As one of the fastest growing cities in Cyprus, Limassol attracts more and more foreign investors every year, especially property buyers.
However, the high prices in the central districts have many people looking for more affordable alternatives. And there are! In Limassol, there are a number of areas where it is easy to find relatively inexpensive properties while still enjoying a convenient location and living comfort.
1. Omonia
Omonia is one of the most affordable areas of Limassol, located in the western part of the city. This area is known for its developed infrastructure, proximity to the sea and convenient transport links. There are enough supermarkets, schools, pharmacies, sports clubs, parks, restaurants and other amenities to make everyday life comfortable. The large My Mall shopping centre and Sclavenitis hypermarket are close by, and a little further west is the Lady's Mile promenade beach, a popular seaside holiday destination.
Omonia is suitable for young families (with or without children) as well as investors looking for affordable housing with good prospects for capital appreciation. The area is convenient for working people due to its proximity to business districts and the city centre. Public transport is fairly good, making it easy to get to other parts of the city.
In Omonia you can find apartments and houses at much lower prices than in the centre of Limassol. For example, very spacious one-bedroom apartments cost on average from €180,000 - at €2.500 per square metre.
There are also some very attractive offers: for example, a small penthouse with a private roof terrace for only 230 thousand euros. The main characteristics of Omonia:
- The new construction market is mainly represented by multi-family buildings in the club house format;
- Insignificant distance from the centre;
- Very democratic prices;
- It is difficult to find elite properties here;
- Demand is mainly from permanent residents, not tourists.
2. Ipsonas
Ipsonas - a rapidly developing suburb of Limassol, located in the north-west. There is active construction of modern residential complexes - both multi-family and private houses. Ipsonas is considered an excellent choice for families with children and for those who live and work in the city permanently. The local infrastructure includes shops, schools, cafes, parks and sports centres, and its convenient location (direct access to one of the main motorways) means you can quickly reach the centre of Limassol.
Property prices in Ipsonas are low as the demand for accommodation is mainly from local residents. Investors Ipsonas can appeal to investors for two reasons:
- Possibility of buying several properties at once in order to participate in the accelerated programme for obtaining permanent residence in Cyprus;
- Convenience of permanent residence if the apartment or house is bought for yourself.
Prices in Ipsonas start at around 350 000 for a spacious house (3-4 bedrooms). One square metre costs 2-2.500 euros.
Apartments start from 135 thousand euros, with a price of 2.5-3.000 euros per 1 m2. In Ipsonas you can find very small one-bedroom apartments and spacious two and three-bedroom options.
The main characteristics of Ipsonas are
- The absence of elite housing;
- A wide range of apartments and private houses;
- a wide range of new buildings;
- Ideal for permanent residence, with low demand from tourists;
- Promises good growth in house prices, as the area is being actively developed.
3. Zakaki
Zakaki is an area that has developed rapidly in recent years with the construction of the new City of Dreams Mediterranean Casino Resort. This makes it an attractive location for investors and buyers who expect prices to rise in the future. Zakaki offers both value for money second homes and new developments with modern amenities.
The area has easy access to major shopping centres and the motorway, with iconic locations such as Lady's Mile Beach - one of the longest beaches in Limassol - and the Limassol Salt Lake, home to many flamingos in winter, close by. Zakaki has a wide range of shops, cafes and leisure facilities, including sports clubs and gyms. It is also home to the MyMall shopping centre. The road network is constantly being upgraded and the proximity to the new tourist area makes the area promising for rental accommodation. The area is residential, so there are schools, medical centres and walking areas.
Since the opening of the casino resort, property prices in Zakaki have risen - but not enough to take the area off the 'budget' list. Yes, elite residential complexes have appeared in some locations, but it is still realistic to invest in a new building and wait for the price to rise.
Prices for new 1-bedroom apartments start at around 170,000 euros. The cost per square metre ranges from 2.500 to 4.500 euros.
Elite properties can be found in the new Zakaki residential complexes near the casino resort. Prices for 1 m2 here are around €6,000. The complexes offer both apartments and villas.
The main features of Zakaki:
- A steady increase in demand for property due to its proximity to the City of Dreams resort;
- The abundance of new developments, especially apartment complexes with amenities;
- Convenience of living due to the developed infrastructure;
- Proximity to the city centre, the port and the sea;
- Moderate property prices and their tendency to increase, which makes them suitable for investment.
4. Kato Polemidia and Pano Polemidia
Polemidia is divided into two parts, the lower part (Kato) and the upper part (Pano). These are neighbourhoods with a good infrastructure for everyday life, a convenient location and a wide range of properties. The area has parks, promenades, swimming pools and sports facilities.
You can find both affordable apartments and spacious houses with plots. Due to the relatively low density of construction, the area retains a cosy atmosphere and prices remain some of the most affordable in Limassol.
In Polemidia there are many apartment blocks with democratic prices. One-bedroom apartments start at around €150,000, and the average price for a square metre is €2.500.
There are also elite properties in luxurious, comfortable complexes. These include apartments and penthouses, as well as villas, which can be larger or smaller than the house and plot.
The main characteristics of Kato and Pano Polemidia:
- There are both private houses and apartments;
- The distance from the sea and the elevated position;
- Lack of tourist infrastructure with a fairly developed residential infrastructure;
- Easy access to the town and beautiful views;
- A good option for long term investment - or permanent independent living.
5. Pyrgos
Pyrgos is a remote and rather picturesque suburb of Limassol, located about halfway to Larnaca (the eastern part of the Limassol district). This location appeals to those who are looking for a quiet and serene life surrounded by nature, but still want to be relatively close to the city.
In Pyrgos you can find spacious houses and villas at more affordable prices than in the central areas and the neighbouring upmarket Parekklisha. It has good environmental conditions and easy access to beaches and main roads. The infrastructure is developed enough for comfortable living, but still retains a sense of privacy and tranquillity.
Prices for apartments or houses start from 330 thousand euros. This is exactly the threshold at which a foreign buyer can speed up the process of obtaining permanent residency in Cyprus.
It is worth noting the high investment attractiveness of Pyrgos in 2025. The fact that one of the biggest projects in Limassol is being built here - a large complex-resort YOO. It is located on the first coast line and belongs to the elite real estate. Its infrastructure will create a very high demand for local property and as the complex is completed, prices will rise. Investors should therefore look at Pyrgos now while prices remain at a reasonable level.
6. Ekali and Nea Ekali
Ekali and Nea Ekali are neighbouring areas that are considered to be among the cheapest in terms of primary property prices. They are close to the main motorways and offer quick access to the centre of Limassol. These areas offer attractively priced new developments as well as spacious houses with courtyards. Ekali and Nea Ekali are particularly suitable for families with children due to the presence of schools, parks and shops. These are quiet and pleasant areas, away from the sea and the hustle and bustle of the resort.
Property prices here start from 200,000 euros for a 1-bedroom apartment in a modern gated complex. The average price per square metre is around 3,000 euros. The primary property market is mainly focused on apartments, with villas in the premium segment.
The main characteristics of Ekali and Nea Ekali are:
- Remoteness from the sea and therefore from the resort infrastructure;
- Proximity to the town, but with peace and quiet;
- Ideal for families with children;
- Long term investment prospects;
- Suitable for those who wish to buy a home for themselves, move here and obtain permanent residence in Cyprus.
Affordable Housing in the Villages around Limassol
The villages around Limassol are not to be underestimated. They offer peace and quiet, spacious houses with plots and clean air, all within a reasonable distance from the city (the furthest villages are about 40 minutes from Limassol by car). Here are some interesting options:
- Palaiomylos and Agros - these villages are located in a mountainous area, a 30-40 minute drive from Limassol. Here you will find traditional stone houses and modern villas at prices lower than in the suburbs of Limassol. Private wineries, mountain trails and cosy tavernas can be found in these areas.
- Monagri and Lofou are ancient villages renowned for their Cypriot architecture and secluded atmosphere. They are ideal for those who want to live away from the hustle and bustle of the city, but still have a quick commute into town. The villages have small shops, tavernas and local farms selling organic produce.
- Fasouli and Apesia are small villages that attract buyers with their large plots of land. Here you can buy houses with gardens or vineyards and enjoy the traditional Cypriot way of life. There are natural parks and viewpoints in the area with magnificent mountain and sea views.
- Alassa and Doros are picturesque small villages known for their traditional houses and family-run wineries. Property here is affordable and the surrounding nature makes these places ideal for quiet living or country holidays.
Buying property in the villages not only keeps costs down, but also allows you to enjoy nature, traditional Cypriot culture and a measured pace of life, while still being close to one of the most developed cities in Cyprus.
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