Apartment Renovation in
CyprusFixed-price tiers. 3-year warranty. ETEK-registered team. Paphos, Limassol, Nicosia, Larnaca. We renovate Cyprus flats on construction-only pricing from €350/m², no hidden mark-ups, no "variations" in week six. You see the full scope, and the price, before you sign anything.
Cosmetic, Standard, and Premium Apartment Renovation. Transparent Pricing.
Most contractors in Cyprus hide their numbers behind a "contact us" form. We don't. After 15 years working on flats, from the old seafront blocks in Kato Paphos to new builds around Limassol marina, I've lost patience with the mystery-pricing game. So we publish real ranges. Every number below comes from a job we've actually delivered in the last 24 months, not a spreadsheet guess.
| Tier | Scope | Per m² | Studio 40m² | 1-Bed 55m² | 2-Bed 85m² | 3-Bed 120m² |
|---|---|---|---|---|---|---|
| Cosmetic Refresh | Paint, floors, fixtures. No wall or plumbing changes. | €350 to €650/m² | €14k to €26k | €19k to €36k | €30k to €55k | €42k to €78k |
| Standard Renovation | Kitchen and bathroom replacement, rewire, new flooring, joinery. | €650 to €900/m² | €26k to €36k | €36k to €50k | €55k to €77k | €78k to €108k |
| Premium / Luxury | High-end finishes, custom joinery, structural changes. | €900 to €1,400+/m² | €36k to €56k+ | €50k to €77k+ | €77k to €119k+ | €108k to €168k+ |
Paint, floors, fixtures. No wall or plumbing changes.
- Studio 40m²: €14k to €26k
- 1-Bed 55m²: €19k to €36k
- 2-Bed 85m²: €30k to €55k
- 3-Bed 120m²: €42k to €78k
Kitchen and bathroom replacement, rewire, new flooring, joinery.
- Studio 40m²: €26k to €36k
- 1-Bed 55m²: €36k to €50k
- 2-Bed 85m²: €55k to €77k
- 3-Bed 120m²: €78k to €108k
High-end finishes, custom joinery, structural changes.
- Studio 40m²: €36k to €56k+
- 1-Bed 55m²: €50k to €77k+
- 2-Bed 85m²: €77k to €119k+
- 3-Bed 120m²: €108k to €168k+
VAT note
Prices exclude VAT. If the flat will be your primary residence, you may qualify for the reduced 5% VAT rate on renovation services. The main conditions: you must be the owner-occupier, the flat must have been first occupied at least 3 years before the works start, materials cannot exceed 50% of the project value, and you file a declaration with the Tax Department. Just-built or recently purchased new builds won't qualify until the 3-year clock ticks over.
Comparing our prices with other Cyprus firms
Some design-build outfits in Cyprus quote packages in the €649 to €1,049/m² range. Fine, on paper. But those are bundled figures that fold interior design into the headline. Ours are construction and installation only. Want a designer on top? Add around €49/m². The combined cost still comes in lower, and you can see exactly where your money goes, line by line.
What's Included in Your Apartment Renovation
Every standard ConstruX contract uses the same line-by-line scope. No surprises mid-project. No "we forgot to quote the rewire" phone call in week six.
Included in the price
- •Site survey and measured drawings
- •Demolition and waste removal
- •Electrical rewire and a new distribution board if needed
- •Plumbing upgrade within the flat
- •Plasterboard walls and skim finish
- •Wet-area waterproofing
- •Tiling and flooring (ceramic, porcelain, LVT, engineered wood)
- •New doors and skirtings
- •Kitchen installation
- •Bathroom installation
- •Painting and decoration
- •A/C installation or upgrade
- •Final clean and handover
- •3-year ConstruX workmanship warranty
- •Contractor's All Risk and Public Liability insurance cover on every project
Not included (so you can budget separately)
- •Government permit fees
- •Architect and structural engineer fees when structural work is needed
- •Furniture and soft furnishings
- •Balcony or facade works (these need Management Committee approval)
- •Works on common areas
- •Asbestos removal in older buildings
- •Temporary accommodation if you vacate the flat
- •Management Committee fees for building use during the works
How Long Does an Apartment Renovation Take in Cyprus?
The timelines below run from the day you sign the contract. They assume the flat is empty. If you're still living in it, add 30 to 50% and bring patience.
Occupied vs vacant
Working around residents adds roughly 15 to 25% to the cost and 30 to 50% to the programme. We use dust barriers, restricted working hours, and phased room-by-room sequencing. It works. It's just slower, and the dust gets everywhere eventually anyway.
Our Apartment Renovation Process. From Survey to Handover.
Every flat goes through the same seven steps. You always know what week you're in.
Free site survey and measured drawings
We come to the flat, measure every wall, photograph every surface, check the existing plumbing and electrical points. You walk away with a clear picture of what your space can actually do.
Design consultation and fixed-scope specification
The survey turns into a written scope: materials, brands, finishes, kitchen layout, bathroom layout. You approve it line by line before we price it.
Permits and Management Committee liaison
If your project needs an Alteration Permit, our ETEK-registered architect prepares the HIPPODAMOS submission. If your building has a Management Committee, we draft the approval letter and sit through the meeting on your behalf.
Demolition and any structural works
Protection goes up first. Lift, stairwell, neighbours' doors, your own flooring. Then strip-out, waste removal, and any approved structural changes under engineer supervision.
Electrical, plumbing, and wet-area waterproofing
First-fix electrics and plumbing. Bathrooms and the kitchen splash zone get tanked properly, so you never see a leak in year three. This is the stage most cheap contractors skimp on.
Finishes, joinery, kitchen and bathroom installation
Tiling, flooring, painting, doors, skirtings, kitchen units, sanitary-ware. This is the longest stage and the one you actually see in the photos.
Snag, final clean, and handover
We walk the flat with you, fix anything on the snag list, hand over the keys with the 3-year warranty paperwork. If you're abroad, we hand over to your property manager and send a video walkthrough the same day.
Apartment-Specific Rules in Cyprus. Before You Start Knocking Things Down.
Flats aren't houses. You share walls, floors and risers with other owners, and Cyprus law treats your apartment differently from a detached villa. Get this part wrong and you're looking at a stop-work order from the EOA, an angry Management Committee, or a court fine that'll hurt.
Jointly-Owned Buildings and the Management Committee (Cap. 224)
Any building in Cyprus with five or more units is a "jointly-owned building" under the Immovable Property Law, Cap. 224, sections 38A to 38LB. That triggers a Management Committee regime. Here's the simple split.
Committee approval NOT required for
- •Works inside your own flat that don't affect common property
- •Internal finishes, fittings, and non-structural changes
- •Branch pipework and wiring that stays within your unit
Committee approval IS required for
- •Any works touching the building envelope, facade, or external walls
- •Balcony enclosures or glazing
- •Roof works and common pipework
- •External A/C units or window replacements
- •Anything affecting the lift or common areas
Skip the Committee step where it's needed and the Committee can take legal action. That includes an injunction to stop the works mid-job, which is a miserable way to spend a Thursday morning.
Load-Bearing Walls, Plumbing Risers, and What You Cannot Touch
Load-bearing walls are common property under Cap. 224, even when they're sitting inside your flat. To remove or alter one, you need a structural engineer's report, an Alteration Permit, and Management Committee approval. The main plumbing risers, that's the soil stack and main water riser, are jointly-owned and can't be relocated. Branch pipework inside your flat, on the other hand, we can move freely. That's normally enough to redesign a kitchen or bathroom layout. It's just not enough to put a wet room on the opposite side of the building.
Balcony Enclosures and External Facade Works
Your balcony slab is common property, and any glazing or enclosure changes the building's facade. Every time, that means Management Committee approval plus an Alteration Permit. I've watched owners try to skip this step, and I've seen one of them ordered to remove a €12,000 glazed enclosure under a court ruling in Limassol. Don't be that owner.
Do You Need a Building Permit for Apartment Renovation in Cyprus?
Depends on the scope. Cosmetic works inside the flat don't need a permit. Structural changes, relocating bathrooms or kitchens, and any facade works need an Alteration Permit, submitted via the HIPPODAMOS portal to your District EOA.
Works that do NOT require a permit
- •Painting
- •Floor finishes
- •New internal doors
- •Replacing kitchen units in the existing layout
- •Re-tiling bathrooms
- •Replacing fixtures in existing plumbing positions
Works that require an Alteration Permit via HIPPODAMOS
- •Wall demolition or construction
- •Relocating a bathroom or kitchen
- •Changing the number of rooms
- •Any structural change
- •Any change to the facade
How long does the permit take?
Since 1 July 2024, all building permit applications go through the HIPPODAMOS portal to the relevant District Self-Government Organisation (EOA Lefkosia, EOA Lemesou, EOA Larnakas-Ammochostou, or EOA Pafou). The fast-track process, launched in 2025, processes Category A files (low-risk, up to two housing units, which covers most apartment alterations) in 40 working days. Category B (medium-risk) takes 80 working days.
A licensed ETEK-registered architect has to prepare and submit the file. ConstruX handles the whole submission for you: drawings, title deeds, cadastral plan, and the architect's professional liability certificate. You sign a power of attorney and forget about it.
Penalties for unauthorised works
Under the Streets and Buildings Regulation Law, Cap. 96, the appropriate authority can apply to court for a demolition order, requiring illegal works to be removed within two months unless a permit is obtained in the meantime. The 2025 amendments raised court fines to up to €20,000 for a first offence and up to €40,000 for repeat offences. Administrative fines for unsafe buildings can reach €40,000, with an additional €200 per day the violation continues.
Paperwork's cheaper. Always.
Apartment Renovation for Investors and Airbnb Landlords
Maximise rental yield
A well-executed Standard renovation in a Limassol or Paphos flat typically adds 20 to 35% in achievable rental income. We've tracked this across our last 40 investor projects.
Timed for the season
We schedule investor renovations around Cyprus's rental calendar. Start in October, done by December. Start in February, done by Easter. We've done this enough times to know exactly how to hit the window.
Airbnb-grade durability
We spec finishes for rental wear: full-body porcelain tile, lacquered kitchen carcasses, durable LVT in bedrooms. Nothing that looks great on site one but falls apart in year two.
Just bought a 1-bed in Kato Paphos or a studio near the Larnaca promenade to put on Airbnb? You don't have time for an open-ended programme, and every week the flat sits empty is lost nightly rate. We get standard 1-beds rental-ready in 6 to 10 weeks, hand the keys to your property manager, and fit every Airbnb-spec finish we've learned the hard way.
We can also bundle the kitchen renovation and bathroom renovation into the same contract. One project manager, one supplier order, one handover date.
Renovating Your Cyprus Apartment from Abroad
Weekly video updates
Every Friday you receive a short video walkthrough of the works completed that week. You see exactly what's been done, what's next, and anything that needs a decision.
Key handover to your property manager
We work directly with your property manager or letting agent. We collect keys, coordinate access, and hand back on completion with a full video walkthrough the same day.
WhatsApp-first communication
No portal to log into. No ticket system. You WhatsApp us, we reply. Decisions get made in minutes, not days. Works across every time zone we've encountered.
Most of our clients don't live in Cyprus. We've built the workflow around that. English contracts, digital change-order approvals, photos at every milestone, and a named point of contact for each overseas owner. This is how we work with UK owners, Israeli owners, Polish buyers, and Russian-speaking owners across Europe. You don't need to fly out once.
Apartment Renovation in Paphos, Limassol, Nicosia, and Larnaca
We cover all four major Cyprus cities with dedicated site teams and a single project manager running your flat from survey to handover.
Apartment Renovation in Paphos
Heavy expat investor demand. Mostly UK and Russian owners working on sea-view flats and rental units in Kato Paphos and Universal. Our busiest months here are March, April, and September, which line up with the Cyprus property buying cycle.
Apartment Renovation in Limassol
The highest-value projects we run. Premium tier dominates, especially around the seafront blocks in Neapolis and the marina. Stock is newer, so most jobs skip structural work and go straight to high-end finishes. The team had a job in a marina block last year where the owner wanted the kitchen moved three metres. Paperwork took longer than the build.
Apartment Renovation in Nicosia
Older apartment stock, more local owner-occupiers. Structural refurbs are more common here, which means more permit work and more Committee meetings. We've handled over 40 Nicosia projects in the last three years, and the Committee culture in the older inland blocks is a world of its own.
Apartment Renovation in Larnaca
Value-conscious buyers and a growing rental market driven by airport proximity. Most jobs here are Cosmetic or Standard tier, aimed at getting a flat onto the rental market fast without overspending on finishes guests never notice.
Frequently Asked Questions About Apartment Renovation in Cyprus
Get Your Apartment Renovation Estimate
Here's what happens when you ask for a quote. We book a free site visit within 48 hours. After the visit, you get a written estimate within 24 hours with fixed-scope line items and clear inclusions and exclusions. No hidden fees, no chasing variations later, no "we forgot to quote that" surprises in week six.
Need more detail on the sub-services? Kitchen renovation, bathroom renovation, or our full renovation and remodeling service.