How we value property.

For each property we find the most similar recent listings nearby and take a size-adjusted price per square metre. We blend that with a machine-learning model trained on ~46,000 Cyprus sale listings (July 2026 corpus), which captures drivers a simple median can't — location, condition, floor, plot, and sea/centre proximity.

The blend is then held inside the plausible price range of its own comparables, so a model error can never produce an absurd number.

Comparables are matched on rent-vs-sale intent, property type and subtype, bedrooms (±1), and ranked by true geographic distance, expanding 5 km → 15 km → district → city only as needed.

We exclude weak rows. A sale apartment must have size, bedrooms, condition and construction year; a house must have size, plot, bedrooms and condition — plus a sane price per square metre. Listings missing these are not used to value other homes, and we won't value a home that is itself missing them.

Cyprus prices vary street to street, so every neighbourhood and village is valued at its own price level, not its city average. We adjust for property size, for distance to the coast and town centre, and for construction age — a 1998 apartment is not priced like a 2024 new build even on the same road.

Because listings are asking prices, we also apply a district calibration toward estimated transaction value, derived from the Department of Lands & Surveys' published transfer statistics.

Every estimate carries a confidence level, and we display it:

• High — many close, recent, same-type comparables.
• Medium — fewer comparables, or a wider radius.
• Low — thin or inconsistent local data; treat as indicative.
• Insufficient — not enough reliable data to value, so we show no number rather than a guess.

We value from asking prices, not closed deeds — Cyprus does not publish per-property sold prices openly. So "fair value" is a well-grounded estimate, not an official valuation, typically within about 10–15% of the market.

We never invent a number to fill a gap, never show €0 or a fake yield, and we block an automated valuation when a listing's own data is too poor to trust. If the figure isn't reliable, we say so.

Department of Lands & Surveys (transfer statistics and 2021 values), the Central Bank of Cyprus Residential Property Price Index, CYSTAT (building permits, earnings, tourism), and the European Central Bank (FX) — combined with our own market benchmarks and live marketplace inventory.

How does NoirEstates estimate a property's fair value?

We find the most similar recent listings nearby, take a size-adjusted price per square metre, and blend it with a machine-learning model trained on around 46,000 Cyprus sale listings (July 2026 corpus). The blend is held within the plausible range of its own comparables, and every estimate carries a confidence level.

Is the fair value an official property valuation?

No. We value from asking prices, not closed title deeds — Cyprus does not publish per-property sold prices openly. Fair value is a well-grounded estimate, typically within about 10–15% of the market, not an official RICS-style or bank valuation.

Which areas of Cyprus does NoirEstates cover?

All of Cyprus — the Limassol, Nicosia, Paphos, Larnaca and Famagusta districts — down to neighbourhood and village level. Each area is valued at its own price level rather than a city average.

What data sources does NoirEstates use?

The Department of Lands & Surveys (transfer statistics and 2021 values), the Central Bank of Cyprus Residential Property Price Index, CYSTAT (building permits, earnings, tourism) and the European Central Bank (FX) — combined with our own market benchmarks and live marketplace inventory.

Do you cover property to rent as well as for sale?

Yes. Every listing carries a buy or rent intent, and we estimate rental value and gross yield so you can compare a sale price against the income it could produce.