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Across Northern Cyprus the median asking price is £183,000, and the cheapest unit we list is £40,000. The median asking price per m² is £2,040, with the middle half of units falling between £1,540 and £2,670. Where you look moves those numbers a long way.
One caveat first. These are asking prices for the 2163 units in our catalogue on 19 October 2026, spread over 379 projects with available units. They are not completed sales and they are not the whole market. Treat them as a map of what is offered through us, not a valuation. Everything is in pounds sterling.
What your budget buys
Of those 2163 units, 340 are at or under £100,000. Most are studios (189), then 107 one-bedroom units and 42 two-bedroom units. At that level you are choosing mainly between small units. A two-bedroom is possible, but it is the exception.
At £150,000 or less there are 812 units. One-bedroom units (337) edge ahead of studios (306), and there are 147 two-bedroom units. At £200,000 or less the count is 1213, including 276 two-bedroom units. At £300,000 or less it is 1616, and two-bedroom units (486) become a substantial group.
Beyond that the count only rises to 1955 at £500,000. Doubling a £300,000 budget buys comparatively little extra choice, because larger homes are a smaller part of the stock. If you want three or four bedrooms, expect to be looking at a narrower field.
| Area | Units | From | Median price | Median price per m² |
|---|---|---|---|---|
| Iskele | 1007 | £40,000 | £152,000 | £1,920 |
| Esentepe | 326 | £64,000 | £230,000 | £2,480 |
| Kyrenia | 264 | £75,000 | £299,000 | £2,380 |
| Tatlisu | 178 | £91,000 | £220,000 | £2,320 |
| Güzelyurt | 141 | £47,400 | £175,000 | £2,450 |
| Yeni Boğaziçi | 131 | £76,000 | £198,000 | £1,710 |
| Famagusta | 80 | £53,000 | £140,000 | £1,230 |
| Nicosia | 12 | £95,000 | £130,000 | £1,050 |
| Bedrooms | Units | From | Median price | Median size |
|---|---|---|---|---|
| Studio | 343 | £40,000 | £97,000 | 48 m² |
| 1 bedroom | 696 | £45,000 | £154,000 | 73 m² |
| 2 bedrooms | 651 | £60,000 | £225,000 | 110 m² |
| 3 bedrooms | 358 | £96,000 | £371,000 | 170 m² |
| 4 bedrooms | 94 | £220,000 | £665,000 | 280 m² |
| Type | Units | From | Median price per m² |
|---|---|---|---|
| Apartment | 1099 | £45,000 | £2,020 |
| Penthouse | 433 | £65,000 | £1,940 |
| Studio | 343 | £40,000 | £2,020 |
| Villa | 244 | £126,500 | £2,230 |
| Townhouse | 36 | £144,900 | £2,390 |
| Bungalow | 6 | £185,000 | £1,610 |
| House | 1 | £700,000 | – |
| Duplex | 1 | £1,320,000 | – |
Bedrooms and size drive the price
The median studio is 48 m² at £97,000. The median one-bedroom unit is 73 m² at £154,000, and the median two-bedroom is 110 m² at £225,000. Three bedrooms reach a median of £371,000 at 170 m², and four bedrooms £665,000 at 280 m².
Look at the “From” column too. A two-bedroom can start at £60,000, yet the median for two bedrooms is £225,000. The entry-level units are real, but they are not typical. When you compare, match like with like: size, location, and whether the unit sits in a large complex or a small one.
The type of property matters less than you might think per square metre. Apartments (1099 units) have a median of £2,020 per m², studios £2,020 and penthouses £1,940. Villas (244 units, from £126,500) are at £2,230, and townhouses (36 units, from £144,900) at £2,390. Bungalows, the single house and the single duplex are too few to draw conclusions from. Because the rate per m² is similar across types, the total price mostly follows how much space you buy.
Eight areas, a wide spread
Kyrenia has the highest median price at £299,000, followed by Esentepe at £230,000 and Tatlisu at £220,000. At the other end, Nicosia has a median of £130,000, Famagusta £140,000 and Iskele £152,000. Güzelyurt sits at £175,000 and Yeni Boğaziçi at £198,000.
Price per m² tells a slightly different story. Esentepe is highest at £2,480, then Güzelyurt at £2,450, Kyrenia at £2,380 and Tatlisu at £2,320. Iskele is £1,920 and Yeni Boğaziçi £1,710. Famagusta (£1,230) and Nicosia (£1,050) are the lowest.
The two measures do not always agree. Güzelyurt has a median price of £175,000 but the second-highest rate per m², so you pay more per square metre there than the headline price suggests. Kyrenia’s high median price partly reflects what is for sale, not only the rate per m². A buyer comparing areas should look at both columns.
Read the unit counts before the medians
Only 12 units are listed in Nicosia, so its figures say little about the wider city. Famagusta has 80 units. Iskele has 1007, close to half the catalogue, so its median is the steadiest of the eight and it shapes the overall figures. Be cautious about drawing firm conclusions from the smaller samples.
Iskele is where most of the stock is
With a median of £152,000 and £1,920 per m², Iskele offers the widest choice at a median below the overall £183,000. It also has the lowest asking price in the north, at £40,000. Large developer projects explain the volume. Examples in our catalogue include Caesar Resort with 179 units available, Caesar Blue with 70, Grand Sapphire Blu with 62 and Querencia with 42.
Big schemes mean many similar units. That makes comparison easy, but you still need to look at what differs: floor, view, size and what is included. Kyrenia (264 units), Esentepe (326) and Tatlisu (178) have fewer units and higher medians, so there is less to compare and each choice carries more weight.
Developer stock and resale are different markets
Of the 2163 units, 1400 are sold by the developer and 763 are resale, offered by investors who bought from the developer. Resale is 35% of the total.
In practice, developer units come as a set of near-identical options within a project, often with a price list. Resale gives you individual units, and the owner sets the asking price. You can often set a resale unit beside the developer’s own units in the same project and see how the two compare. Ask which one you are looking at, and ask what the owner is offering that the developer is not.
Tell us what you are looking for
The quickest way to narrow this down is to send us your budget, the number of bedrooms you need, any area you prefer and your timescale. We will shortlist units from the catalogue and say plainly what the asking prices do and do not tell you. You can browse the full catalogue first, then contact us with your details.
About the figures: asking prices of 2,163 units available in our catalogue on 19 October 2026, in pounds sterling. They are not completed sales, and they change as units sell and new ones are listed.