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The median asking price for a villa in our catalogue is £485,000, and the lowest is £126,500. Per square metre the median is £2,230, but the area moves that figure a great deal: from £1,520 in Famagusta to £4,110 in Tatlisu.
One point on the numbers before we go further. Every figure here is an asking price for a unit available in our catalogue on 2 November 2026. These are not completed sales and not the whole market, so treat them as a map of what is listed with us, not a valuation.
What the stock looks like overall
On that date we had 246 villas across 133 projects. Of these, 169 were sold by the developer and 77 were resale units, offered by investors who bought from the developer. Resale is 31% of units, so most of what you will see is developer product.
The median internal area is 232 m². That is a large house by British standards, worth remembering if you compare a villa’s price with a flat or townhouse at home. Of the 133 projects with a measured distance, 87 are within 1 km of the coast in a straight line. That is a straight-line measure, not a walking route, and it does not mean a sea view.
| Area | Units | From | Median price | Median price per m² |
|---|---|---|---|---|
| Kyrenia | 78 | £165,000 | £630,000 | £2,460 |
| Iskele | 45 | £126,500 | £399,000 | £1,940 |
| Esentepe | 36 | £330,000 | £850,000 | £3,050 |
| Yeni Boğaziçi | 36 | £219,450 | £363,000 | £1,560 |
| Tatlisu | 29 | £220,000 | £1,100,000 | £4,110 |
| Famagusta | 16 | £180,000 | £350,000 | £1,520 |
| Bedrooms | Units | From | Median price | Median size |
|---|---|---|---|---|
| 1 bedroom | 2 | £165,000 | – | – |
| 2 bedrooms | 21 | £190,000 | £320,000 | 142 m² |
| 3 bedrooms | 128 | £126,500 | £420,000 | 205 m² |
| 4 bedrooms | 77 | £220,000 | £665,000 | 280 m² |
What each budget gets you
At £150,000 or under there is one villa, a three-bedroom. At £200,000 or under there are 5: two with three bedrooms, two with two bedrooms and one with one bedroom. Choice at this level is thin, so expect to compromise on location, size or both.
The market opens up above that. At £300,000 or under there are 38 villas: 24 with three bedrooms, 9 with two and 3 with four. At £500,000 or under there are 129, which is more than half the catalogue. Of those, 85 have three bedrooms, 22 have four and 17 have two.
Three bedrooms is the standard villa here, and the range between £300,000 and £500,000 is where most buyers will find real choice.
How bedrooms and size move the price
Two-bedroom villas have a median asking price of £320,000 and a median size of 142 m². Three-bedroom villas have a median of £420,000 at 205 m². Four-bedroom villas have a median of £665,000 at 280 m². Each extra bedroom adds space and cost, but more space is not always what you need. For two people with occasional guests, a larger two-bedroom villa may suit better than a four-bedroom house you will clean and maintain.
Two-bedroom villas are a small group, 21 units, so there are fewer projects to choose from. Only 2 listings have one bedroom, too few to say anything general.
Area by area: where the money goes furthest
Kyrenia has the most villas, 78, with a median of £630,000 and £2,460 per m². The range is wide: the lowest asking price there is £165,000, so the specific street and house matter more than the town’s average.
Esentepe, with 36 units, has a median of £850,000 and £3,050 per m². Its lowest asking price is £330,000, the highest starting point of the six areas, so there is little entry-level stock. Tatlisu is dearer still: a median of £1,100,000 and £4,110 per m², with 29 units from £220,000. If your budget is around £300,000, these two areas will show you less than the others.
Iskele has 45 units, a median of £399,000 and £1,940 per m². It also has the lowest asking price in the catalogue, £126,500. Yeni Boğaziçi has 36 units, a median of £363,000 and £1,560 per m². Famagusta has 16 units, a median of £350,000 and £1,520 per m², the lowest per-m² figure of the six. For a given budget, these three areas generally give you more house.
Medians hide a lot. One large development of high-priced villas can pull an area’s median up, and Famagusta rests on only 16 units.
Developer stock and resale: what differs
Developer villas usually sit in a project with a shared design and often shared facilities. Resale units come one at a time, with the price set by the individual owner rather than a price list. That makes a resale worth comparing with the developer’s own units in the same project, where there are any.
A few projects have several villas available, which lets you compare like with like: La Isla Villas (9 units), Caesar Beach (8 units), Majestic Villas (7 units) and Catalkoy Villa (5 units). Any of them shows how much asking prices vary within one project.
Questions to ask before you shortlist
- Is the price per m² based on internal area only, or does it include terraces and plot?
- Is the villa within a project’s grounds, or a single house on its own plot?
- Is the sea visible from the house, or is it simply close on the map?
- Will you use it year-round or in some seasons? That affects how much space you need.
- If it is a resale, how does the asking price compare with developer units in the same project?
You can browse everything in our full catalogue.
What to send us
If you would like a shortlist, contact us with your budget, the bedrooms you need, the areas you are considering and your timescale. We will come back with specific units that fit, and tell you plainly where a budget is too tight for the area you have in mind.
About the figures: asking prices of 246 units available in our catalogue on 2 November 2026, in pounds sterling. They are not completed sales, and they change as units sell and new ones are listed.