Real occupancy, nightly rates and RevPAR from live Airbnb calendars across Paphos, Limassol, Larnaca and the Republic-controlled Famagusta coast — the data layer for buying a Cypriot vacation rental on numbers, not brochures.
A small island that behaves as four separate rental markets: the Ayia Napa and Protaras strip runs the sharpest summer peak, Paphos carries the longest season, Limassol blends tourist demand with year-round city and expat business, and Larnaca sits on the main airport at lower entry prices. Cyprus is an EU freehold market — non-EU buyers need a Cap. 109 acquisition permit and are capped at two units and a plot of up to 4,014 m², and every short-term let must carry a Deputy Ministry of Tourism registration number. For-sale listings ranked by measured STR yield are coming; the market data is already live below.
3,598
Tracked Listings
8
Areas Covered
42%
Avg Occupancy
$209
Typical ADR
$88
RevPAR
Occupancy and ADR are observed from live Airbnb calendars across Jun 2026–Nov 2026 (3,598 tracked listings), shown in USD. ADR reflects asking prices; upcoming months show booking pace to date and typically rise as the month approaches.
The west-coast district — Kato Paphos, Coral Bay, Peyia and the Polis/Latchi coast, with the island’s longest season.
3 areas tracked
Republic-controlled east coast only — Ayia Napa, Protaras and Paralimni, the most resort-concentrated and most seasonal market here.
2 areas tracked
The largest coastal city — the marina and tower district, the Germasogeia strip and the Pissouri end, least dependent on summer.
2 areas tracked
The airport city — Finikoudes and Mackenzie, plus Oroklini and the Kiti/Perivolia coast, generally the lowest district €/m² of the coastal four. (Pyla sits inside the UN buffer zone, where civilian activity needs UNFICYP authorisation and development has been frozen since 2023 — treat it as out of scope, not as ordinary Larnaca stock.)
1 area tracked
Live Airbnb performance by area — occupancy and typical nightly rate (USD) from tracked calendars, all property sizes blended.
| Area | Region | Listings | Occupancy | Typical ADR | Est. Monthly Revenue |
|---|---|---|---|---|---|
| Limassol | Limassol | 702 | 38% | $190 | $2,706 |
| Paphos | Paphos | 689 | 47% | $174 | $2,320 |
| Ayia Napa | Famagusta | 638 | 39% | $241 | $2,799 |
| Larnaca | Larnaca | 491 | 44% | $147 | $1,791 |
| Protaras | Famagusta | 466 | 45% | $305 | $4,038 |
| Coral Bay | Paphos | 296 | 42% | $222 | $3,025 |
| Polis | Paphos | 239 | 40% | $227 | $2,697 |
| Pissouri | Limassol | 77 | 39% | $251 | $3,158 |
Calendar-observed occupancy per month. Upcoming months show bookings already on the calendar and fill further as dates approach.
Studio
38% occupancy
$117 per night
330 tracked
1 bedroom
41% occupancy
$125 per night
1,273 tracked
2 bedrooms
43% occupancy
$188 per night
1,066 tracked
3 bedrooms
44% occupancy
$303 per night
638 tracked
For-sale properties ranked by real Airbnb yield are coming. Join the waitlist for first access.
Yes, and title is freehold. EU/EEA citizens buy on the same terms as Cypriots with no restrictions. Non-EU buyers need acquisition permission under Cap. 109, applied for at the District Administration after the sale contract is signed; it is normally granted, but a non-EU individual is capped at two units and 4,014 m² (three donums) of land. Buyers going past that cap typically hold through a Cyprus-registered company, which removes the limit but changes the tax and cost picture — take Cypriot legal advice before you offer. Separately, buying and letting are two different permissions: acquisition permission does not authorise short-term rental.
You need a registration, and it is enforced. Every self-catering villa, house or apartment let short-term must be entered in the Deputy Ministry of Tourism’s Register of Self-Service Accommodation under Law 9(I)/2020, which issues a registration number that must appear in every advertisement and transaction — Airbnb and Booking.com ask for it at listing. The permit costs €222 and runs three years. Operating unregistered is a criminal offence: up to €5,000 and/or a year’s imprisonment, plus €200 a day for continuing breach, and the Deputy Ministry ran an active enforcement campaign through 2025. Brixfox never states that any specific property is registered — assume it is not until you have seen the permit, and check the title, planning consent and any block or management-company rules for separate letting restrictions.
Cyprus-source rental profit is taxed in Cyprus and a non-resident owner files a Cyprus return. Tax is at the progressive personal rates (nil to €22,000, rising to 35% above €72,000 from 2026) on net profit after a 20% deemed deduction for buildings, capital allowances and loan interest. Special Defence Contribution never applied to non-residents and was abolished on rents entirely from 1 January 2026; GHS/GESY attaches to Cyprus residents, not to a non-resident landlord. Short-stay accommodation is also a 9% VAT supply once turnover passes €15,600 in twelve months, which many yield estimates leave out. Whether a non-resident receives the full nil-rate band is the one point worth confirming with a Cypriot accountant — sources conflict and it moves net yield materially on a single property.
They trade off differently rather than ranking cleanly. The Famagusta district resort strip (Ayia Napa, Protaras) has the sharpest summer peak and the thinnest winter; Paphos carries the longest season on UK-led and repeat demand; Limassol mixes tourist demand with year-round city, marina and expat business and tends to be the least seasonal; Larnaca sits on the main airport with generally lower entry prices. The occupancy, ADR and RevPAR figures on this page compare all four from live Airbnb calendars — but read them against the short measurement window described in the caveats.
It means the Republic-controlled part of the Famagusta district only — the Ayia Napa, Protaras, Paralimni and Cape Greco coast. Brixfox holds no Airbnb data for, and makes no ownership, legal or tax claims about, areas north of the buffer zone. Property in the north sits under a separate and contested title regime and is out of scope for this product.
Cyprus is a freehold market — buyers acquire full title registered at the Department of Lands and Surveys, and there is no Bali-style leasehold layer. EU/EEA citizens and EU companies buy on the same terms as Cypriots, with no restriction on the type, size, number or purpose of properties. Non-EU (third-country) buyers must obtain acquisition permission under the Acquisition of Immovable Property (Aliens) Law, Cap. 109 — formally a Council of Ministers permission, in practice delegated to and applied for at the District Administration (District Officer) of the district where the property sits, on form Comm. 145, filed after the sale contract is signed. Permission is normally granted where funds and identity check out, but it is a real gate on portfolio building: a non-EU individual is limited to two units (two dwellings, or one dwelling plus a shop up to 100 m² or an office up to 250 m²) and to land of up to 4,014 m² (three donums). That cap does not apply to property held by a Cyprus-registered company, which is why non-EU investors buying more than two units commonly use a Cypriot corporate vehicle — a decision with its own tax and cost consequences that needs Cypriot legal and tax advice before offer. Processing times are not fixed by statute and vary by district and caseload — practitioners commonly quote anything from about a month to several months. Build slack into the completion timetable and confirm the current position with the relevant District Office. Contract deposit at the Land Registry (specific performance) is standard practice and protects the buyer while the permit is pending. This ownership model applies only to the Republic of Cyprus; Brixfox holds no data on and makes no claims about property in the north.
Short-term letting of a house, villa or apartment in the Republic of Cyprus requires registration in the Register of Self-Service (self-catering) Accommodation held by the Deputy Ministry of Tourism, under the Regulation of the Establishment and Operation of Hotels and Tourist Accommodation Law L.9(I)/2020 as amended (L.7(I)/2022). Registration produces a special mark and a registration number, and the law requires that number to appear in every advertisement, promotion and transaction for the property — platforms including Airbnb and Booking.com collect it at listing. Registration is per property (categorised as tourist furnished villa, tourist furnished house, or apartment), costs €222 for a three-year permit, and renews every three years; the application requires Tax Department registration, property particulars, minimum technical and operating specifications and proof of insurance. Operating or advertising unregistered is a criminal offence carrying up to €5,000 in fines and/or up to one year’s imprisonment, with a further €200 per day for continuing breach after conviction, and the Deputy Ministry ran an active enforcement push through 2025 (8,248 accommodations registered and 1,275 applications pending as at late February 2025). Brixfox does not verify or assert registration status for any individual property, and no listing shown here is or ever will be described as licensed or permitted for short-term rental — registration is the buyer’s obligation to obtain and to confirm. Buyers should also check building-level constraints separately: a title deed, planning consent, management-company regulation or block by-law can restrict short-term letting even where the tourism registration itself is available.
Acquisition: a resale property is exempt from VAT and attracts Land Registry transfer fees of 3% on the first €85,000, 5% to €170,000 and 8% above, halved where the purchase carries no VAT. A new-build from a developer carries VAT instead of transfer fees — 19% standard. The reduced 5% VAT band is for a buyer’s own primary residence within value and floor-area limits, so a non-resident buying to let should budget 19% VAT on a new-build, not 5%. Add legal fees, Land Registry and, for non-EU buyers, the Cap. 109 permit process. Stamp duty is gone. Law 239(I)/2025 repealed the Stamp Duty Laws 1963–2025 with effect from 1 January 2026, and the repeal expressly covers immovable-property instruments including sale-and-purchase and assignment agreements — no stamp duty arises on a contract executed from that date. Contracts signed by at least one party on or before 31 December 2025 stay within the old framework under transitional rules. Land Registry filing fees, court stamps and legal fees are unaffected and still apply. Rental income: Cyprus-source rental profit is taxable in Cyprus and a non-resident owner must file a Cyprus return. Tax is charged at the progressive personal income tax rates (from 1 January 2026: nil to €22,000, then 20% to €32,000, 25% to €42,000, 30% to €72,000, 35% above), on net profit after the 20% deemed deduction for buildings in lieu of repairs, capital allowances on the building, and interest on the acquisition loan. Whether a non-resident gets the full nil-rate band on Cyprus-source income is the detail most worth confirming with a Cypriot accountant — sources are inconsistent on it and it materially changes net yield on a single-property holding. Special Defence Contribution on rents (2.25% effective) applied only to individuals who were both Cyprus tax resident and Cyprus domiciled, so a non-resident owner was outside it, and it was abolished outright for rental income from 1 January 2026. GHS/GESY contributions likewise attach to Cyprus-resident earners, not to a non-resident landlord. VAT on the letting itself: short-stay tourist accommodation is a taxable supply at the 9% reduced rate, with registration required once turnover passes €15,600 in any 12 months — a real drag on gross revenue that many yield models omit. Capital gains tax on a later disposal of Cyprus immovable property is 20% on the inflation-adjusted gain. Corporate tax rose to 15% from 2026, relevant if the two-unit cap pushes you into a Cyprus company. None of this is tax advice and double-tax-treaty position depends on your country of residence.
Cyprus runs a pronounced single summer peak. Official 2025 statistics put August at 2.95 million nights spent in tourist accommodation — the peak month of the year — with July to September carrying roughly 56% of the annual total, and July 2025 was the highest-ever single month through Larnaca and Paphos airports. The workable season is broader than the apex: demand builds from April and holds through June and September, and October 2025 was the first October on record to pass half a million arrivals (537,744, +17.1% year on year, against an all-time monthly high of 602,026 in August 2025), so the shoulders are lengthening rather than the peak widening. November to January together account for roughly 7% of arrivals. Winter is thin island-wide but not zero — Paphos and Limassol retain some long-stay and year-round demand that Ayia Napa/Protaras does not. Note that Brixfox calendar tracking for Cyprus started on 20 June 2026, so the measured window on this page sits entirely inside the summer peak: it contains neither the spring build-up nor any winter month. The seasonality shape described above is drawn from national tourism statistics, not from our own calendar data, and our data cannot yet confirm or contradict it.
Calendar tracking for Cyprus began on 20 June 2026 — roughly eight weeks at time of publication. That window opens inside the summer peak: it contains no spring ramp-up and no winter months at all, so the occupancy and ADR figures here are peak-season readings and must not be read as a full-year figure, an annual average, or proven multi-year performance. There is no year-over-year comparison for Cyprus and nothing on this page demonstrates a track record. Coverage is 8,439 Cyprus Airbnb listings discovered to date, of which 8,182 carry occupancy statistics and roughly 4,600 were seen by our crawler in the last two weeks. That is a large sample of the Cyprus short-term rental market, not a census of it, and it excludes hotels, Booking.com-only stock and direct-let inventory. Roughly half the Cyprus occupancy rows behind this page cover months that have not yet happened — they are forward-availability readings, a booking-pace signal, not realised stays; only June, July and the elapsed part of August 2026 reflect nights actually observed. About one row in nine is flagged insufficient-quality and is excluded from the published rates rather than floored to zero. ADR and revenue figures are derived from Airbnb calendar and asking-rate data scraped in USD, before host costs, platform fees, cleaning, management, VAT and income tax. They are gross revenue signals, not net yield. Occupancy is measured from availability-calendar diffs. A night blocked by the owner is indistinguishable from a night booked by a guest, so measured occupancy can overstate paid occupancy — particularly on owner-used holiday homes.
No listing shown or referenced by Brixfox is stated or implied to be registered, licensed or permitted for short-term rental. Deputy Ministry of Tourism registration is a legal obligation the buyer must obtain and verify; unregistered operation is a criminal offence in Cyprus. “Famagusta” here means the Republic-controlled part of the district — Ayia Napa, Protaras, Paralimni and Cape Greco. Brixfox holds no data on and makes no ownership, legal or tax claims about areas north of the buffer zone. Non-EU buyers require acquisition permission under Cap. 109 and are limited to two units and 4,014 m² (three donums) of land as individuals. Do not assume a purchase can complete on the same timeline as an EU buyer’s. Cyprus’s 2026 tax reform came into force on 1 January 2026 and one point is still settling — how the nil-rate band applies to a non-resident. (Stamp duty is not in doubt: Law 239(I)/2025 repealed it from 1 January 2026, immovable-property instruments included.) Treat every tax figure here as an input to a conversation with a Cypriot lawyer and accountant, not as advice. Brixfox has no for-sale catalog for Cyprus. This is a short-term-rental data hub; we do not list, broker or represent Cypriot property.
Brixfox tracks live Airbnb availability calendars across Cyprus and derives occupancy, ADR and RevPAR from observed bookings — the same engine behind our Bali, Portugal, Dubai and Spain markets. It is real market data shown in USD, not survey estimates.
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