Kapparis, Famagusta: What 306 Listings Reveal About Prices

Kapparis is a coastal village on Cyprus’s east side, and about 880 people a month search for it. Most want one thing: what a house or flat there actually costs. We looked at every Kapparis listing on index.cy in November 2026 and priced them, so the figures below come from real asking prices rather than estimates.

The short answer is that Kapparis is a two-part market. We priced 306 properties for sale: 154 houses and 142 apartments, with only a handful of plots and other types. The median asking price across all types is EUR399,900. The median three-bedroom house asks EUR555,000, the median two-bedroom apartment EUR289,500, and the median one-bedroom apartment EUR207,000. We also found 6 rentals. This guide walks through the numbers and ends with the checks worth making before you pay a deposit.

Where Kapparis Is and Why Buyers Look at It

According to Wikipedia, Kapparis is a village in Famagusta District that sits between Paralimni and Protaras. It is described as a relatively new tourist location and a quieter alternative to Ayia Napa and Protaras, with three beaches and a range of shops, bars and restaurants. Some of those businesses are British-owned and serve the sizeable British community as well as visiting tourists.

That position, close to the resorts but away from their busiest strips, explains the price profile below. For the wider picture, read our Famagusta property guide and browse all Famagusta properties for sale. Neighbouring guides include Paralimni, Pernera and Deryneia.

“Exploring Kapparis – What’s New in 2026” by Cyprus Insight. It is a general walk-through of the area, not a recommendation of any specific property.

What 306 Kapparis Listings Show About the Market Mix

Unlike many Cyprus villages, Kapparis is almost evenly split between houses and apartments. Land is a very small niche.

Listing type	Listings	Share of 306 sale adverts
Houses and villas for sale	154	50%
Apartments for sale	142	46%
Other types	6	2%
Plots of land for sale	4	1%
Properties for rent	6	separate rental adverts

Many adverts repeat. Across 306 priced sale listings there are only 124 different asking prices, and some appear again and again: EUR542,000 fifteen times, EUR255,000 fourteen times, EUR305,000 eleven times and EUR635,000 nine times. That points to the same units in the same developments being advertised several times, so the number of distinct properties is lower than 306. We kept repeats in the counts because each is a separate advert, and every figure here is an asking price, not a sold price.

Houses in Kapparis: Median EUR559,000

Three-bedroom houses are the core of the market, with 109 listings from EUR285,000 to EUR710,000. Four-bedroom houses follow with 36 listings from EUR399,900 to EUR1,300,000. Only 6 two-bedroom houses are listed, from EUR240,000 to EUR420,000, and the largest homes are rare: one five-bedroom house at EUR3,200,000 and two houses with six or more bedrooms from EUR980,000 to EUR3,000,000.

House size	Listings	Price range	Median
2 bedrooms	6	EUR240,000 to EUR420,000	EUR330,000
3 bedrooms	109	EUR285,000 to EUR710,000	EUR555,000
4 bedrooms	36	EUR399,900 to EUR1,300,000	EUR702,000
5 bedrooms	1	EUR3,200,000	EUR3,200,000
6+ bedrooms	2	EUR980,000 to EUR3,000,000	EUR1,990,000

Across all 154 houses the median asks EUR559,000. For a wider comparison, browse houses for sale in Cyprus or the district benchmark on our average house price in Famagusta page.

Apartments in Kapparis: Median EUR265,000

Two-bedroom apartments dominate with 108 listings from EUR135,000 to EUR350,000, and a median of EUR289,500. One-bedroom apartments follow with 27 listings between EUR159,000 and EUR295,000, with a median of EUR207,000. Only five three-bedroom apartments are listed, from EUR160,000 to EUR280,000, and two further adverts give no bedroom count and ask EUR85,000 each.

Apartment size	Listings	Price range	Median
1 bedroom	27	EUR159,000 to EUR295,000	EUR207,000
2 bedrooms	108	EUR135,000 to EUR350,000	EUR289,500
3 bedrooms	5	EUR160,000 to EUR280,000	EUR265,000

Across all 142 apartments the median asks EUR265,000, with a top price of EUR350,000. That is well below the house market, which makes flats the entry point. See apartments for sale in Cyprus for the national picture, and compare nearby resort-area flats in our Pernera guide.

How Much Does Property Cost in Kapparis? Budget Bands

It helps to see how many of the 306 priced sale listings sit under each ceiling.

Budget ceiling	Sale listings at or under it
EUR200,000	23
EUR300,000	117
EUR400,000	155
EUR500,000	169
EUR750,000	287
EUR1,000,000	302

In other words, EUR300,000 buys one of 117 listings, more than a third of the total, and EUR400,000 reaches 155. Under EUR200,000 the choice is thin, with only 23 listings. Demand is rising across the country: Cyprus Mail reported 13.7% more property sale contracts nationally in the first eight months of 2026 than a year earlier.

Land and Other Listings

There are only 4 plots, from EUR60,000 to EUR13,600,000, so land is not a realistic way in for most buyers; one is a 22,026 m2 plot at the top of that range. Six other adverts ask EUR55,000 to EUR565,000 with a median of EUR545,000. Before comparing any plot, check its size, road access and permitted building density; our Land Registry guide explains how to verify one, and you can widen the search through plots of land for sale in Cyprus.

Renting in Kapparis

We found only 6 rentals in November 2026, with a median of EUR1,900 per month. Two two-bedroom houses asked EUR1,000, two three-bedroom houses asked EUR2,000, a five-bedroom house asked EUR4,000, and one two-bedroom apartment asked EUR1,800.

Set against the median three-bedroom house sale ask of EUR555,000, a EUR2,000 monthly rent implies a gross yield of roughly 4% before costs and voids. With only two adverts that is an indication, not a forecast, and asking rents are not signed leases. A resort-adjacent village can also have a seasonal rental pattern, so test occupancy before relying on a yield. Our buy-to-let guide covers how to test one properly, and for holiday-let demand see our Protaras villas for rent guide.

Who Kapparis Suits, and Who Should Look Elsewhere

The listings point to three kinds of buyer. Apartment buyers have the cheapest way in, with 117 sale listings at EUR300,000 or less. Families and second-home buyers wanting a house can choose from 109 three-bedroom homes, but should budget around EUR555,000. Investors should check real rents carefully, because the few adverts available suggest modest yields.

It is a weaker fit for buyers wanting cheap land or a large rental market. For a quieter, lower-priced inland alternative see Sotira or Avgorou.

Practical Checks Before Buying Property in Kapparis

Start with 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 title deeds guide and due diligence guide list the documents to request. With so many repeated prices, ask the agent which unit in a development is actually being offered and whether it is still available.

Then check the numbers. Budget for the full cost: transfer fees, VAT on new builds, legal fees and a survey. Compare mortgage options in our financing guide. For a specific home, our inspection service can check it before you commit, and our instant property report helps place an asking price in context.

Frequently Asked Questions About Buying in Kapparis

Where is Kapparis? It is a village in Famagusta District, between Paralimni and Protaras.

How much is a house in Kapparis? The median asking price across 154 houses is EUR559,000. Three-bedroom houses have a median of EUR555,000 and four-bedroom houses EUR702,000.

How much is an apartment in Kapparis? The median across 142 apartments is EUR265,000. Two-bedroom apartments have a median of EUR289,500.

Can I rent in Kapparis? We found 6 rentals in November 2026, from EUR1,000 per month.

The Short Version for Buyers and Investors

Five things the listings establish about property in Kapparis, Famagusta:

1. It is a house-and-flat market. 154 houses and 142 apartments make up 296 of 306 sale listings.
2. Prices are mid-range. The median sale asking price across all types is EUR399,900.
3. Many adverts repeat. 306 priced listings carry only 124 different prices.
4. Budget matters. 117 listings ask EUR300,000 or less, mostly apartments.
5. Check the title and rental claims. Confirm the title deed, approvals and real rents before paying a deposit.

Every figure comes from asking prices on live index.cy listings collected in November 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.