Data product · Market data

North Cyprus price per square metre index (asking prices)

Median asking price per square metre by area and property type, computed from 118 portal listings collected on 2026-09-25. These are asking prices, not transactions; the method, sample and limits are published below so the figures can be checked and cited.

Published: 2026-09-25 · Last reviewed: 2026-10-14

Key figures

Kyrenia (Girne) town, apartments: median asking price €1,610 per m² (n = 11 listings, EUR, collected 2026-09-25) — small sample.
Kyrenia (Girne) town, villas: median asking price €2,260 per m² (n = 12 listings, EUR, collected 2026-09-25) — small sample.
Bellapais, villas: median asking price €3,880 per m² (n = 11 listings, EUR, collected 2026-09-25) — small sample.
Lapta & Alsancak (west coast), villas: median asking price €2,680 per m² (n = 18 listings, EUR, collected 2026-09-25) — small sample.
Esentepe, apartments: median asking price €2,620 per m² (n = 10 listings, EUR, collected 2026-09-25) — small sample.
Esentepe, villas: median asking price €2,240 per m² (n = 12 listings, EUR, collected 2026-09-25) — small sample.
Tatlısu, villas: median asking price €3,220 per m² (n = 9 listings, EUR, collected 2026-09-25) — small sample.
İskele / Long Beach, apartments: median asking price €2,240 per m² (n = 12 listings, EUR, collected 2026-09-25) — small sample.
Famagusta (Gazimağusa), apartments: median asking price €1,350 per m² (n = 11 listings, EUR, collected 2026-09-25) — small sample.
Nicosia (Lefkoşa, north), apartments: median asking price €1,600 per m² (n = 12 listings, EUR, collected 2026-09-25) — small sample.

Region	Northern Cyprus (TRNC) — 8 areas, 10 area × type cells
Sample size	118 portal listings (n = 9–18 per cell)
Currency	EUR per m² (GBP→EUR 1.17, USD→EUR 0.92 (indicative mid-market, as of 2026-09-22))
Collection date	25 September 2026
Method	Median of portal asking price ÷ stated size in m², per area and property type; prices converted to EUR at a dated indicative rate; asking prices, not transactions. Methodology
Sample flags	Thin = fewer than 5 listings (no cell in this collection); small sample = fewer than 20 listings (10 of 10 cells). Read small cells as indicative.

Median asking price per m² by area and type, collected 2026-09-25
Area · type	Median €/m² (25th–75th pct)	Sample · median price · median size
Kyrenia (Girne) town · Apartments	€1,610 (€1,410–€2,340)	n=11 · small sample (n=11) (hangiev, turk.estate) · €169,000 · 97 m²
Kyrenia (Girne) town · Villas	€2,260 (€1,870–€2,640)	n=12 · small sample (n=12) (turk.estate) · €470,000 · 216 m²
Bellapais · Villas	€3,880 (€2,520–€4,250)	n=11 · small sample (n=11) (turk.estate) · €1,223,000 · 380 m²
Lapta & Alsancak (west coast) · Villas	€2,680 (€2,050–€2,950)	n=18 · small sample (n=18) (hangiev, turk.estate) · €461,000 · 173 m²
Esentepe · Apartments	€2,620 (€2,310–€3,480)	n=10 · small sample (n=10) (turk.estate, hangiev) · €168,000 · 66 m²
Esentepe · Villas	€2,240 (€1,900–€3,230)	n=12 · small sample (n=12) (turk.estate, hangiev) · €405,000 · 185 m²
Tatlısu · Villas	€3,220 (€2,430–€4,600)	n=9 · small sample (n=9) (turk.estate, hangiev) · €695,000 · 286 m²
İskele / Long Beach · Apartments	€2,240 (€1,830–€2,810)	n=12 · small sample (n=12) (hangiev, turk.estate) · €152,000 · 79 m²
Famagusta (Gazimağusa) · Apartments	€1,350 (€1,080–€1,870)	n=11 · small sample (n=11) (hangiev, turk.estate) · €129,000 · 95 m²
Nicosia (Lefkoşa, north) · Apartments	€1,600 (€1,430–€1,720)	n=12 · small sample (n=12) (hangiev, turk.estate) · €138,000 · 81 m²

FX: GBP→EUR 1.17, USD→EUR 0.92 (indicative mid-market, as of 2026-09-22). Portal sizes are as stated by the agent (gross or net not standardised); land-only listings excluded. Thin = fewer than 5 listings.

Download CSV — the rows of this table (area, type, median €/m², interquartile range, n, date).

How to cite

NORTHEA, "Northea North Cyprus price per m² index (asking prices)", asking-price data collected on 25 September 2026 (n = 118 listings), https://northea.dev/market-data/price-per-square-meter. Licence: CC BY 4.0.

Licence: CC BY 4.0 — © NORTHEA, cite with a link to the index page. Please cite the collection date with any figure: the live index is refreshed, dated snapshots are not.

https://northea.dev/market-data/price-per-square-meter.csv — live CSV
https://northea.dev/market-data/price-per-square-meter.json — live JSON (same rows, with sample size, currency and method)
https://northea.dev/market-data/snapshots/2026-09-25.csv — snapshot of the 25 September 2026 collection (immutable)

Method

Listings showing both a price and a size in m² were read from public portal pages (HangiEv in GBP, Turk.Estate in EUR) on 2026-09-25. Prices were converted to EUR at a dated indicative rate and divided by stated size. For each area × type cell the table reports the median, the interquartile range, sample size, median asking price and median size. Lapta and Alsancak are pooled as one west-coast cell. Full methodology: how the index is built and how to read it.

Limits

Asking prices overstate achieved prices; there is no public transaction index for Northern Cyprus.
Sizes are agent-reported; villas may be quoted gross (terraces, covered areas) or, occasionally, by plot.
Portal samples over-represent new-build and agent stock; private resales and off-market property are under-represented.
Title type, completion status, view, floor and service charges are not captured and move prices materially.
101evler could not be read on the collection date (access wall); the sample is therefore two portals.

How to cite: Northea, "Northea North Cyprus price per m² index (asking prices)", asking-price data collected on 25 September 2026, https://northea.dev/market-data/price-per-square-meter

How to use it

As a first orientation when comparing areas and as a sanity check against a specific asking price. It does not replace a valuation, a title search or a view of comparable completed sales, which Northea arranges in a private consultation.

Questions buyers ask

What is the average price per square metre in North Cyprus?

In this 2026-09-25 sample of 118 portal listings, median asking prices ran from about €1,350/m² for apartments in Famagusta (Gazimağusa) to €3,880/m² for villas in Bellapais. Asking prices, not transactions; see the method and limits below.

Which area has the lowest price per m²?

For apartments, Famagusta (Gazimağusa) (€1,350/m² median, n=11); for villas, Esentepe (€2,240/m², n=12). Cheapest per m² is not the same as best value: title type, build quality, completion status and service charges are not in the number.

Are these transaction prices?

No. They are asking prices read from listing portals on the collection date. Transaction prices in Northern Cyprus are not published in a public registry index; asking prices typically sit above achieved prices, and new-build prices include VAT and developer margin.

How is the index computed?

Each listing's price is converted to EUR (GBP→EUR 1.17, USD→EUR 0.92 (indicative mid-market, as of 2026-09-22)) and divided by its stated size in m²; the table shows the median and the 25th–75th percentile per area and type. Cells with fewer than 5 listings are flagged as thin.

Why do villas sometimes show a lower €/m² than apartments in the same area?

Villa sizes on portals are often gross built area including terraces, or occasionally plot size, which lowers the €/m² figure; apartment sizes are more often net. Compare within a type, not across types.

Can I cite this index?

Yes, with attribution to Northea and the collection date (2026-09-25). The underlying sample, sources and method are published on this page; the figures are indicative and will be refreshed.

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