Nicosia · apartment · ref 5887854

2-bedroom apartment for sale

€259,500 · 81 m² · 2 bed · view on Bazaraki ↗

Advert last observed: 17/10/2026

43.8/100 · Research candidate

Evidence confidence: not assessed

Investor 46.7Live-in 39.7

Viewing checklist

Your property decision brief

Start with the price, then verify the evidence.

not assessed evidence confidence

Advertised price

€259,500

Versus comparable asking prices

19.4% above

Modeled purchase budget

Works not assessed

Where available, includes modeled fees, assessed works and 15% works contingency. Finance, survey and furnishings are excluded.

Asking price and the modeled range

Asking with assumed VAT: €308,805
Range lower estimate: €223,898
Range upper estimate: €311,623

Derived from asking-price evidence and model assumptions. This is not a completed-sale valuation or a statistical confidence interval.

What supports the estimate

12 comparable asking prices within 1 km. Asking prices are not completed-sale evidence.

What could change the conclusion

This report has no evidence-confidence assessment yet. Verify the source details and comparisons before relying on its score.

How the estimates and confidence work

Prepare for your viewing

Questions for property 5887854, based on this report’s claims, estimates and missing evidence. Check them with the agent and relevant professionals. Marks are not saved.

Ask for the title documents and have your independent lawyer check ownership and encumbrances.
Advert claim: Title availability is not established by this report.
Confirm covered internal area, floor, parking allocation and the exact location against documents.
Advert details: The advert lists 81 m². Confirm what that area includes.
Inspect the actual property and ask for current photographs of rooms, windows and services.
Evidence limit: Photo analysis cannot establish hidden defects or current condition.
Ask which images show the actual property and inspect it before relying on finishes or views.
Image warning: The report flags image authenticity or presentation concerns; renders and staging do not establish actual condition.
Check the property observation: “All photos are architectural visualizations (CGI), not real photographs. Actual condition cannot be assessed.”
AI photo note: All photos are architectural visualizations (CGI), not real photographs. Actual condition cannot be assessed.

Construction claims to verify

Advert wording and AI extraction are separate claims. Neither verifies completion or readiness to occupy.

Advert wording in this report: Under construction
Stored AI extraction: No clear stage recorded

Before a viewing: request dated photographs of the actual site, completion documents and a written handover date.

Alternatives worth comparing

This report has uncertainties to resolve. Compare the cost and space of similar properties before committing to a viewing.

Same advertised district, property type, bedroom count and new-build status; seen within 30 days. These are asking-price comparisons, not endorsements.

What would it cost you?

Change the offer, works, rent and finance assumptions. These scenarios are yours; they do not change the property’s score. Changes last until you leave or reload this page.

Vacancy, management, contingency and interest start with illustrative assumptions. The starting purchase price uses the report’s VAT assumption when available. Check fees, taxes and loan terms independently. Income tax, appreciation and selling costs are excluded.

Purchase price (€; confirm any VAT)Purchase fees (€)Works and fit-out (€)Works contingency (%)Monthly asking rent assumption (€)Vacancy (%)Management (% of collected rent)Annual maintenance, insurance and charges (€)Loan (% of purchase price)Annual interest (%)Loan term (years)

Enter your purchase-fee, works and annual cost estimates, including zero if appropriate.

The numbers

New build · VAT: listed €259,500 excl. · with 19% VAT ≈ €308,805
Asking €/m²: €3812 (VAT-incl.)
Comparables median €/m²: €3193 (12 comps within 1 km)
Versus the market: +19.4% above median
Days on market: 465
Observed price drops: none recorded yet
Est. gross yield: 3.15% (≈€810/mo)
Estimated fair value: €223,898–€311,623 · asking +7.6% vs mid
Title deed: ? not stated
Location: beach 0 · central 0.71 · quiet 0.98

Fair value is estimated from the €/m² of the 12 closest comparable listings (median ≈€3,193/m²). It reflects asking prices and can't see floor, view, plot or exact condition — treat it as a guide, not an appraisal.

What the photos show

AI assessment of the listing photos

Image evidence needs verification

The saved assessment flags image authenticity or presentation concerns. Condition ratings and feature badges are withheld. Request current photographs of the actual property and verify its condition and features on site.

The property is presented as a brand-new, high-end 2-bedroom apartment with a modern, luxurious design. However, all photos are computer-generated renderings, making it impossible to assess the true condition, materials, or build quality. While the design is visually appealing with high scores for kitchen, bathroom, and exterior, the lack of real photos is a major red flag. The actual state of the property cannot be confirmed from these images.

AI appearance notes — verify on site

+ Modern, high-end design with open-plan living, marble finishes, and large glass doors.
+ Good natural light and spacious balcony/terrace access.
+ Well-designed building exterior with integrated parking and landscaping.
+ Appealing kitchen and bathroom layouts with contemporary fixtures.

What to check

! All photos are architectural visualizations (CGI), not real photographs. Actual condition cannot be assessed.
! No real interior photos provided to verify materials, finishes, or build quality.
! No visible evidence of air conditioning or heating systems, which may be a concern for Cyprus climate.

Neighborhood

AI-generated area notes · not independently reviewed

Nicosia - Lykabittos

Desirability7.8/10

Highlights

+ High median sale price (€2,818/m²) with reasonable listing depth
+ Central-ish location with good urban amenities
+ Strong sale market liquidity
+ Prestigious residential address within the city

Drawbacks

! Median rent (€900/mo) is low relative to high sale prices — poor gross yield
! Some streets are noisy due to central location
! Older apartment stock in parts
! Better for owner-occupiers than BTL investors

source: ai-draft

Location

loading map…

Surroundings

nearest nightlife77 m
nearest pharmacy86 m
nearest restaurant150 m
nearest supermarket253 m

Negotiation angle

Illustrative offers, not predictions of what the seller will accept. Compare the economics in Your costs above.

Current asking price: €259,500
5% below asking: €246,525
10% below asking: €233,550

Observed listing age: 465 days. Observed asking-price reduction: 0%. These observations do not establish seller motivation.

Resolve title, condition, completion and cost questions before choosing an offer.

Price history

Latest period 2026-10-17: Asking price €259,500. Observed advertised prices, not completed-sale prices.

View data table: Property asking-price history

128 rows. Includes the full displayed series, even when the chart is zoomed. Missing values are not zero.

Property asking-price history — values behind the chart
Date	Asking price (€)
2026-06-12	€259,500
2026-06-13	€259,500
2026-06-14	€259,500
2026-06-15	€259,500
2026-06-16	€259,500
2026-06-17	€259,500
2026-06-18	€259,500
2026-06-19	€259,500
2026-06-20	€259,500
2026-06-21	€259,500
2026-06-22	€259,500
2026-06-23	€259,500
2026-06-24	€259,500
2026-06-25	€259,500
2026-06-26	€259,500
2026-06-27	€259,500
2026-06-28	€259,500
2026-06-29	€259,500
2026-06-30	€259,500
2026-07-01	€259,500
2026-07-02	€259,500
2026-07-03	€259,500
2026-07-04	€259,500
2026-07-05	€259,500
2026-07-06	€259,500
2026-07-07	€259,500
2026-07-08	€259,500
2026-07-09	€259,500
2026-07-10	€259,500
2026-07-11	€259,500
2026-07-12	€259,500
2026-07-13	€259,500
2026-07-14	€259,500
2026-07-15	€259,500
2026-07-16	€259,500
2026-07-17	€259,500
2026-07-18	€259,500
2026-07-19	€259,500
2026-07-20	€259,500
2026-07-21	€259,500
2026-07-22	€259,500
2026-07-23	€259,500
2026-07-24	€259,500
2026-07-25	€259,500
2026-07-26	€259,500
2026-07-27	€259,500
2026-07-28	€259,500
2026-07-29	€259,500
2026-07-30	€259,500
2026-07-31	€259,500
2026-08-01	€259,500
2026-08-02	€259,500
2026-08-03	€259,500
2026-08-04	€259,500
2026-08-05	€259,500
2026-08-06	€259,500
2026-08-07	€259,500
2026-08-08	€259,500
2026-08-09	€259,500
2026-08-10	€259,500
2026-08-11	€259,500
2026-08-12	€259,500
2026-08-13	€259,500
2026-08-14	€259,500
2026-08-15	€259,500
2026-08-16	€259,500
2026-08-17	€259,500
2026-08-18	€259,500
2026-08-19	€259,500
2026-08-20	€259,500
2026-08-21	€259,500
2026-08-22	€259,500
2026-08-23	€259,500
2026-08-24	€259,500
2026-08-25	€259,500
2026-08-26	€259,500
2026-08-27	€259,500
2026-08-28	€259,500
2026-08-29	€259,500
2026-08-30	€259,500
2026-08-31	€259,500
2026-09-01	€259,500
2026-09-02	€259,500
2026-09-03	€259,500
2026-09-04	€259,500
2026-09-05	€259,500
2026-09-06	€259,500
2026-09-07	€259,500
2026-09-08	€259,500
2026-09-09	€259,500
2026-09-10	€259,500
2026-09-11	€259,500
2026-09-12	€259,500
2026-09-13	€259,500
2026-09-14	€259,500
2026-09-15	€259,500
2026-09-16	€259,500
2026-09-17	€259,500
2026-09-18	€259,500
2026-09-19	€259,500
2026-09-20	€259,500
2026-09-21	€259,500
2026-09-22	€259,500
2026-09-23	€259,500
2026-09-24	€259,500
2026-09-25	€259,500
2026-09-26	€259,500
2026-09-27	€259,500
2026-09-28	€259,500
2026-09-29	€259,500
2026-09-30	€259,500
2026-10-01	€259,500
2026-10-02	€259,500
2026-10-03	€259,500
2026-10-04	€259,500
2026-10-05	€259,500
2026-10-06	€259,500
2026-10-07	€259,500
2026-10-08	€259,500
2026-10-09	€259,500
2026-10-10	€259,500
2026-10-11	€259,500
2026-10-12	€259,500
2026-10-13	€259,500
2026-10-14	€259,500
2026-10-15	€259,500
2026-10-16	€259,500
2026-10-17	€259,500

Cost to own

Modeled purchase costs and estimated works; exclusions may apply

Purchase price: €308,805
Estimated works: Unassessed
Works contingency (15%): —
Fees (transfer/legal/stamp): €3,088
Modeled total: Works allowance needed

Cost assumptions and exclusions

Illustrative purchase of the whole property by one buyer at asking price; confirm DLS valuation, ownership shares and tax treatment.
Transfer fees assume the usual 50% reduction or a VAT-charged sale exemption; repossession-related exceptions can cost more.
Stamp duty assumes a new contract signed from 1 January 2026. Legal fees are an estimate.
Excludes survey, loan fees and interest, furnishings, moving and ongoing ownership costs. Photos cannot establish hidden defects.
Works and fit-out are unassessed; a buyer allowance does not verify condition or completion costs.
VAT treatment is inferred from the listing; reduced-rate eligibility is not assumed. Confirm with your adviser.

Calculation and sources

Seller

NCH REAL ESTATE · 1383 active adverts · verified

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