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For an up-to-date supplement to this information, please see our Property Buying Guide HERE

How many properties am I allowed to buy in Northern Cyprus?

For many years, overseas property buyers have officially only been allowed to purchase one property (villa or apartment).  However, for some time these rules were flouted to buy multiple properties using companies, trusts and other methods.   From May 2024, new regulations have tightened up the “one property per buyer” rule for all overseas buyers except those from Turkiye.  Turkish passport holders can purchase up to three properties.

Therefore, all nationalities except Turkish citizens can hold just one property per person.   It can be possible for husbands and wives to own one property each or for family members to have properties.  Please consult your lawyer about this.

For detailed information about sizes and types of properties, please refer to our Property Buying Guide HERE.

Are North Cyprus properties freehold or leasehold?

Almost all properties in North Cyprus hold a freehold title deed.  There is very little leasehold in the TRNC.  The famous village of Karmi (Karaman) west of Kyrenia is mainly a leasehold village for historical reasons.

 Do I need a solicitor in North Cyprus, or can I use my lawyer at home?

It is not possible to use your existing personal Conveyancing lawyer in the UK or other country of origin to purchase a property in Northern Cyprus.  It is very important to appoint your own independent legal advisor in the TRNC as there are various important “on island” legal processes which have to be carried out to establish your ownership and which cannot be done by a lawyer outside of the country – the first is obtaining Permission to Purchase or PTP (see below).   

Can investors buy without visiting the TRNC?

Occasionally investors who frequently purchase property sight unseen (without visiting) can set up power of attorney remotely via an Embassy or a UK-based TRNC lawyer (with a partner in the TRNC).  Please contact us if you are unable to visit the TRNC and still wish to purchase.  We advise against this process if you are able to set up POA actually during your visit as it is more complicated.

Can NCI help me find a lawyer?

At NCI we want to ensure that your interests are maximally protected the whole transaction and we can provide a list of recommended and trusted lawyers in North Cyprus who have the best prices, qualifications (often British trained), track record and efficiency.  During your inspection visit or viewing day we can arrange a meeting with one of these.  During this you should provide your lawyer with full information about the property you have chosen plus all relevant details about any informal agreements you have made with the vendor regarding price, payment schedule and included items.

Must I set up Power of Attorney?

Unless you speak Turkish and live in North Cyprus full time, you need a lawyer!  Setting up a limited power of attorney with a certified legal advisor in the TRNC is a free and very quick process.  It is a power of attorney or POA ONLY for the process of buying property and is without risk to yourself.  The only proof of identify required is your passport.  Many visitors do this during their visit in order to have the option to buy once they return home.  It is important as it enables the lawyer to on your behalf to sign documents if you are away from Northern Cyprus for long periods of time.  Giving this power of attorney is usually without charge and enables all the important buying processes right from the contract registration, to putting the deeds into your name, to be done without you having to return to Cyprus.

When do I pay a deposit?

Buying a property in North Cyprus should be an enjoyable process and we at NCI want to take the stress out of your decision making.  To reserve a property once on the island it is customary to pay a non-refundable deposit of which can range from £2,000 to £10,000 depending upon the type of property purchased – transferable to another property with the same owner or developer.  This can be paid to your lawyer or directly to the seller.  However, many people like to reserve prior to flying out to view.   

At NCI we pride ourselves on our ethical approach and we would strongly advise against you doing business with anyone who asks for a non-refundable deposit prior to your visit.  

What must I do before I get my title deed?

Before the title deeds to the property can be registered in your name, you will need to obtain what is called Permission to Purchase (often written as PTP in shorthand) from the TRNC Council of Ministers.  (It is rare for this to be denied – the only situation is usually if the prospective buyer has a police record in their country of origin.  This process is a positive one as it protects other TRNC residents by excluding those with a criminal history).  The timescale for obtaining this is currently quite lengthy (over one year), during which period your ownership is fully protected by the Registration of your contract of sale at the land registry, which must be carried out by your legal representative within 2 weeks of the contract being signed.    

What taxes must I pay when I buy a property?

There are three main one-off taxes which must be paid.  

1. The first is a 0.5% stamp duty (current at March 2023) which is paid within one month of the contract date on all properties.

2. The second is 5% VAT which is only due on either brand-new properties (all new build properties) OR on a resale where the original owner has not paid the VAT previously.  This is not payable on resales sold as “VAT Paid, Deed in Owner’s Name” which makes resales with VAT paid cheaper for taxes than new build properties.  This is payable when the deed is transferred into your name.

3. The third tax is the tax payable for title deed transfer.   There have been recent changes to the “Transfer of Title Fee” tax for both citizens of North Cyprus, Turkiye and for overseas buyers.  From February 2023 this has risen to 6% for citizens of TRNC and Turkiye and 12% for overseas buyers.  One reason for this increase was to give additional funding to the Turkiye earthquake victims as well as help to fund the Immovable Property commission which protects property owners in North Cyprus from future claims by former Greek Cypriot owners by paying compensation.  

Half of this figure is now due at the time of contract registration with the balance payable at title deed transfer.

You can read more about these taxes on our article on COSTS OF BUYING HERE.

What is a Contract of Sale and when is it signed?

Your lawyer will prepare a Contract of Sale to safeguard your interests. If your property is a new build, the Contract of Sale will include all important terms such as plot number, plot size, price, payment schedule, completion date with penalty clauses for late completion. All floor plans and specifications will be attached to the contract to ensure that the vendor is bound to carry out the construction work in accordance with these.

The contract will be sent to both the vendor and the purchaser for review. When both parties are happy the contract will be signed.  Your lawyer will sign on your behalf only when you are completely happy.

How can I obtain Turkish Republic of North Cyprus residency?

Contact us for our NCI-recommended list of lawyers who are all qualified to give you advice on residency in North Cyprus. If you are planning to visit your North Cyprus property each time for 30 days or less on each visit and you do not intend to work in the country, you only need the 30 day visitor visa which is given automatically to those of all nationalities upon arrival at Ercan international airport (accessible via Turkey for all nationalities) or at the border to the TRNC if you are crossing from the South of Cyprus (please note that to enter the South of Cyprus you need to be a European, American or Commonwealth Citizen or hold a Schengen visa).

Property owners can get up to 90 days per visit by showing their contract of sale to the Immigration Department upon arrival, which will enable the 30 days to extend to 90 days up to twice per year.

However, if you are planning to spend regular periods of time in the TRNC you must apply for a temporary residency permit. This is easy to obtain for all nationalities upon the deposit of sufficient funds in a local North Cyprus bank, if relevant – proof of income or pension and  completion of the correct online paperwork.  The British Residents Society can help British passport holders with the applications – and TFR (The Foreign Residents Society) also helps overseas applicants.

Please note that temporary residency does not entitle you to work or open a business and if you wish to obtain a work visa or open a company, you should seek legal advice.

For any other queries about the buying process, please contact NCI on +44 207 112 8086