Rental yields by Cyprus city: 2026 benchmarks

Gross yield headlines circulate a lot, but they tend to flatter the buyer's real outcome. We pulled new-build lease comparables from the four main Cypriot cities and netted out management fees, communal-area charges, and a 5% vacancy buffer. The picture below is what you can plausibly bank.

Limassol — 4.4% net

Strong corporate-tenant demand props the market up. Two-bedroom apartments in the marina belt clear €1,700–€2,200/month; three-bedrooms in established suburbs €2,400–€3,200/month. Vacancy is low (3%) but communal fees are the highest on the island (€3–€5/sqm/month).

Paphos — 4.0% net (long-term) / 5.5% net (peak-season short-term)

Long-term leasing is steady but the real story is seasonal villa rental, where peak weeks (June–September) routinely fetch €3,500–€6,000/week. Annualised short-term yield on a quality villa with professional management nets out around 5.5% after fees and seasonal vacancy.

Larnaca — 4.6% net

The new marina redevelopment is the wildcard. Mackenzie-area apartments aimed at remote-worker tenants clear €1,200–€1,500/month and benefit from low communal fees. The market is small but tightening fast.

Nicosia — 4.2% net

End-user dominated; tenants are predominantly local young professionals and university families. Yields are stable, vacancy minimal, but rental growth has been the slowest among the four cities at 2–3% per year.