The median asking price for residential property in North Cyprus is £1,644/m² (refreshed 10 August 2026). Girne is the most expensive at £1,885/m²; Lefkoşa the most affordable at £1,182/m². Based on 16,282 live sale listings. A mix-adjusted figure (fixed-weight across region×type strata) of £1,708/m² isolates price movement from changes in the listing mix — the honest comparator for tracking change over time.
Index 113.9 · mix-adjusted 109.0 (base 2026-06 = 100)
Price motion vs 2026-06: overall ▲ +13.9% · mix-adjusted ▲ +9.0%
Of a tracked Girne sale sample, as of 2026-08-10 (vs the 2026-06-03 baseline): 22% of listings are gone ▼ 2.1pp, 5% have cut their asking price ▬, and the median cut is −5.7% ▬.
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 | £1,885 | 96.1 | ▼ -3.9% | 10,934 |
| 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 | £1,182 | 101.1 | ▲ +1.1% | 4,129 |
▲ 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 | £1,718 | £2,160 | £1,889 | £1,822 | £1,575 |
| İskele | £1,686 | £1,747 | £1,700 | · | · |
| Lefke | £1,622 | · | · | · | · |
| Güzelyurt | £1,944 | · | · | · | · |
| Mağusa | £1,333 | £1,726 | · | · | · |
| Lefkoşa | £1,158 | £1,418 | £1,162 | · | £1,204 |
· = fewer than 15 listings (not shown).
| Region | £/m² | Index | Δ | listings |
|---|---|---|---|---|
| Girne | £220 | 98.7 | ▼ -1.3% | 409 |
| 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 | 52% | 291 |
| 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 £1,644/m² for residential property (refreshed 10 August 2026), based on 16,282 live sale listings. These are asking (list) prices, not sold prices.
Girne is the most expensive at £1,885/m²; Lefkoşa is the most affordable at £1,182/m².
The median listing in Girne has been on the market about 210 days, with 52% 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 16,282 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 10 August 2026.
Based on 16,282 public residential sale listings across North Cyprus.
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