The median asking price for residential property in North Cyprus is £1,444/m² (refreshed 30 July 2026). Girne is the most expensive at £1,956/m²; Lefkoşa the most affordable at £1,169/m². Based on 8,436 live sale listings. A mix-adjusted figure (fixed-weight across region×type strata) of £1,569/m² isolates price movement from changes in the listing mix — the honest comparator for tracking change over time.
Index 100.0 · mix-adjusted 100.1 (base 2026-06 = 100)
Price motion vs 2026-06: overall ▬ · mix-adjusted ▬
Of a tracked Girne sale sample, as of 2026-07-30 (vs the 2026-06-03 baseline): 19% of listings are gone ▼ 2.4pp, 4% have cut their asking price ▲ 0.4pp, and the median cut is −5.7% ▲ 3.1pp.
A tracked Girne sample, re-fetched each update against the 2026-06-03 baseline — asking prices, not sold. “Gone” = the listing no longer shows a price (removed / expired / sold). The signal sharpens across updates: rising gone% and deepening cuts are leading indicators.
| Region | £/m² | Index | Δ | listings |
|---|---|---|---|---|
| Girne | £1,956 | 99.7 | ▬ | 3,426 |
| İskele | £1,690 | 100.6 | ▲ +0.6% | 942 |
| Lefke | £1,622 | 99.8 | ▬ | 157 |
| Güzelyurt | £1,444 | 100.0 | ▬ | 26 |
| Mağusa | £1,422 | 102.4 | ▲ +2.4% | 94 |
| Lefkoşa | £1,169 | 100.0 | ▬ | 3,791 |
▲ up · ▼ down · ▬ flat (under 0.5%) · · no prior snapshot. Arrows show change since the previous update; real motion appears once fresh data is collected.
| Region | Apartment | Villa | Penthouse | Semi-det. | Detached |
|---|---|---|---|---|---|
| Girne | £1,765 | £2,222 | £1,972 | £1,822 | £1,580 |
| İskele | £1,686 | £1,747 | £1,700 | · | · |
| Lefke | £1,622 | · | · | · | · |
| Güzelyurt | £1,944 | · | · | · | · |
| Mağusa | £1,333 | £1,726 | · | · | · |
| Lefkoşa | £1,136 | £1,412 | £1,154 | · | £1,206 |
· = fewer than 15 listings (not shown).
| Region | £/m² | Index | Δ | listings |
|---|---|---|---|---|
| Girne | £222 | 99.6 | ▬ | 410 |
| Lefkoşa | £179 | 101.7 | ▲ +1.7% | 215 |
| Lefke | £150 | 100.7 | ▲ +0.7% | 35 |
| Mağusa | £118 | 100.0 | ▬ | 32 |
| İskele | £95 | 100.0 | ▬ | 145 |
| Güzelyurt | £48 | 114.3 | ▲ +14.3% | 19 |
Building plots, priced per plot m² — structurally far below built £/m², so kept as a separate track and never mixed into the residential index. Asking prices, not sold.
| Region | Days on market | Over 180d | Views |
|---|---|---|---|
| Girne | 210 | 51% | 290 |
| İskele | 210 | 51% | 280 |
| Lefke | 180 | 43% | 223 |
| Güzelyurt | 180 | 46% | 335 |
| Mağusa | 150 | 39% | 194 |
| Lefkoşa | 120 | 33% | 240 |
High days-on-market + high stale share = a frozen market where buyers have the most negotiation leverage. High views = where buyer attention is landing now.
The median asking price is £1,444/m² for residential property (refreshed 30 July 2026), based on 8,436 live sale listings. These are asking (list) prices, not sold prices.
Girne is the most expensive at £1,956/m²; Lefkoşa is the most affordable at £1,169/m².
The median listing in Girne has been on the market about 210 days, with 51% over 180 days — a slow, buyer-favourable market.
Asking (list) prices from live public listings. It is not a sold-price or valuation index — transaction prices are not publicly disclosed in North Cyprus.
What this is: a median of asking (list) prices from 8,436 live public sale listings, per stated interior m², by region and type. £/m² is trimmed to the 2nd–98th percentile to drop plot-area contamination and data errors.
What this is not: it is not a sold-price or valuation index — transaction prices are not publicly disclosed in North Cyprus. Figures are signals, not valuations. Snapshot: refreshed 30 July 2026.
Based on 8,436 public residential sale listings across North Cyprus.
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