Mazotos, Cyprus: What 103 Property Listings Reveal About Prices

Mazotos is a small coastal village in Larnaca District, between Larnaca and Limassol, and about 4,400 people a month search Google for “Mazotos Cyprus”. That is a lot of curiosity for a village with only a little over a thousand residents. We collected every priced index.cy listing tied to Mazotos, 103 in all, and read through them one by one instead of trusting a scraped average.

The result is lopsided in an interesting way. Roughly three in four listings are land, many of them large touristic fields, while homes are scarce: 19 apartments for sale, seven houses for sale and just two rentals. Below we set out the numbers, flag where duplicate listings distort the picture, and cover what buyers should check before committing.

Where Mazotos Is and What Kind of Place It Is

According to Wikipedia’s entry for Mazotos, the village is in Larnaca District, about 22 km from Larnaca and close to the sea. The same entry gives a population of 784 at the 2001 census and an estimate of around 1,200 residents today plus roughly 350 permanent expatriate retirees. It also says the village can accommodate about 2,500 additional people in holiday homes. Those are Wikipedia’s figures and we have not independently verified the estimates, but they fit what the listings show: a small permanent community with a seasonal and second-home layer on top.

Several land listings describe plots as being on or near the coast. One field is described as roughly 70 metres from the sea, and two listings at EUR960,000 describe building permits on first-line beachfront plots. A Camel Park on the edge of the village is catalogued by the Cyprus University of Technology’s heritage database, and is one of the few visitor attractions people mention. Mazotos is not a resort town. It is a quiet village with a beach edge and a lot of undeveloped land.

For neighbouring markets read our guides to Kiti, Tersefanou and Pervolia, which sit along the same stretch of the Larnaca coast, and our wider Larnaca houses guide.

What 103 Mazotos Listings Show About the Market Mix

Of the 103 priced listings, 101 are for sale and two are rentals. The split by type is heavily skewed.

Property type	Listings	Share of total
Land (plots, fields, touristic land, one building plot)	75	73%
Apartments for sale	19	18%
Houses for sale	7	7%
Rentals (one apartment, one house)	2	2%

Two caveats. First, duplicates: one 2,820 sqm plot at EUR570,000 appears five times under different IDs, a 36,456 sqm field appears three times, and several apartments repeat at identical prices, which suggests agents or developers listing the same stock more than once. Of 60 land listings with a stated size, only 47 are distinct combinations of size and price. Second, a handful of headline prices are enormous. The largest listing is a touristic land bank at EUR20 million, and a building plot is listed at EUR19 million. Those are development-scale assets, not what a typical buyer is shopping for, so we keep them out of every median below.

Apartments in Mazotos: EUR70,000 to EUR198,000

Apartments are the affordable end of Mazotos. There are 19 for sale, nine one-bedroom and ten two-bedroom. All prices are asking prices, not completed sales.

Type	Listings (n)	Asking prices	Median
1-bed apartments	9	EUR115,000 to EUR140,000	EUR125,000
2-bed apartments	10	EUR70,000 to EUR198,000	about EUR158,500

The one-bedroom stock is tightly priced: four at EUR125,000, two at EUR129,000, two at EUR140,000 and one at EUR115,000. That clustering, along with consecutive listing IDs in the 10461xxx and 10506xxx ranges, suggests one or two schemes being marketed unit by unit, though the listings do not say so and we are inferring it. The two-bedroom range is far wider. The cheapest, at EUR70,000, is a clear outlier and worth verifying before you assume it is comparable, while the top end reaches EUR198,000. Two-bedroom flats at EUR95,000 appear twice.

In context, a one-bedroom at EUR125,000 in Mazotos is in the same bracket as the starter stock we found around Athienou and Meneou, but with a sea edge nearby. To compare with live stock, browse apartments for sale in Cyprus and see our page on the average house price in Larnaca.

Houses in Mazotos: Few on the Market, Wide Price Range

Only seven houses are for sale, so any average would mislead. Prices span an enormous range: a three-bedroom at EUR350,000, another at EUR679,000, a five-bedroom at EUR730,000, a four-bedroom at EUR990,000, two three-bedroom listings at EUR1,650,000 and a six-plus-bedroom property at EUR6,500,000.

Type	Listings (n)	Asking prices
3-bed houses	4	EUR350,000; EUR679,000; EUR1,650,000 (x2)
4-bed house	1	EUR990,000
5-bed house	1	EUR730,000
6+ bed house	1	EUR6,500,000

The two EUR1,650,000 three-bedroom listings may be the same property, since the price and bedroom count match and the IDs are far apart. The pattern is clear enough: Mazotos houses are mostly seafront or luxury villas, not bread-and-butter family homes. Buyers looking for a mid-priced house will find very little here and may be better served in nearby villages. Compare current stock on our houses for sale page.

Land in Mazotos: From Village Plots to Touristic Fields

Land dominates the Mazotos market, and it is where a single average is least useful. We grouped the 47 distinct plots with a stated size into three bands.

Plot group	Distinct plots	Asking prices	Price per sqm (median)
Small plots (583-1,570 sqm)	13	EUR63,000 to EUR250,000	about EUR161
Mid-size land (2,174-9,031 sqm)	21	EUR72,500 to EUR2,190,000	about EUR84
Large fields (10,034-44,365 sqm)	13	EUR220,000 to EUR7,500,000	about EUR33

The smallest plots are the most relevant for individual buyers. Around ten of them sit between 583 and 690 sqm and ask EUR90,000 to EUR115,000, with one at 616 sqm asking EUR195,000. Several are clustered at near-identical sizes and prices, which again looks like a divided parcel being sold plot by plot. Price per square metre falls steeply with size, from a median near EUR161 on small plots to about EUR33 on large fields, so comparing a 600 sqm plot with a 12,000 sqm field is meaningless.

Descriptions matter more than size. Listings mention a field described as landlocked, others with road frontage, seaview fields, and plots in what agents call the Mazotos tourist area. One large listing is described as falling in a touristic zone with several development options. Zoning decides value: a touristic or residential-zone plot and an agricultural field are different assets even at the same size. Request the planning zone, permitted density and road access before comparing anything. Our page of plots of land for sale in Cyprus lists current parcels, and our due diligence guide covers the checks to make before you sign.

Rentals: Almost Nothing to Calculate a Yield From

We found two rental listings: a two-bedroom apartment at EUR1,200 a month and a four-bedroom house at EUR3,500 a month. Two data points are not a market, and we will not invent a yield from them. If you were to compare the EUR1,200 rent with the EUR158,500 median two-bedroom asking price, you would get a gross figure that looks attractive, but it rests on one listing and one asking rent, not achieved rents.

The village’s seasonal pattern, with Wikipedia noting capacity for about 2,500 extra people in holiday homes, suggests the real rental activity is short-let rather than long-let. That is a hypothesis, not a finding. Ask local agents for achieved rents and occupancy before buying to let, and run the numbers on a specific property with our instant property report.

Practical Checks Before Buying in Mazotos

Because the stock is mostly land and a few apartment schemes, the checks are specific. For an apartment, ask whether the title deed has been issued or is pending, whether the unit belongs to a scheme being sold in batches, what the communal charges are, and whether the price includes VAT, which can add materially to a new-build budget. For a house, ask for plot size and covered area, which listings often leave out of the headline.

For land, request the planning zone, building density and coverage, access, and whether utilities reach the boundary. Coastal and touristic plots can carry restrictions or conditions that a bare price does not show, so confirm any quoted building permit in writing and with the relevant authority. Add transfer fees, legal costs and a survey to the purchase price, and use a local lawyer who can check the land registry directly. Our Cyprus land registry guide explains what to expect.

What Larnaca District Sales Data Adds

Asking prices show what sellers want; contract data shows what is happening. According to Cyprus Mail’s report on August 2026 sales, Larnaca recorded 299 contracts of sale in August against 221 a year earlier, a rise of 35.3 per cent. Nationally there were 13,288 contracts in the first eight months of 2026, up 13.7 per cent on the same period of 2025.

District momentum is encouraging, but it does not tell you about Mazotos specifically. A village with a few dozen genuine listings and a lot of duplicates is a thin market, and thin markets mean wider gaps between asking and achieved prices. For more of the district, see our guides to Livadia and browse properties for sale in Larnaca.

A video tour of Mazotos, Larnaca, showing the village and its surroundings.

Frequently Asked Questions About Buying in Mazotos

Is Mazotos a good place to buy property in Cyprus? It suits buyers who want a quiet coastal village, a plot to build on or a small flat. On our data, one-bedroom flats ask EUR115,000 to EUR140,000, but houses are scarce and rental data is almost non-existent.

Which district is Mazotos in? Larnaca District, about 22 km from Larnaca town according to Wikipedia.

How much does land cost in Mazotos? It depends on size and zoning. Small plots of 583 to 690 sqm mostly ask EUR90,000 to EUR115,000, while large touristic fields run into the millions.

Are there rental properties in Mazotos? We found two on index.cy in October 2026, which is too few to measure a market.

The Short Version for Buyers and Investors

Five things the 103 listings establish about property in Mazotos, Cyprus:

1. It is a land market. About 75 of 103 listings are plots or fields, with many duplicates.
2. Apartments are the entry point. One-bedroom flats ask EUR115,000 to EUR140,000 (median EUR125,000); two-beds median about EUR158,500.
3. Houses are scarce and expensive. Seven for sale, from EUR350,000 to EUR6.5 million.
4. Land splits into three products. Small plots near EUR161 per sqm, mid-size land near EUR84, large fields near EUR33.
5. There is almost no rental evidence, so no basis for a yield calculation.

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. Small samples mean small conclusions, and we have marked them as such.