Larnaca and the Surrounding Villages
Hello everyone! As part of the webinars I host together with local professionals, I received many requests after our last session to summarize the key points we discussed about Larnaca and its surrounding villages. So, I prepared a series of in-depth posts about the charming villages and neighborhoods around both Larnaca and Limassol.
This current post is the second part (out of three) and focuses on the city of Larnaca itself and its neighborhoods (not the nearby villages). I’ve also included a map so you can clearly see which areas we’re referring to. The neighborhoods covered include: the Old Marina, Finikoudes, Skala, Mackenzie, Faneromeni, Kamares, and the City Center.
To watch the recorded webinar with a local sharing his personal perspective on Larnaca - click here
A few things before we dive into Larnaca and its surrounding villages:
- The prices I mention are only rough estimates and generally refer to the more affordable properties. Naturally, the location and size of each property will affect the final price.
- The information shared here reflects my personal opinion and also comes from conversations with locals I work with - so of course, others may have different views.
- This post is not meant to compare one village to another, but rather to give you some extra insights into each neighborhood.
- Want to know more? Feel free to reach out via WhatsApp or even join me in Cyprus to explore these villages in person.
Let’s get started – Larnaca and the Surrounding Villages, Part 2
The Old Marina
The area I refer to as the Old Marina stretches from the Radisson Blu Hotel into the city, up to McDonald’s and towards the Metro. This covers roughly two kilometers from the hotel square, where you can see the more traditional, older part of Larnaca with its original buildings.
Since the announcement of the new marina and the additional Land of Tomorrow project, there has been remarkable progress in construction by well-known developers, offering attractive prices. According to locals, there is already a noticeable shift in the approach of the municipality and key stakeholders, as the area is considered within walking distance of what is becoming a “prime location.” Their priority is to ensure the district develops further. In terms of residential options, you will mostly find private houses built before the year 2000, often occupied by locals, as well as older apartment blocks, some of which are home to immigrants.
Moving closer towards Finikoudes along Makariou III Avenue, you’ll notice older buildings with significant potential due to their proximity to the sea, the marina project, and Finikoudes.
As for housing prices, signs of new developments are already visible across several streets, with ongoing projects starting from around €210,000 for a two-bedroom apartment. In my opinion, this area is more suitable for investment purposes for those looking to hold a property in Larnaca for a few years, rather than for personal long-term living.
Distances to Key Locations:
1. Beach (Finikoudes) - about a 2-minute drive.
2. Airport, Pascal School, Larnaca Mall - about 10 - 12 minutes’ drive.
3. Jumbo, Stelios Market - about 3 - 5 minutes’ drive.
Finikoudes
This is one of my favorite areas - I personally enjoy walking around the old town and spending hours at a café.
There are dozens of people in my WhatsApp group who have already joined me for an evening drink of ouzo here. The area is built around old-style apartment blocks, with shops and cafés located on the ground floor.
The area is also home to St. Lazarus Church, one of Larnaca’s most famous landmarks.
In my view, this neighborhood is ideal for long-term rentals for couples or flatmates, as well as short-term rentals such as Airbnb. The well-known Finikoudes beach attracts many of Larnaca’s visitors, alongside the restaurants and bars under the hotels. Some people describe Larnaca as a “ghost town” in winter. From my perspective, that’s not entirely true - the bars are full on weekends with young people, and tourists from across Europe still arrive for weekend breaks. Of course, midweek is quieter (as in many coastal towns during winter), but the climate is still far more pleasant than snowy European winters.
Recently, I even met a group of young professionals from Sweden who moved to Larnaca to work in a tech company. They rent a modest two-bedroom apartment for €1,300 per month. Over the past two weeks, I’ve also received three inquiries from start-ups in Limassol asking about office space in Larnaca.
As you move further away from Finikoudes towards the American Academy, you can notice changes in the local community and character of the area.
Property prices in the Finikoudes area are generally higher compared to other parts of Larnaca, with new developments beginning to take shape. Recently, a one-bedroom apartment near the city center was marketed at around €200,000. Off-plan projects typically start at €250,000+ for a two-bedroom apartment. Occasionally, you may come across good deals on resale apartments - usually in older buildings that require renovation - ranging between €130,000 - €190,000.
For comparison, we are currently negotiating a resale apartment with three bedrooms, 100 sqm, located just 400 - 500 meters from the beach, for €190,000.
Distances to Key Locations:
- Beach - approx. 1 minute drive.
- Airport, Mall, Finikoudes - approx. 10 minutes’ drive.
- Jumbo, Pascal School, Stelios Market - approx. 8 - 10 minutes’ drive.
City Center
Larnaca’s city center begins around the American Academy school. On the map, it appears as a small triangle separating the tourist zone from the more local residential areas. The city center I am focusing on extends beyond the shopping mall. This is the area where you’ll find local offices, banks, the Larnaca Water Board, the fire department, and the local hospital.
The district is mainly residential, populated by locals living in private houses and low-rise apartment blocks (3 - 4 floors). Many families with two children live here, as rental prices are generally lower compared to the coastal neighborhoods. Like other areas of Larnaca, the city center is undergoing development – from the opening of the Larnaca Mall in September 2021 to the construction of new high-rise projects such as Park Avenue and Habitat.
From an investment perspective, the city center offers more affordable property prices compared to Finikoudes, though rental income is also lower.
For example, in February I came across a renovated one-bedroom resale apartment priced at €130,000, currently rented at €750/month. In terms of new developments, you can already find projects with amenities such as a swimming pool starting at around €210,000.
Distances to Key Locations:
1. Beach - approx. 5 minutes’ drive
2. Pascal School, Mall - approx. 5 - 7 minutes’ drive
3. Jumbo, Stelios Market, Airport - approx. 8 - 12 minutes’ drive
Faneromeni + Kamares
Among the locals I’ve spoken with, the most popular residential areas are without doubt Kamares and the nearby streets around Faneromeni. Just a 7 - 10 minute drive from the city center, you’ll find quiet neighborhoods with well-kept 2 - 3 story apartment buildings and private houses in good condition. These areas are less known to international buyers because they are “further from the beach,” yet they offer a peaceful lifestyle and attractive real estate opportunities.
When it comes to housing, the area offers a range of opportunities. Off-plan one-bedroom apartments typically start at around €130,000, while two-bedroom units are available from approximately €175,000. For those seeking more space, off-plan private houses can be found in the region of €290,000, making the neighborhood an appealing option for both first-time buyers and families looking for long-term living.
Skala
Skala is a beautiful coastal strip with a promenade that stretches all the way to Finikoudes. It is well known as a lively tourist area, filled with excellent restaurants, a vibrant seafront, music, and an incredible atmosphere during the summer months. Some of the city’s most iconic and long-standing restaurants are located here.
When sitting on the beach near Mackenzie, it’s impossible to miss the airplanes landing just nearby - a fun attraction, especially for children, thanks to the short distance from the airport.
From a residential perspective, there are occasionally great opportunities for resale properties that work well for short-term rentals. At the same time, many young people are also drawn to the area for long-term living. As for new developments, a quick look at the Bezrakis website reveals a long list of modern buildings under construction, with two-bedroom apartments starting at €320,000+.
Mackenzie
For the description I’ll refer to the area between Finikoudes and Mackenzie. It’s a very beautiful stretch that makes many people want to buy homes close to the sea. However, one quickly discovers that some of the private houses located about 300 meters from the promenade belong to Turkish Cypriots. Personally, I was not able to purchase a property there due to legal reasons.
In the Skala area, you can find well-maintained apartment buildings with a mixed community. Within walking distance lies Pattichion Park, an impressive collection of lush green trees and numerous walking paths. It is one of the largest green spaces in Larnaca, offering direct access to the Salt Lake and serving as a popular spot to view the flamingos during the season. The park covers an area of 381,609 sqm.
Conclusion - Larnaca and the Surrounding Villages, Part 2
Some say that Larnaca is not the most attractive city and compare it to a coastal town from 20 years ago. On the other hand, many people - myself included - see so many advantages here: the international airport, the proximity to Cyprus’s main cities, the quiet and picturesque villages surrounding Larnaca, and the fact that it remains lively throughout the entire year. The city also offers several excellent private schools, strong development potential, and a unique blend of tranquility with the authenticity of the old town. These are exactly the qualities that make people fall in love with Larnaca.
זהו חברים, החלק הראשון הגיע לסיומו ומוזמנים לקרוא את חלק ג’ .
Disclaimer: The information provided here should not be considered as financial or legal advice. Always consult a licensed Cypriot accountant for professional guidance. Everything written is based on personal experience only.
Interested in purchasing property in Cyprus and want to talk? Feel free to send us a WhatsApp message at 050-6809844.
Thinking about relocating to Cyprus? You’re welcome to read our comprehensive guide that will give you clarity and direction.
Follow us on Spotify andYouTube to hear more insights about Cyprus: real estate investments, company formation, getting to know the cities, taxation, and much more.
English 
Hebrew