Where is the Best Place to Live in Cyprus? A Comparison of the Main Cities for Families Relocating
One of the key dilemmas families face when relocating to Cyprus is the recurring question: where is the best place to live? Having accompanied families in both real estate purchases and the relocation process for many years, I’ve gained valuable insights. Cyprus is a beautiful and unique island – but in many ways it is still around 20 years behind when it comes to development, public services, and infrastructure. That’s why it is so important to understand the differences between the regions in depth and choose the location that best fits your lifestyle and family needs.
Cyprus has become one of the most attractive destinations for relocation in recent years - especially for families from across Europe. The reasons are clear: a pleasant Mediterranean climate, a favorable tax system, affordable real estate opportunities, high-quality private schools, and genuine investment potential.
In this guide, you’ll find a comprehensive overview of Cyprus’s main cities - Limassol, Larnaca, Paphos, and Nicosia - including their advantages and drawbacks, community profiles, education options, distances, lifestyle aspects, and more.
Contents
Distances Between Cities
Relocation to Larnaca:
Larnaca is often seen as a city of mixed impressions - on one hand it has undeniable charm, while on the other, its international migrant presence is quite noticeable. Still, it remains one of the most sought-after destinations for families looking for a balance between affordability, convenience, and accessibility. In recent years, Larnaca has become a leading residential area thanks to its strategic location - close to the airport, within easy reach of beautiful beaches, and offering more affordable housing compared to other major cities. For many families, Larnaca is the practical answer to the question of where to live in Cyprus.
In the newer neighborhoods and villages such as Oroklini, Aradippou, Livadia and others, you can find family-friendly communities, proximity to schools, and a peaceful lifestyle.
The population is mixed, with a noticeable presence of immigrants - yet in most family-oriented neighborhoods there is a strong sense of safety and belonging.
Well-known residential villages in Larnaca:
Livadia
Oroklini
Aradippou
Kamares
I’ve written a detailed guide about Larnaca and the surrounding villages - you’re welcome to read it here: Click here
When looking at Larnaca, it’s important to understand both the advantages and drawbacks from the perspective of expatriates:
Advantages:
1. Proximity to the airport - convenient for those who frequently travel or have family and friends visiting.
2. Beachfront access - for many families, the dream of living within walking distance to the sea.
3. Central location - close to Limassol, Ayia Napa, and Nicosia.
4. More affordable real estate compared to Paphos and Limassol.
5. A city on the rise - major projects such as Land of Tomorrow are expected to further boost Larnaca’s profile as a tourist and residential hub.
6. Growing demand - a stronger population base is steadily moving into the city.
Disadvantages:
1. Migrants: Across Europe there are migrants, and in percentage terms, many more than those who have arrived in Cyprus. Every city has migrants, but in Larnaca the percentage is higher in the Phinikoudes and marina areas. In residential neighborhoods you will hardly see them, as they usually live close to their workplaces such as cafés, restaurants, street cleaning, malls, and hotels. By the way, this is true for every city in the world!
2. You can only see the sea when standing directly on the beach. Larnaca is flat, which means it does not offer the elevated views you find in Paphos or Limassol.
3. In my eyes, Larnaca feels a bit like a city still developing - there is definitely room for growth and improvement.
4. At this stage, the European expat community tends to prefer Paphos.
Schools and Kindergartens in Larnaca:
When considering where to live during a relocation to Cyprus, schools for the children are usually one of the first factors that come to mind. It is also important to note that education is compulsory by law, which means that the choice of school often influences the choice of residential area.
At present, most families choose to enroll their children in private schools, where the main language of instruction is English.
The schools in Larnaca are:
Pascal
American Academy
King David
Medhigh
I’ve written a detailed article about relocation to Cyprus and schools in Larnaca - you’re welcome to read it.
Distances:
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About 30 minutes to Ayia Napa
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About 45 minutes from Nicosia
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About 50 minutes from Limassol
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About 1.5 hours from Paphos
Relocation to Limassol:
Limassol is the second-largest city in Cyprus and by far the most vibrant. Over the past years, it has developed rapidly and has become a major attraction for tourists. In July 2023, the largest casino in Europe and the Middle East opened in the Zakaki area. Beyond tourism, Cyprus’s low taxation has attracted hundreds of tech and fintech companies to Limassol, creating a strong and dynamic business hub. The local population is considered affluent, with many professionals working in technology, finance, and real estate. Following the Russia-Ukraine war, many Russians and Ukrainians have also relocated to Cyprus, with a large concentration in Limassol. Most international schools are located above the highway, near the B8 junction, which is why many families choose to live in the villages on the hillside above the highway. Real estate prices in Limassol are the highest in Cyprus, making it the most expensive city on the island. It is particularly attractive for those who want to live in a lively, metropolitan environment with strong business and social opportunities. Limassol is also known as the most dynamic city in Cyprus when it comes to nightlife, entertainment, and work opportunities. Unlike other parts of the island, Limassol offers things to do year-round - even during the winter. It is worth noting that, like any cosmopolitan city, Limassol has a migrant population, most of whom are concentrated in the lively Old Marina district.
Popular Residential Villages in Limassol Near the Schools:
Palodia, Ayia Fyla - located around the B8 road, on the hillside leading to the private schools
Agios Athanasios - situated above the highway
Germasogeia - most families live above the highway, though there is also a great residential area below it
Mesa Geitonia - mostly apartments located below the highway
I’ve written a detailed article about Limassol and the surrounding villages, Part 1 - Click here
הקהילה הישראלית נמצאת גם בלימסול ויש את בית חב"ד שיש אפילו סופר כשר. צריך להבין שלימסול נחשבת כ"תל אביב של קפריסין" בגלל שהיא לא תלויה בתיירות ורוב מקומות העבודה בהייטק נמצאים בעיר. כשאנשי הייטק שואלים אותי איפה הכי נכון להם לגור בקפריסין אני מספר על לימסול. עם זאת, לכל עיר יש את היתרון וחיסרון וככה גם ללימסול.
Advantages:
1. Strong presence of companies in tech, fintech, real estate, and more
2. The most popular and central city in Cyprus
3. A true metropolitan hub - everything you need is here
4. Beaches and vibrant nightlife
5. An affluent population
6. Royal Caribbean cruise ships dock in Limassol
Disadvantages:
1. Traffic - the only city in Cyprus where traffic congestion is common
2. Real estate prices (both purchase and rental) are significantly higher than in other cities
3. A faster pace of life compared to other parts of the island
Schools in Limassol:
There are quite a few schools in Limassol located above the A1 highway, which is why many families choose to live on the hillside above it. Some of the private schools are already full and even have waiting lists for the next academic year. However, it is also possible to explore newer and expanding schools in the area.
Island
Pascal
heritage
Foley's
Silverline
Grammar
Trinity
In terms of distance:
About 50 minutes from Larnaca
About 1 hour from Paphos
About 1.5 hours from Nicosia
About 50 minutes from both Larnaca and Paphos airports
I also hosted a webinar with a local expert named Achilleas about the neighborhoods and residential areas in Limassol - Click here
Relocation to Paphos:
Paphos has long been known as a holiday town for British and European visitors. Until recently, it was considered rather quiet during the winter months - but this is slowly changing. Since the pandemic, there has been a noticeable wave of relocations from various European countries, with families seeking a warm climate, friendly people, British-style education, and more affordable housing. Paphos is especially popular for its relaxed atmosphere, sense of freedom, and the fact that the sea is visible even from two kilometers inland. However, being a hillside city, its terrain can feel less convenient for some families. Located on the western side of Cyprus, Paphos is further from the other major cities, offering a more peaceful and self-contained lifestyle.
Paphos has a small airport with several flights arriving daily from various destinations. It is also a large district, and families often choose where to live based on the location of schools. For example, many families settle in Konia and Yeroskipou, where there are three schools in the area. Another popular choice is Peyia - a beautiful (and more expensive) residential area, as the TLC school is located in the village.
Popular Residential Villages in Paphos:
- Peyia, Coral Bay, Sea Caves - located on the northwestern side of Paphos. In my opinion, this is the most beautiful area of the region.
- Kissonerga and Lower Chloraka
- Universal - mainly residential complexes
- Konia - especially popular among families with children attending ISOP school
- Yeroskipou - currently the fastest-developing area in Paphos
When considering relocation to Paphos, it’s important to keep in mind a few factors: school enrollment, distance from the villages to the city center, the small local airport, and proximity to workplaces.
Advantages:
1. A constant sense of peace and freedom.
2. Stunning views of the mountains or the sea, even from two kilometers away - with great nature trails for those who enjoy the outdoors.
3. Detached houses at very affordable prices compared to many European countries, often close to the sea and with sea views.
4. The area is beginning to develop further, with positive migration from countries such as Germany and Poland.
Disadvantages:
1. Distance from Larnaca airport - about an hour and a half drive.
2. Small airport in Paphos - fewer flight options.
3. Waiting lists at schools.
4. Most children’s activities are located in the city center, so if you live in Peyia or Venus Rock you should expect to drive 20-25 minutes each way.
Schools in Paphos:
There are several private schools in Paphos, and their locations often influence where families choose to live. In my opinion, the most beautiful areas of Paphos are Peyia, Coral Bay, and Sea Caves - but sometimes there are no available spots in the schools closest to these villages, which means families cannot always live there.
TLC - located in the Peyia area
Aspire - near Lower Chloraka
ISOP - in the Konia area
Lumio - a new school in the Yeroskipou area
Nova - located in Yeroskipou, with expansion plans in the next couple of years
In terms of distance, Paphos is the furthest city from the others:
About 1 hour from Limassol
About 1.5 hours from Larnaca and Larnaca Airport
About 2 hours from Ayia Napa and Nicosia
I also hosted a webinar with a local expert named Michael about Paphos and the surrounding villages - click here to watch
Relocation to Nicosia:
Nicosia, the capital city of Cyprus, is the island’s administrative and governmental center. While it is less popular among families seeking a seaside lifestyle, it offers a strong intellectual community, universities, embassies, cultural institutions, and close proximity to government-related employment hubs.
Some families prefer Nicosia because of its high-quality education, the possibility of living in the surrounding villages, and its generally calm environment. The main drawback is that it is further from the tourist areas.
Distances:
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About 30-45 minutes from Larnaca
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About 1.5 hours from Limassol
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About 2 hours from Paphos
When thinking about relocation to Cyprus, most people usually imagine living near the beach, with restaurants, day trips, and a holiday-like atmosphere.
Nicosia, however, is completely different from the other cities - offering a more urban, cultural, and community-oriented lifestyle.
Come for a tour in Cyprus and let’s decide together which area is best for you.
There are many different opinions about the various regions of Cyprus - some shaped by clear interests, and others coming from people who genuinely live there and love the place.
In my opinion, the best way to decide where to live in Cyprus is to come and see it with your own eyes. As part of my relocation guidance, I’ve worked with families who initially thought they would live in Limassol (based on what they had read online) but ended up falling in love with Larnaca. Others came to Larnaca, even found a rental house, but ultimately chose Paphos. And of course, there were families who read in Facebook groups about the beauty of Paphos, but in the end felt it wasn’t the right fit for them and moved to Limassol instead, drawn by the faster pace of city life.
It’s important to remember that schools play a major role in your decision, which is why you should visit at least two cities. For example, if you would like to live in Peyia in Paphos but there are no available places at TLC school, you will need to check availability in the other schools in Paphos. Naturally, this will influence your choice of where to live, as driving 30 minutes each way is not always practical.
Cyprus offers countless opportunities for living, real estate purchases, investment, and above all - peace of mind. The key is finding the place that feels right for you and your family. I invite you to a free consultation call.
You’re welcome to watch our webinar “Relocation to Cyprus - Personal Experiences from Families Who Have Already Made the Move” to hear firsthand what people think about the cities they live in - the pros and the cons.
Thinking about relocating to Cyprus and purchasing a property - whether as an investment or even as your new home? Feel free to reach out to me for more details.
Yours sincerely, Itai Erez - Relocation & Real Estate in Cyprus Winest Group
❓ Frequently Asked Questions about Where to Live in Cyprus
Is it better to live in the city or in the villages? It really depends on the family’s lifestyle. Many families prefer the hillside villages above the cities for their quiet atmosphere, proximity to schools, and strong community feeling. Others prefer the energy of city life, with easier access and more social activity.
Where do most expatriates live? שאלה מורכבת משום שבכל מקום יש קהילה ישראלית טובה, גדולה וחזקה. בלימסול ולרנקה יש את בתי הספר של חב"ד, מה שאומר שמגיעים לשם כנראה יותר ישראלים שחשוב להם היהדות.
Are there differences between schools in the various cities? Yes. Limassol and Paphos offer a wide range of high-quality private and international schools, with programs in English and Greek. Larnaca currently has fewer options (such as Pascal), but still offers good schools for families relocating there.
Can I buy an investment property and receive residency? No. A property purchased for the purpose of Permanent Residency (PR) must be used as a primary residence and cannot be rented out.
More information about this can be found in our article on the PR visa and real estate investments.
What are the average housing prices in each city? Limassol - the most expensive. A two-bedroom apartment ranges from around €270,000 to €550,000. Larnaca - prices range between €180,000 and €300,000. Paphos - prices are typically around €220,000 to €350,000.
האם יש אנטישמיות בקפריסין? לא, בהשוואה לשאר מדינות באירופה. קפריסין נחשבת מדינה בטוחה מאוד לישראלים. במהלך תקופות לחוצות בישראל, הקפריסאים הפגינו סולידריות וחום יוצאי דופן כלפי הקהילה הישראלית.
Are there good healthcare services? Yes. Cyprus offers private clinics, medical centers, and a public healthcare system (GESY). Private health insurance is also available to ensure smooth access to services.
You’re welcome to read more about private health insurance in Cyprus.
Can you combine real estate investment with relocation? Absolutely. Many families purchase a dual-purpose property - both as an investment and for personal use. It is important to carefully evaluate the property’s location, rental potential, and your family’s long-term plans.
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