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Cyprus construction labour shortage hits housing delivery

Nigel Howarth
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Cyprus construction labour shortage hits housing delivery

Cyprus’ construction labour shortage is becoming one of the biggest challenges facing the property sector, with industry leaders warning that a lack of skilled workers is delaying projects, increasing building costs and placing further pressure on affordable housing.

The Cyprus Scientific and Technical Chamber (ETEK) raised the issue during a meeting with Labour and Social Insurance Minister Marinos Mousiouttas, where discussions also covered construction site safety, engineering training and reforms to tower crane licensing.

Cyprus construction labour shortage drives up costs

ETEK described the shortage of skilled tradespeople, site foremen and supervisors as a critical issue for the Cyprus construction industry. The greatest shortages are among steel fixers and formwork carpenters, occupations that are essential to keeping construction projects on schedule.

According to the Chamber, the Cyprus construction labour shortage is disrupting the timely delivery of developments while increasing construction costs across the sector.

The Chamber also warned that the workforce shortage is affecting far more than building sites. It is slowing the delivery of affordable housing in Cyprus, delaying energy-efficiency upgrades to buildings and weakening the country’s wider economic growth.

To tackle the problem, ETEK called for immediate measures, including a faster and fully digital process for approving applications to recruit skilled workers from third countries.

The Chamber also recommended a comprehensive assessment of workforce needs across the construction sector to identify where the most severe shortages exist.

In addition, ETEK urged greater efforts to improve the image of technical professions by promoting Professional Qualification Standards and encouraging more young people to pursue careers in the construction industry.

Construction site safety remains a priority

Alongside the Cyprus construction labour shortage, construction site safety was a major topic of discussion.

ETEK stressed that health and safety should never be treated as a simple compliance exercise. Instead, it should form a core part of quality, professionalism and effective project management.

The Chamber referred to the ISSA-C International Construction Conference, held in Limassol on 2 and 3 July 2026 under the theme From Risk to Resilience: Achieving Vision Zero with AI and Sustainable Construction.

The conference explored how artificial intelligence, sustainable construction methods and the Vision Zero strategy can improve safety standards and strengthen resilience across the construction sector.

ETEK also highlighted its ongoing training initiatives, including SafePass, and called for closer cooperation with the Ministry of Labour and the Department of Labour Inspection to promote a more preventative approach to workplace safety.

Support for young engineers and licensing reform

The meeting also focused on the continuation of the Practical Training Programme for graduates in architecture, civil engineering and electrical engineering.

Funded through the European Social Fund, the programme has helped young engineers enter the labour market successfully. ETEK urged the government to renew the scheme promptly to ensure there is no interruption to the programme.

The Chamber also reiterated its concerns over the current requirement to obtain a building permit before installing tower cranes. It argued that the existing licensing process is inefficient and unnecessarily slow, calling instead for a more streamlined and practical system.

The issue will be reviewed further with the Ministry of the Interior and the Cyprus Federation of Building Contractors Associations.

Outlook for the Cyprus construction labour shortage

ETEK believes urgent action is needed to address the Cyprus construction labour shortage before it further affects housing supply, construction costs and economic growth. It says faster recruitment procedures, investment in skills, improved training and stronger support for technical careers will be essential if the construction industry is to meet future demand.

€160m Geroskipou development approved for 711 new homes

Nigel Howarth
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€160m Geroskipou development approved for 711 new homes

A landmark Geroskipou development worth €160 million has secured environmental approval, clearing the way for one of the largest residential schemes currently planned in Cyprus.

The Apollon Ylatis project, located in Geroskipou within the Municipality of Ierokipia in Paphos District, will create 711 homes together with a limited number of retail units, community facilities and extensive landscaped areas. Construction is expected to take around seven years.

Planning permission has already been granted to subdivide the site into five development plots, together with public green spaces, community infrastructure, Electricity Authority of Cyprus substations and parking areas.

711 homes to transform the Geroskipou development

The Geroskipou development will provide a mix of apartments and townhouses designed for the holiday and residential property market.

The project includes:

  • 636 apartments across 15 apartment buildings
  • 75 townhouses
  • Five communal swimming pools
  • 746 parking spaces, including 88 accessible spaces and 41 bicycle spaces
  • Private roads and landscaped public areas

Buildings will range from two to six storeys, with some reaching seven above-ground levels. The tallest building will stand at approximately 21 metres.

The total site extends to approximately 100,516 square metres.

Apartment blocks exceed local height limits

Several apartment buildings included in the Geroskipou development exceed the two-storey height limit permitted under the area’s development plan.

One apartment block would rise more than four storeys above the permitted limit, while another would exceed the restriction by five storeys.

Plot B has been designated for future commercial development. However, detailed plans have not yet been completed and this element was not included in the environmental assessment.

The residential element will be spread across four plots:

  • Plot A: 120 apartments, 21 townhouses, communal swimming pool and 146 parking spaces.
  • Plot C: 147 apartments, 17 townhouses, clubhouse, communal swimming pool and 190 parking spaces.
  • Plot D: 203 apartments, 14 townhouses, two communal swimming pools and 220 parking spaces.
  • Plot E: 166 apartments, 23 townhouses, communal swimming pool and 190 parking spaces.

Apartment sizes will range from one to three bedrooms.

More than 3,400 residents expected

At full occupancy, the Geroskipou development is expected to accommodate around 3,415 residents.

Wastewater will be connected to the Paphos District Local Government Organisation sewerage network.

Maximum daily water demand has been estimated at approximately 867 cubic metres, while around 3,000 cubic metres of water will initially be required to fill the five communal swimming pools.

Electricity demand is estimated at 6,084 kWh annually, with photovoltaic systems planned to help reduce overall energy consumption.

Vehicle access will be provided from Spyrou Kyprianou Avenue.

Land of Tomorrow Larnaca moves towards €533m development

Nigel Howarth
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Land of Tomorrow Larnaca moves towards €533m development

Petrolina’s Land of Tomorrow Larnaca project has reached another important milestone, with the €533 million mixed-use development now awaiting approval from the Environmental Authority.

The submission of the Environmental Impact Assessment (EIA) represents a significant step towards delivering one of the largest regeneration projects in Cyprus. Planned on the site of the former Larnaca refinery, Land of Tomorrow Larnaca is expected to transform a key section of the city’s coastline into a modern residential and commercial district.

Owned by Petrolina (Holdings) Public Ltd, the development carries an estimated investment of €533 million. Construction is scheduled to take place over five phases and is expected to take around 15 years to complete.

Land of Tomorrow Larnaca to deliver homes, hotels and offices

The Land of Tomorrow Larnaca masterplan proposes a large mixed-use development combining residential, commercial and leisure facilities.

Plans include:

  • an urban hotel with conference and exhibition facilities
  • a luxury hotel
  • residential neighbourhoods
  • office buildings
  • retail space
  • leisure facilities
  • landscaped public areas

The development occupies land previously used by the Larnaca refinery and will be served primarily by the Larnaca-Dhekelia road.

During the next planning stage, additional cultural uses are expected to be incorporated, including a museum celebrating the history of the refinery and Cyprus’ fuel distribution industry, together with art galleries and exhibition spaces.

Applications for land subdivision and the demolition of existing structures have already been submitted, although these works are not included within the current Environmental Impact Assessment.

Environmental works already under way

Because Land of Tomorrow Larnaca will be built on a former industrial site, Environmental Baseline Studies have been completed to assess soil and groundwater quality before construction begins.

The studies concluded that remediation of contaminated soil and groundwater is required. According to the Environmental Impact Assessment, clean-up works are already under way on several plots following approval by the relevant authorities.

The report also notes that the Archangelos-Kammitsis River and one of its tributaries are located around 80 metres from the nearest development plot. A network of stormwater channels also serves the area, helping reduce flood risk by directing rainwater towards the sea.

Importantly, the development site is not located within a Nitrate Vulnerable Zone, a groundwater protection zone or a drinking water borehole protection area.

If environmental approval is granted, Land of Tomorrow Larnaca will move a step closer to becoming one of Cyprus’ most significant urban regeneration and real estate developments.

Larnaca port and marina redevelopment timeline could be cut

Nigel Howarth
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0
Larnaca port and marina redevelopment timeline could be cut

The €415 million Larnaca Port and Marina redevelopment could be completed much sooner than originally planned, with Cyprus’ Transport, Communications and Works Minister Alexis Vafeades calling the current 45-year timetable excessive and expecting significant reductions following further studies.

Speaking to StockWatch, the minister described the existing delivery schedule as “far too long” and welcomed the growing agreement between the local authorities and the Cyprus Ports Authority (CPA) on the future development of the port, marina and surrounding waterfront land.

The CPA recently presented local authorities with a masterplan estimating that the full programme of works would cost around €415 million and be completed over a 45-year period. However, Mr Vafeades stressed that this represents only an initial framework.

He said the authority has so far outlined the broad scope of the project and will now carry out detailed assessments of each individual scheme before publishing more comprehensive costings and delivery schedules.

Government expects faster delivery

Mr Vafeades made clear that the proposed 45-year programme is significantly longer than the government considers acceptable. He expects further technical studies to substantially reduce the overall timetable, allowing residents and businesses to benefit from completed projects much sooner.

He pointed out that the procurement and installation of new port equipment could be completed within a year, while several improvement works are already under way.

The minister also noted that a separate study prepared by Greece’s Growthfund suggested that the long-term expansion of the commercial port may ultimately prove unnecessary, despite being included in the CPA’s current long-range planning.

Legal process under way for land transfer

The government has already decided to transfer ownership of the port and marina land to the Cyprus Ports Authority, with the proposal currently awaiting legal clearance.

Under the plan, the state will transfer the relevant port and waterfront land under its ownership to the authority. Before this can proceed, the existing lease agreement for Larnaca Port, signed in November 2020 between the Cyprus Ports Authority and the Republic of Cyprus, must first be terminated.

€415m masterplan divided into three phases

The proposed redevelopment roadmap is split into three major projects.

Larnaca waterfront regeneration and mixed-use development

The first phase, valued at €190 million, is scheduled to run between 2027 and 2036. It includes the regeneration of the marina waterfront and adjoining land, creating new public spaces, landscaped areas, pedestrian routes, cycle paths and parking facilities.

The plans also include relocating the traditional boatyards to a more suitable location while introducing hotels, commercial developments, cultural venues, leisure facilities and other mixed-use projects designed to better connect the waterfront with Larnaca’s town centre.

Marina upgrade

The second phase carries a budget of €20 million and is expected to be completed by 2036. Works include maintaining existing infrastructure, expanding marina facilities, increasing berthing capacity and improving services for recreational boating.

Modernising the Larnaca commercial port

The third phase, with an estimated cost of €205 million over a 20-year period, focuses on modernising port operations. Plans include new cargo-handling equipment, upgraded infrastructure, a modern passenger terminal and measures to improve environmental performance, including reducing dust emissions through new loading technology.

The programme also provides for the gradual expansion of port facilities to support commercial shipping and passenger traffic, alongside the demolition of ageing warehouses and obsolete buildings.

The wider waterfront vision also includes proposals for significant private-sector investment, including a hotel, conference and exhibition centre, restaurants, leisure facilities, sports amenities and centres of excellence, supporting the long-term transformation of Larnaca’s seafront into a major commercial, tourism and lifestyle destination.

Cyprus property sales rise 27% to record high in June 2026

Nigel Howarth
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Cyprus property sales rise 27% to record high in June 2026

Cyprus property sales rose by 27% in June 2026, reaching the highest number ever recorded for the month of June and confirming the continued strength of the Cyprus property market.

According to official figures released by the Department of Lands and Surveys, 1,964 property sale contracts were deposited at Land Registry offices during June, compared with 1,544 in June 2025.

The total of 1,964 contracts is the highest June figure since records began in 2000, highlighting sustained demand from both local and overseas buyers.

Limassol leads Cyprus property sales growth

Regional performance was positive across most districts.

Limassol recorded the strongest growth, with property sales surging 64% year on year. Paphos followed with a 28% increase.

Meanwhile:

  • Nicosia: +10%
  • Larnaca: +6%
  • Famagusta: -1%
Total contracts of sale deposited – 2025/2026 Comparison (June)

Cyprus property sales in the first half of 2026

The strong June performance helped lift Cyprus property sales during the first six months of 2026.

Between January and June, 10,007 property sale contracts were deposited at Land Registry offices, representing a 15% increase compared with the 8,729 contracts recorded during the same period of 2025.

Every district recorded annual growth.

  • Paphos: +21%
  • Limassol: +20%
  • Famagusta: +14%
  • Larnaca: +11%
  • Nicosia: +7%
Total contracts of sale deposited – 2025/2026 Year-to-Date Comparison

Who bought property in Cyprus in June 2026?

Local buyers continued to account for the largest share of Cyprus property sales, although overseas demand remained strong.

  • Cypriot buyers: 1,148 sales (58.5%)
  • EU buyers: 297 sales (15.1%)
  • Non-EU buyers: 519 sales (26.4%)

The Department of Lands and Surveys has reported EU and non-EU purchases separately since 2018. Earlier figures combined all international buyers under “Overseas Sales Contracts.”

Cyprus property sales June 2026 chart

Domestic property sales

Cypriot buyers deposited 1,148 property sale contracts in June 2026, compared with 968 in June last year, representing a 19% increase.

Although domestic sales fell in Paphos (-18%), Famagusta (-13%) and Larnaca (-10%), these declines were offset by a remarkable 71% increase in Limassol and 10% growth in Nicosia.

Domestic (Cypriot) contracts of sale deposited – 2025/2026 Comparison (June)

Domestic sales in the first half of 2026

Between January and June, Cypriot buyers deposited 5,856 property sale contracts, up 10% from 5,341 during the same period in 2025.

All districts except Paphos recorded year-on-year growth.

Domestic (Cypriot) contracts of sale deposited – 2025/2026 Comparison

Property sales to EU buyers

EU citizens deposited 297 property sale contracts in June, compared with 186 in June 2025, representing a 57% increase.

Every district recorded growth.

  • Paphos: +116%
  • Limassol: +72%
  • Famagusta: +67%
  • Larnaca: +19%
  • Nicosia: +15%
Contracts deposited by EU Nationals – 2025/2026 Comparison (June)

EU buyer activity in 2026

During the first half of 2026, EU nationals (excluding Cypriots) deposited 1,410 property sale contracts, up 29% from 1,097 a year earlier.

Growth by district:

  • Paphos: +55%
  • Larnaca: +28%
  • Nicosia: +18%
  • Limassol: +11%
  • Famagusta: +3%
Contracts deposited by EU Nationals – 2025/2026 Comparison

Property sales to non-EU buyers

Non-EU buyers deposited 519 property sale contracts during June, compared with 387 in June 2025, representing a 34% increase.

Sales increased in four districts:

  • Paphos: +45%
  • Limassol: +42%
  • Larnaca: +29%
  • Nicosia: +8%

Famagusta was the only district to record a decline (-22%).

Contracts deposited by non-EU Nationals – 2025/2026 Comparison (June)

Non-EU buyer activity in 2026

During the first six months of 2026, non-EU nationals deposited 1,821 property sale contracts, an increase of 21% compared with 1,499 during the same period last year.

All districts recorded growth.

  • Paphos: +22%
  • Limassol: +21%
  • Famagusta: +20%
  • Larnaca: +17%
  • Nicosia: +16%
Contracts deposited by non-EU Nationals – 2025/2026 Comparison

Overseas buyers continue to support the Cyprus property market

The latest figures underline the continued importance of overseas buyers to the Cyprus property market.

During the first half of 2026, EU and non-EU buyers together accounted for 41.6% of all Cyprus property sales.

Paphos remained the standout district, with non-EU buyers purchasing more properties than Cypriots. Combined, EU and non-EU buyers acquired more than twice as many properties as local purchasers.

Overall, the June figures confirm that the Cyprus property market remains in robust health, supported by strong demand from both domestic and international buyers.

Market Segment Summary Analysis 2026 Year to Date

Larnaca port and marina €415m redevelopment plan unveiled

Nigel Howarth
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0
Larnaca port and marina €415m redevelopment plan unveiled

A €415 million redevelopment programme aimed at transforming Larnaca Port, Marina and surrounding waterfront has been unveiled, setting out a long-term vision to create one of Cyprus’ largest mixed-use coastal regeneration projects.

Presented by the Cyprus Ports Authority to the Larnaca City and District Development Committee, the roadmap outlines a phased programme beginning in 2027 and extending to 2045. Between €200 million and €250 million of the overall investment is expected to come directly from the Cyprus Ports Authority, with the remaining funding expected through private sector investment.

The masterplan proposes the modernisation of the commercial port, a major marina upgrade and the redevelopment of adjacent land to reconnect Larnaca’s waterfront with the city centre.

Hotels, leisure and commercial development planned

The redevelopment is designed to create a modern, sustainable and internationally competitive waterfront destination that combines port operations, marina services, tourism, business facilities and public spaces while ensuring the Cyprus Ports Authority retains ownership and strategic control of key infrastructure.

Private investment opportunities are expected to include:

  • Hotels
  • Conference and exhibition facilities
  • Restaurants and cafés
  • Leisure and entertainment venues
  • Sports facilities
  • Centres of excellence
  • Public open spaces
  • New parking areas

The project also places significant emphasis on improving the public realm through landscaped green areas, pedestrian walkways and cycle routes, creating stronger links between the marina and the heart of the city.

Three major projects form the masterplan

The redevelopment programme has been divided into three interconnected projects.

The first focuses on the marina, surrounding land and public spaces, with an estimated investment of €190 million between 2027 and 2036. Plans include extensive landscaping, new parks, pedestrian and cycling routes, additional parking, the relocation of existing boatyards to more suitable sites and the introduction of tourism, commercial, cultural and leisure developments.

The second project is the €20 million upgrade of Larnaca Marina, scheduled for completion by 2036. This will include refurbishment of existing infrastructure, new marina facilities, expanded berthing capacity and improvements to support the growing leisure boating sector.

The third and largest element is the €205 million modernisation of Larnaca Port over approximately 20 years. The plans include upgraded equipment and infrastructure, new operational buildings, a modern passenger terminal, improved environmental performance, measures to reduce dust generated by cargo handling, gradual port expansion for both commercial and passenger traffic, and the demolition of outdated warehouses and buildings.

Government action required before development begins

Before the detailed masterplan can be finalised, the roadmap identifies three key actions required from the Cypriot government.

These include transferring state-owned land within the port and surrounding waterfront to the Cyprus Ports Authority, transferring additional adjacent government-owned land, and terminating the 2020 lease agreement covering Larnaca Port to enable the government to grant the port concession to the Kition consortium.

Cyprus Ports Authority Chairman Zenonas Apostolou said there is political commitment to complete the necessary land transfers, adding that President Nikos Christodoulides has personally pledged support for the process.

Speaking during the presentation, Mr Apostolou described the roadmap as the first comprehensive action plan for the unified development of Larnaca Port, Marina and neighbouring land.

He said the proposal moves beyond broad ambitions and instead delivers “a realistic action plan” with clearly defined implementation stages, practical timelines and measurable objectives.

According to Mr Apostolou, the Cyprus Ports Authority will act as the lead organisation responsible for coordinating, supervising and delivering the project in partnership with government bodies and private investors.

He added that the long-term ambition is to create a landmark waterfront development that will serve future generations while becoming a reference point for regeneration projects across Cyprus.

Local authorities welcome realistic timetable

Larnaca Mayor Andreas Vyras welcomed the roadmap, describing it as a strong foundation for moving the long-awaited project forward.

While acknowledging that residents have waited many years for redevelopment of the port and marina, he said realistic delivery timescales are essential to ensure the project progresses from planning into construction.

Mr Vyras confirmed that a public meeting involving the whole municipality will be held in September to update residents on the proposals and gather community feedback before the next stages of the project proceed.

The roadmap itself is the result of extensive consultation, combining the Cyprus Ports Authority’s technical expertise with recommendations from previous government studies and input from local stakeholders, with the aim of delivering a financially viable and widely supported regeneration programme for Larnaca.

If delivered as planned, the €415 million investment will transform Larnaca’s waterfront over the next two decades, creating a modern coastal district that combines maritime operations with tourism, commercial activity, public amenities and sustainable urban development.

View the presentation of the Larnaca port and marina roadmap (Greek)

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