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With more than 33 years in the Cypriot property market, Petros set the standards our consultants work to every day. Message him directly: he will either point you to the right person for your property, or take it on himself.
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Explore a curated range of properties across premier locations, from coastal villas and suburban homes to city apartments, executive offices, and development land. We help you identify the right opportunities, shortlist your options, and negotiate the best possible terms.
With 33 years of market leadership, we position your property for maximum return. From accurate valuation and strategic pricing to targeted marketing campaigns and access to our extensive buyer network, we ensure maximum exposure and the best possible sale price.
Discover a wide range of verified residential and commercial rental properties, from modern city apartments and family homes to executive office spaces. We simplify your search, assist with contract negotiations, and ensure a seamless rental process from viewing to move-in.
Selling real estate online is an honest and fully transparent process for both the seller and the bidder. G&P Lazarou's online auction platform makes the whole process quick and easy.
Our office provides comprehensive support for the Cyprus Permanent Residency by Investment framework. We assist international clients with property selection and legal coordination. Our goal is to help you obtain residency efficiently. Our specialized Cyprus real estate services focus on enhancing the long-term value of your investment.
With decades of experience in property valuations, we know exactly how to determine the true market value of your asset. Our specialized consultants, provided in cooperation with G&P Lazarou Property Valuation, provide reliable and fully documented appraisals, so you can make informed decisions when selling, buying or investing in real estate.
We support companies with relocation and property-related decisions. Our team can assist you in finding office space and handling property management.
Additionally, we provide guidance on:
If you are planning to build your own home, we can support you from concept to completion. Through close collaboration with reputable developers, we help you identify the right plot. In addition, we proudly act as your project manager to coordinate the full construction process for your new villa or business premises.
About Us
G&P Lazarou Estate Agents was established in 1993 as a two-person office in Nicosia and has grown into one of Cyprus's most trusted estate agencies with offices across the island.
3 offices, 70+ property consultants, 430+ partner developers and AI-powered property search across Cyprus.
Launch of our online property auction platform.
Partnerships with 250 developers and a team of 25 property consultants.
Opening of our Limassol office (April) and Larnaca office (September).
Opening of our Nicosia office (April).
Blog & News
On a site plan, two plots of 600 square metres look like equals. Same area, same planning zone, same building density on paper. Then an architect sketches a house on each. On the first, a neat rectangle, the design comes together easily: good-sized rooms, a garden at the back and parking at the front. On the second, a long wedge that narrows towards the rear, the house has to squeeze into an awkward triangle, part of the land ends up unusable, and the plans keep getting more complicated.Most buyers focus on a plot’s size and location. Its shape gets far less attention, even though it often decides how much of the permitted building you can actually achieve, and at what cost.Why shape matters at allEvery plot comes with rules about how far a building must sit from the boundaries and the road. These setbacks apply regardless of shape. On a regular, well-proportioned plot, the space left in the middle is usable and easy to design around. On an odd-shaped plot, setbacks can eat into the buildable area much more than you’d expect, and what remains may be too narrow or too irregular for a sensible layout.The result is that two plots with the same building density on paper can produce very different homes in practice.Narrow and deep plotsA long, narrow plot can work, but width is everything. Once the side setbacks are taken off, the house may end up long and thin, with rooms lined up in a row and little natural light reaching the middle. Parking and access along one side can take up even more of the usable width.Architects can design clever homes on narrow plots. It usually takes more design effort, though, and it limits your options.Irregular and triangular plotsPlots with angled boundaries or many corners often leave pockets of land that can’t be built on or used well. Following an irregular boundary also tends to produce a building with more corners, longer external walls and a more complex roof. All of that adds to construction costs and sometimes to engineering fees as well.Sometimes an irregular plot is priced lower for exactly this reason. That can be a good opportunity, as long as you understand what can realistically be built before you buy.Corner plotsCorner plots have two road frontages, which brings real advantages: more light, more openness, flexible access and a stronger street presence. The trade-off is that setback rules from both roads may apply, which can reduce the buildable area. Privacy can also be harder to achieve, and the garden is more exposed.Frontage and accessThe width of the plot along the road affects more than looks. It decides where the entrance and parking can go and how easily vehicles can get in and out. A very narrow frontage on a deep plot can make access awkward, especially if more than one home is planned.If the road in front is due to be widened, part of the frontage may be lost. Always check this before buying.How shape affects the budgetThe shape of a plot can push up costs in ways that don’t show in the asking price:More external walls and corners mean more materials and labour.Complex roofs and structural solutions cost more to design and build.Unusable corners still need fencing, landscaping or retaining walls.A layout that doesn’t reach the full permitted building area means you are paying for land you can’t use.Check before you commitBefore buying a plot, ask an architect for a quick feasibility sketch. It doesn’t need to be a full design, just enough to show what can realistically be built, where the house would sit and how much of the permitted building area can be achieved.Compare plots by price per buildable square metre, not just total price. And if an adjoining plot is also for sale, ask whether combining the two could create a much better shape.Looking for the right plot to build on? G&P Lazarou Estate Agents can help you find land that suits your plans and check the key details before you commit. Call +357 22024949, email info@gplazarou.com or visit gplazarou.com.Land for Sale in Nicosia Land for Sale in Limassol Land for Sale in Larnaca Land for Sale in Famagusta Land for Sale in Paphos
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Almost every week, an investor sits across the table from us and asks the same question: where should I buy? Most of them arrive with a budget and a list of properties. Fewer arrive with a view on the area itself. Yet over the years, the location tends to decide far more of the return than the kitchen, the finishes or even the price paid.So what separates an area that rewards investors from one that just looks good on a listing?People need a reason to live thereRental demand doesn’t appear on its own. It follows jobs, studies and services. Areas close to major employers, business districts, universities and hospitals tend to have a steady flow of tenants, because people want to live near where they spend their day.In Nicosia, for example, the streets around universities attract students and academic staff year after year. Areas near government offices and banks draw professionals. In Limassol, international companies have created strong demand from relocating employees.The key question to ask about any area is: who will rent here, and why?More than one source of demandAn area that depends on a single source of tenants carries more risk. If a large employer relocates, a university shrinks or tourism has a bad season, rental demand can drop quickly.The most resilient areas attract a mix of tenants: students, families, professionals and retirees. When one group slows down, the others keep the market moving.Infrastructure and what’s coming nextNew roads, improved public spaces, schools, shopping centres and business developments can change how desirable an area is. Investors who understand what is planned, not just what exists today, often see the benefit over time.Be careful to tell the difference between a project that has been approved and funded and one that has only been talked about. Many promised developments take years longer than expected, and some never happen. Buy on the basis of what is reasonably certain, not on rumour.Planning policy mattersChanges to local plans can shift values in either direction. An increase in permitted building density can add value to land and older properties. A new restriction can limit future potential.For investors interested in plots or older houses, knowing the planning zone and any expected changes is essential.Watch the supply pipelineStrong demand is only half of the picture. If dozens of new apartment blocks are being built in the same area at the same time, new tenants and buyers will have plenty of choice. That can put pressure on rents and resale prices.Before buying, look around. Count the cranes, check what projects are under way and think about how your property will compare with what’s coming onto the market.Rent, price and resaleA good investment area offers a sensible relationship between purchase price and achievable rent. Very high prices with modest rents leave little room for return. Very low prices may reflect weak demand or other problems.Also think about the day you’ll want to sell. Areas with a deep pool of buyers, both owner-occupiers and investors, tend to be easier to exit when the time comes.Everyday quality of lifeTenants and buyers still choose places where life is easy. Supermarkets, cafés, parks, schools, parking and safe streets all count. An area people enjoy living in usually holds its appeal through market cycles.Do your homeworkBefore committing, visit at different times of day, talk to people who live there and compare actual rents and sale prices, not just advertised figures. Speak to a lawyer about the property itself and to an accountant about how rental income will be taxed.If you’re looking for an investment property, G&P Lazarou Estate Agents can help you compare areas, rental demand and opportunities across Cyprus. Call +357 22024949, email info@gplazarou.com or visit gplazarou.com.Discover available houses for sale in CyprusView residential plots for sale in CyprusExplore modern apartments for sale in CyprusBrowse commercial properties for sale in CyprusDiscover available houses for rent in CyprusExplore modern apartments for rent in CyprusView residential plots for rent in CyprusBrowse commercial properties for rent in Cyprus
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Nicosia recorded more property transactions in 2025 than any other district in Cyprus. Over the same period, home prices in the capital rose by less than inflation. These two facts sit at the heart of “Nicosia Property Market 2026”, the market analysis presented by G&P Lazarou Estate Agents on Tuesday 20 October 2026 at our head office, Nicosia Office, Athalassas Avenue 174, 2025 Strovolos, to property developers.The analysis was presented by Andreas Markides, ACA, Head of Investments at G&P Lazarou. It brings together transaction data from AskWire, official figures from the Department of Lands and Surveys, the Central Bank of Cyprus, the Statistical Service (CYSTAT) and Eurostat, and a count of properties currently listed for sale in Nicosia.Here are the main findings:2020–2025: a market that grew in volume, not in priceNicosia recorded 7,911 transaction registrations in 2025. That figure was ahead of Limassol’s 7,715, 10.4% higher than in 2024 and 42% higher than in 2020. Limassol still leads by value, though. The average value per registration in Nicosia was about €161,000, compared with roughly €363,000 in Limassol.New-build apartments drove much of this growth. Sales rose from 799 in 2020 to 1,999 in 2025, an increase of 150%, while resales stayed almost flat. House sales also grew strongly, from 763 to 1,204. Yet the average declared value of a house in 2025, around €238,000, was the same as in 2020.Nicosia is also the most affordable of the major markets. In 2025, 87% of apartment and house sales in the district were below €300,000, compared with 72% across Cyprus.Prices did rise, but slowly. Home prices in Nicosia increased by about 10% since 2020, while consumer prices rose 18.5% and construction materials around 35%. In real terms, that leaves Nicosia home prices roughly 7% lower than in 2020.The picture varies by area. Typical resale apartment prices per weighted square metre rose by about 20% in Lakatamia and 18% in Engomi, but less than 2% in Strovolos.Land stands out. The median price of plots in Nicosia was about €265 per buildable square metre in 2025, around 5% lower than in 2020. In Limassol, Larnaca and Paphos, the equivalent figure rose by roughly 36%.Nicosia also leads the island’s office market by number of sales. In 2025, 88 of the 160 office sales in Cyprus, or 55%, were in Nicosia.2026: local buyers and more expensive moneyActivity has paused rather than reversed. Registrations in Nicosia from January to August 2026 were 3.4% lower than a year earlier. Sales contracts deposited with the Land Registry still rose 5.6%, although that was the slowest growth of any district (Cyprus overall: +13.7%).Nicosia is the most local market on the island. From January to July 2026, 84% of sales contracts in the district were signed by Cypriot buyers. Foreign buyers accounted for under 16%, compared with almost 70% in Paphos. Demand in the capital therefore depends mainly on local incomes and bank lending.That makes financing a key variable. The average rate on new housing loans in Cyprus was 3.24% in July 2026, below the eurozone average of 3.54%. After two increases by the European Central Bank this year, the deposit rate stands at 2.50%. Bank lending criteria, however, remained unchanged in the second quarter of 2026.Development activity is picking up again. In the first eight months of 2026, 92 land-for-development (antiparochi) contracts were registered in Nicosia, compared with 61 in the whole of 2025.What is available todayOn 16 October 2026, the analysis counted 8,368 properties listed for sale in Nicosia across five portfolios: G&P Lazarou, REMU, Altia, Altamira and GoGordian. Their combined asking value was around €2.9 billion.The four institutional portfolios held 1,557 listings worth about €539 million. Around 65% of that value is land, mostly fields rather than ready-to-build plots, and only 44 listings are apartments. Most modern apartments on the market today are new builds.Comparing current stock with monthly transactions in 2025 gives an indication of how quickly the market could absorb it. The figure is roughly 11.5 months for apartments, around 8 months for houses and about 21 months for plots.What they said“Nicosia has grown in volume, but its prices have risen by less than inflation. It is the most local market in Cyprus: it depends on the incomes and borrowing of Cypriot buyers, not on foreign capital. That is why the question for 2027 is not prices, but whether the market can absorb what is coming,” said Andreas Markides, ACA, Head of Investments at G&P Lazarou.“We are bringing to the table data that is rarely found in one place: transactions, available stock and our own listings. We want decisions in the Nicosia market to be based on numbers, not impressions,” said Petros Lazarou, Founder and Managing Director of G&P Lazarou Estate Agents.2027: a question of absorption, not priceThe analysis does not forecast prices. It identifies the question that will shape the year ahead: can a market of mainly local buyers absorb the new supply that is coming, at a time of higher costs and more expensive borrowing?Supply is rising. Residential units in building permits across Cyprus increased by 43% in 2025 and 68% in the first half of 2026. Construction costs remain high, and many building companies report labour shortages as their main constraint.G&P Lazarou is watching four indicators to see which way the market moves:Mortgage rates. A move towards 3% would support demand. A rise above 4% would point to a more cautious year.Sales contracts in Nicosia. A return to double-digit growth would be positive. An annual decline would be a warning sign.Absorption of new builds. Falling months of stock would be encouraging. Completed apartments remaining unsold would not.Institutional land. Usable plots coming to market and selling would be positive. Land selling at a discount, with plot prices falling, would point the other way.About the dataTransaction figures are AskWire registrations, which include all transaction types and are not unique properties. Prices per square metre are medians from filtered samples and use weighted area, not internal floor area. Stock figures are public listings at asking prices on 16 October 2026, not valuations. All figures were correct as of mid-October 2026 and will change over time.Download the full presentation “Nicosia Property Market 2026” (PDF)To discuss what the findings mean for your property, investment or development, contact G&P Lazarou Estate Agents at +357 22 024949 or sales@gplazarou.com. For a property-specific opinion of value, see our property valuation services.
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