Kaimakli, Nicosia: What 87 Listings Reveal About Prices

Kaimakli is one of the most searched neighbourhood names in Nicosia, with around 4,400 Google searches a month in Cyprus, and most people searching want the same thing: what does property cost there? We looked at every Kaimakli listing on index.cy in October 2026 to answer that with real asking prices rather than guesses.

The short answer is that Kaimakli is one of the more affordable parts of the capital. Of 87 listings, 82 are for sale and 5 are rentals. Apartments lead with 42 for sale, followed by 13 plots, 9 houses, 6 buildings and a group of commercial properties. The median one-bedroom apartment asks EUR131,000 and the median two-bedroom asks EUR190,000, which is well below Engomi, where the median two-bedroom asks EUR285,000. This guide walks through each segment, then ends with the checks worth making before you pay a deposit.

Where Kaimakli Is and Why It Matters for Nicosia Property

According to Wikipedia’s Kaimakli entry, Kaimakli is a large suburb in the north-east of Nicosia. It had 11,564 residents at the 2011 census and has been part of the Municipality of Nicosia since 1968. The Green Line divides the suburb: the northern part, known as Kuchuk Kaimakli or Omorfita, lies on the other side of the line. The name comes from the Turkish word for clotted cream.

The same source notes that Kaimakli residents were known for their building and labouring skills in the 19th and 20th centuries, and that builders from the suburb constructed Hermes Street when the Pediaios riverbed was covered in 1881. The Cyprus Government Railway line through Kaimakli opened in 1905 and closed on 31 December 1951. The restored Kaimakli station, reopened in 1995, now sits beside a linear park built on more than a kilometre of the old track. For buyers, this means an established, mixed neighbourhood with older streets, local football and basketball clubs, and green space that was not planned around new-build towers.

For the wider city, read our guide to living in Nicosia and browse all Nicosia properties for sale. Nearby suburbs with their own guides include Strovolos, Agios Dometios and Engomi.

What 87 Kaimakli Listings Show About the Market Mix

Kaimakli is a small, sale-led market. Apartments are the biggest group, and rentals are rare, with only five found on index.cy at the time of the analysis.

Listing type	Listings	Share of 87
Apartments for sale	42	48%
Plots of land for sale	13	15%
Houses for sale	9	10%
Commercial and offices for sale	7	8%
Buildings for sale	6	7%
Other sale listings without a stated type	5	6%
Rentals (all types)	5	6%

Many listings repeat. Five one-bedroom flats ask exactly EUR130,000, and several plots and commercial properties appear twice, which points to the same project advertised more than once. The number of distinct properties is therefore lower than 87. We kept repeats in the counts because each appears as a separate advert, and you should read every figure here as an asking price, not a sold price.

Apartments in Kaimakli: One-Bedrooms Median EUR131,000, Two-Bedrooms EUR190,000

Apartments are the heart of the Kaimakli market. We found 42 for sale: 12 one-bedroom, 23 two-bedroom, 6 three-bedroom and one 121 sqm flat that does not state a bedroom count.

Apartment size	Listings	Price range	Median
1 bedroom	12	EUR125,000 to EUR145,000	EUR131,000
2 bedrooms	23	EUR140,000 to EUR220,000	EUR190,000
3 bedrooms	6	EUR170,000 to EUR305,000	EUR215,000

The standout number is how many flats sit at the lower end. Of the 42 apartments, 36 (86%) ask EUR200,000 or less and 14 ask EUR150,000 or less. Among the 23 two-bedrooms, 21 ask EUR200,000 or less. That is far below the 27% of Engomi apartments asking EUR200,000 or less, and it is close to the median two-bedroom asking prices in Agios Dometios (EUR192,500) and Tseri (EUR174,000).

See how Kaimakli compares by checking our average price for a 2-bedroom apartment in Nicosia and browsing current apartments for sale in Cyprus. Our apartments for sale in Nicosia guide covers the wider capital.

Houses in Kaimakli: Nine Listings, Median Four-Bedroom EUR407,500

The house market is thin, with only nine houses for sale, but it gives a useful picture of what a family home costs in an older, built-up suburb.

House size	Listings	Price range	Median
2 bedrooms	1	EUR170,000	EUR170,000
3 bedrooms	4	EUR300,000 to EUR550,000	EUR367,500
4 bedrooms	4	EUR305,000 to EUR415,000	EUR407,500

The cheapest house is a two-bedroom at EUR170,000, and the eight three- and four-bedroom homes mostly sit between EUR300,000 and EUR415,000, with one three-bedroom reaching EUR550,000. With so few listings, treat the medians as a rough guide. For a wider view, see our houses for sale in Nicosia guide.

A 2019 walk through old Kaimakli, filmed by a local YouTuber. It shows the character of the older streets, not current prices or conditions.

Rents in Kaimakli: A Very Small Sample

Rentals are scarce. We found five: four homes and a 320 sqm office asking EUR4,000 a month.

Rental type	Listings	Monthly rent
1-bed apartment	1	EUR700
2-bed apartments	2	EUR770 and EUR950
3-bed house	1	EUR1,150
320 sqm office	1	EUR4,000

Dividing rent by asking price gives a rough gross yield before tax, vacancy and costs. The single one-bedroom at EUR700 a month against a EUR131,000 median price implies about 6.4%, and the two-bedroom median rent of EUR860 against EUR190,000 implies about 5.4%. With one and two data points those are only indications, not a reliable yield. Our apartments for rent in Nicosia guide and the current Nicosia rentals show more comparables before you decide.

Plots, Buildings and Commercial Property in Kaimakli

Land is a significant part of the Kaimakli market. We found 13 plots, though several appear twice, so the distinct number is closer to ten. Prices per square metre vary widely with size and zoning.

Plot size band	Listings	Price per sqm
Under 1,000 sqm	6	EUR341 to EUR591, median about EUR360
1,000 sqm and over	7	EUR14 to EUR304

The smaller plots, from 237 sqm at EUR140,000 to 902 sqm at EUR500,000, are the ones suited to a single house or a small apartment block. The larger plots, from 1,469 to 5,017 sqm, ask far less per square metre, but often differ in zoning and buildable area. Always ask for the planning zone and the maximum buildable area before comparing prices; our guide to plots of land for sale in Cyprus and our Land Registry explainer show how to check both.

Six buildings are for sale, from EUR500,000 for a 358 sqm building to EUR6,500,000 for a 5,100 sqm one, with a median of about EUR1,230,000. Seven commercial properties ask EUR515,000 to EUR1,750,000, including a 1,162 sqm office at EUR905,000. These are investor products, so ask for current tenancies, the use permit and whether the building has a certificate of final approval.

What the Market Data Says About Timing

Nationally, the market is busy. Cyprus Mail reported 13,288 contracts of sale in the first eight months of 2026, up 13.7% on the same period of 2025. Nicosia was the slowest-growing district: August contracts rose 8.2% year on year and the eight-month rise was 5.6%.

Slower growth does not mean falling prices, and these figures cover the whole district, not Kaimakli. What they suggest is that the capital is not being swept along by the coastal rush, which may give buyers more time to compare. Treat that as context, not a forecast.

Who Kaimakli Suits, and Who Should Look Elsewhere

The listings point to three kinds of buyer. First-time buyers and small investors can look at one- and two-bedroom apartments from EUR125,000 to about EUR220,000, a price band that is hard to find in the better-known Nicosia suburbs. Families can look at three- and four-bedroom houses from about EUR300,000. Developers and larger investors can look at the smaller plots and the buildings, though they need to check zoning carefully.

It is a weaker fit for buyers who want a deep rental market or a wide choice of homes. With only five rentals and nine houses on index.cy, there is little to compare. If you want a bigger choice and a more established rental market, look at Engomi or Strovolos, where listings are far more numerous.

Practical Checks Before Buying Property in Kaimakli

Start with the exact location, because the Green Line divides Kaimakli and the northern part, known as Omorfita, is in a different situation. Make sure the address is on the government-controlled side before you go further. Next, check the title: ask whether the title deed is issued, whether there is a mortgage or lien, and whether the building has a certificate of final approval. Our due diligence guide lists the documents to request.

Then budget for the full cost: transfer fees, VAT on new builds, legal fees and a survey. Compare mortgage options in our financing guide. Older buildings in established streets deserve extra care, so our inspection service can check a specific home before you commit, and our instant property report helps place an asking price in context. If you plan to let, ask the seller for the current rent and lease length, since a tenant in place changes what you can do with the flat.

Frequently Asked Questions About Buying in Kaimakli

Where is Kaimakli? It is a large suburb in the north-east of Nicosia, with 11,564 residents at the 2011 census, according to Wikipedia. Part of it lies north of the Green Line.

How much does an apartment cost in Kaimakli? One-bedrooms ask EUR125,000 to EUR145,000 (median EUR131,000), two-bedrooms ask EUR140,000 to EUR220,000 (median EUR190,000) and three-bedrooms ask EUR170,000 to EUR305,000 (median EUR215,000).

How much does a house cost in Kaimakli? The nine houses we found ask from EUR170,000 to EUR550,000; the median four-bedroom asks EUR407,500.

How much is rent in Kaimakli? With only five rentals, the sample is small: a one-bedroom asks EUR700 and two-bedrooms ask EUR770 and EUR950 a month.

Is Kaimakli cheaper than Engomi? Yes. The median two-bedroom apartment asks EUR190,000 in Kaimakli against EUR285,000 in Engomi.

Is Kaimakli a good place to invest? The data shows entry prices that are low for Nicosia, but samples are small and asking prices are not sale prices. Verify each property with a lawyer.

The Short Version for Buyers and Investors

Five things the 87 listings establish about property in Kaimakli, Nicosia:

1. It is an affordable apartment market. 36 of 42 apartments ask EUR200,000 or less.
2. Two-bedrooms cost EUR190,000 at the median. That is well below the EUR285,000 median in Engomi.
3. The rental market is tiny. Only five rentals were listed, so yields cannot be measured reliably.
4. Land varies widely. Plots under 1,000 sqm ask a median of about EUR360 per square metre; larger plots ask far less.
5. Check the location carefully. The Green Line divides Kaimakli, so confirm the address and the title before paying a deposit.

Every figure comes from asking prices on live index.cy listings collected in October 2026, not completed sales, and Cyprus asking prices usually run ahead of final prices. Use this guide to shape your questions, then verify each property with a lawyer.