Kapsalos, Limassol: What 334 Listings Reveal About Prices

Kapsalos is one of Limassol’s most searched districts, with around 1,900 searches a month in Cyprus, and most people asking want to know what property there actually costs. We looked at every Kapsalos listing on index.cy in October 2026 to answer with real asking prices rather than guesses.

The short answer is that Kapsalos is an apartment-and-office market close to the centre of Limassol. We priced 334 listings: 296 for sale and 38 for rent. The sale side splits into 204 apartments, 40 offices, 17 plots, 14 houses, 12 buildings and 9 other properties. The median apartment asks EUR400,000, the median house EUR875,000 and the median plot EUR900,000. This guide walks through each segment and ends with the checks worth making before you pay a deposit on property in Kapsalos.

Where Kapsalos Is and Why Buyers Look at It

Kapsalos is an urban district of Limassol, and the 334 adverts we found are all labelled Limassol – Kapsalos. Buyers tend to look at it for central access at a lower entry price than the seafront. The mix of listings shows why: it is not a village of detached homes but a built-up area of apartment blocks, office floors and a few development plots.

For the wider market, read our Limassol property market guide and guide to living in Limassol, and browse all Limassol properties for sale. Nearby suburb guides include Germasogeia, Mesa Geitonia and Trachoni.

What 334 Kapsalos Listings Show About the Market Mix

Kapsalos is mostly a sale market, and six in ten listings are apartments for sale.

Listing type	Listings	Share of 334
Apartments for sale	204	61%
Offices for sale	40	12%
Rental listings (mostly offices)	38	11%
Plots of land for sale	17	5%
Houses for sale	14	4%
Buildings for sale	12	4%
Other sale listings	9	3%

Many adverts repeat. The 204 apartments carry only 101 different asking prices, which points to the same units and projects being advertised several times, probably by different agents. The number of distinct properties is therefore well below 334. We kept repeats in the counts because each appears as a separate advert, and every figure here is an asking price, not a sold price.

Apartments in Kapsalos: Median Asking Price EUR400,000

Apartments are the heart of the market. We found 204 for sale, from EUR240,000 to EUR725,400, and the median asking price is EUR400,000. Prices step up with size.

Apartment size	Listings	Price range	Median
1 bedroom	60	EUR240,000 to EUR332,148	EUR299,394
2 bedrooms	126	EUR320,000 to EUR650,000	EUR430,000
3 bedrooms	18	EUR485,000 to EUR725,400	EUR654,500

The two-bedroom flat is the core product, with 126 listings. Entry is not as cheap as in western suburbs: only 33 of the 204 apartments ask EUR300,000 or less, while 104 ask EUR400,000 or less. Compare these figures with our average 2-bedroom apartment price in Limassol, and read the apartments for sale in Limassol guide for the wider picture. Current stock is on our apartments for sale in Cyprus page.

How Much Does an Apartment Cost in Kapsalos? Budget Bands

Because the market is so apartment-heavy, it helps to see how many flats sit under each ceiling.

Budget ceiling	Apartments at or under it	Share of 204
EUR300,000	33	16%
EUR400,000	104	51%
EUR500,000	180	88%
Above EUR500,000	24	12%

In plain terms, half of the apartments ask EUR400,000 or less and almost nine in ten ask EUR500,000 or less. 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, although the same report noted Limassol slipping in August.

An aerial tour of Limassol by GHTravel. It shows the city as a whole, not Kapsalos specifically, and is included for context on the wider area.

Offices in Kapsalos: A Commercial Pocket

Kapsalos stands out for commercial stock. We found 40 offices for sale and 26 offices for rent, which is unusual for a residential district search. Sale asking prices run from EUR470,000 to EUR19.7 million, with a median of EUR2.3 million, and the 32 listings that state an area range from 120 to 2,897 sqm.

Office size (stated area)	Listings	Note
Under 250 sqm	13	Smallest floors, 120 sqm upwards
250 to 399 sqm	12	Typical single-floor offices
400 sqm and over	7	Up to 2,897 sqm

Among listings with a stated area, the median works out near EUR7,200 per sqm. Only 3 of the 40 offices ask under EUR1 million, so this is an investor and company market rather than one for small buyers. Rents are wide: 26 office rentals ask EUR650 to EUR90,000 a month, with a median of EUR13,000. Several floors of 247 sqm appear at EUR11,115 to EUR13,338, which suggests the same building advertised repeatedly. Browse offices for sale in Cyprus and commercial property, and read our commercial property in Cyprus guide before you compare yields.

Houses, Plots and Buildings in Kapsalos

Houses are a small segment. We found 14 for sale, from EUR425,000 to EUR1.6 million, with a median of EUR875,000. Three-bedroom houses have a median of EUR665,000 (4 listings) and five-bedroom houses EUR1.35 million (3 listings). With so few listings, treat these as indicative. See our houses for sale in Limassol guide.

We found 17 plots for sale, asking EUR380,000 to EUR1.35 million, with a median of EUR900,000. Sixteen state an area, between 263 and 761 sqm, and 8 of them are listed at 515 sqm or close to it with only a handful of distinct prices, so a few plots are probably advertised many times. Zoning and permitted building density decide what a plot is worth, so ask for the planning zone and the maximum buildable area, and browse plots of land for sale in Cyprus. Our Land Registry guide shows how to check a plot.

Twelve whole buildings are for sale, from EUR750,000 to EUR6.1 million, which only suits experienced investors or developers.

Renting in Kapsalos

The rental side is thin for homes. Only 6 apartments and 1 house are listed to rent: one-bedroom flats ask EUR1,500, two-bedroom flats EUR2,100 to EUR2,300 and three-bedroom flats EUR2,800 to EUR3,300 a month, and the one house asks EUR2,500. That is too little data to calculate a reliable yield, so for rental comparisons see our apartments for rent in Limassol guide and browse Limassol rentals.

Who Kapsalos Suits, and Who Should Look Elsewhere

The listings point to three kinds of buyer. Professionals wanting a central apartment can look at one-bedroom flats from EUR240,000 and two-bedroom flats from EUR320,000. Companies and investors have 40 offices and 12 buildings to compare. Land buyers have 17 plots, provided they check zoning carefully.

It is a weaker fit for buyers on a tight budget, since only 33 apartments ask EUR300,000 or less, or for anyone wanting a large detached house, since just 14 houses are listed. For lower-priced Limassol suburbs, compare Mesa Geitonia, Kato Polemidia or Trachoni.

Practical Checks Before Buying Property in Kapsalos

Start with the title. Ask whether the title deed is issued, whether there is a mortgage or lien, and whether the property has a certificate of final approval. Our title deeds guide and due diligence guide list the documents to request.

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 Kapsalos

Where is Kapsalos? It is an urban district of Limassol. All 334 adverts we analysed are labelled Limassol – Kapsalos.

How much does an apartment cost in Kapsalos? One-bedroom apartments ask EUR240,000 to EUR332,148 (median EUR299,394), two-bedroom apartments EUR320,000 to EUR650,000 (median EUR430,000) and three-bedroom apartments EUR485,000 to EUR725,400 (median EUR654,500).

How much is a house in Kapsalos? The 14 houses ask EUR425,000 to EUR1.6 million, with a median of EUR875,000.

Can I buy an office in Kapsalos? Yes. We found 40 offices for sale and 26 for rent. Check the stated area and whether the price is for a whole floor.

The Short Version for Buyers and Investors

Five things the 334 listings establish about property in Kapsalos, Limassol:

1. It is an apartment market. 204 of 334 listings are apartments for sale, with a median of EUR400,000.
2. Entry prices are mid-range. One-bedrooms have a median of EUR299,394 and only 33 apartments ask EUR300,000 or less.
3. It has a real commercial pocket. 40 offices are for sale and 26 are for rent.
4. Houses and land are limited. 14 houses and 17 plots are listed, so choice is narrow.
5. Check the title and planning. Confirm the title deed is issued and the planning zone is right 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.