Asking versus achieved
Portals show Amathus Avenue asking prices around €5,600 per square metre, up seven percent since last September. Land Registry transfers for the same stretch show achieved prices closer to €5,100, a gain of three and a half percent. The difference is negotiation room, and it has widened for the first time since 2021.
The reason is supply. Three buildings completed between May and August, and their developers priced launch stock at the top of the market. Resale owners followed. Buyers did not.
Where the market is firm
Front-line apartments with unobstructed sea views and two parking spaces still sell within a month at or near asking. There are very few of them, and the buyers are mostly end-users who have been looking for a year.
Second-row apartments and anything without parking sit longer. This is where a serious buyer can negotiate eight to ten percent below asking.
What we expect over winter
Two more buildings complete in Q1 2027, which will keep pressure on asking prices in the new-build segment. Rents remain firm, so yields on well-bought resales are edging back toward five percent.
If you are buying for permanent residency, note that the €300,000 threshold applies to new-build only. We can shortlist units that clear it with room to negotiate.
