income is higher but does not keep up with prices
Limassol also leads in income levels among the population. The average net monthly salary here is 2,449.46 euros. For comparison, in Nicosia this figure is 1,547.36 euros, in Paphos — 1,919.93 euros, and in Larnaca — 1,594.57 euros. Higher incomes partially ease the burden on local household budgets, but wage growth still lags behind the pace of housing price increases.
Mortgage lending conditions remain relatively similar across the country. Fixed rates for 20 years range from 3.52% in Paphos to 4.36% in Nicosia, indicating that it is the real estate market, rather than borrowing costs, that creates regional price differences.
Everyday and family expenses reinforce the city’s premium status
Everyday expenses in Limassol are also higher than the national average. Prices for dining out, leisure, and private services consistently exceed those in other cities, reinforcing Limassol’s status as a premium service-oriented center.
The average cost of a three-course dinner for two in a mid-range restaurant is about 80 euros. In Nicosia and Paphos, a similar dinner costs around 60 euros, and in Larnaca — about 50 euros. A gym membership in Limassol costs on average 81.76 euros per month, which is also noticeably higher than in other cities.
Family expenses further highlight the differences. Private kindergartens cost an average of 538.09 euros per month, and tuition at international schools reaches 9,419.38 euros per year. These factors continue to support demand in the housing segment for high-income families and expats.
Overall picture of the cost of living in Cyprus
According to Numbeo, the average monthly expenses of a family of four in Cyprus amount to 3,068.10 euros (excluding rent). For one person, this figure is 856.60 euros (excluding housing costs). Against this background, Limassol stands out as the city with the greatest financial burden, where the combination of high rental prices, property purchase costs, and services creates the most expensive standard of living on the island.
Against the backdrop of the ongoing influx of international companies, specialists, and investors into Limassol, experts expect that pressure on the housing market will continue in 2026, and that the city’s price advantage compared to other regions of Cyprus will remain stable.