Buying Property in Northern Cyprus: Rules for Foreigners

In short: Foreigners can buy property in Northern Cyprus (the TRNC) with a purchase permit from the Council of Ministers. Since May 2026, temporary decree-laws have replaced the old one-property rule: a foreign buyer may now hold up to three apartments, one detached house on up to 3,300 m², up to two villas in a complex, or one plot of up to 1,338 m². New contracts must be registered, and the permit applied for, within one month, and a reduced transfer fee of 4% on a first property applies until 5 January 2027.

This guide reflects TRNC news reports of the Official Gazette as of 12 November 2026. The 2026 rules were made by decree while Parliament was in recess and may change again when Law No. 52/2008 is amended.

Who can buy in the TRNC, and how does the purchase permit work?

Foreign individuals buy under the law on foreigners' acquisition of immovable property and long-term leasing (Law No. 52/2008). Ownership cannot pass to a foreigner until the Council of Ministers grants a purchase permit (satın alma izni). Under Decree-Law No. 89/2026, the permit process runs as follows:

you sign a sale contract, then register it at the district land office and apply to the Ministry of Interior for the permit, both within one month, with the taxes and fees due on registration paid;
a contract that is not registered and followed by a permit application within that month is automatically void;
once the permit is published in the Official Gazette, the transfer fee must be paid within 75 working days and the title transferred within one year, or the permit lapses;
permanent electricity and water connections cannot be made until all taxes and fees are paid.

Does buying give you residence?

A Council of Ministers amendment in force from 5 October 2026 gives a five-year residence permit, without an income test, when the sale contract stamped by the Revenue and Tax Department shows a value of £300,000 or more. Below that value, a five-year permit requires proof of regular income of at least one TRNC minimum wage a month.

What changed in 2024–2026: unit limits, project quotas and deadlines

For years the practical rule was one property per foreign buyer. The rules were amended in 2024, and in 2026 the government acted by decree. Decree-Law No. 63/2026 took effect on 11 May 2026. Because decree-laws lapse after 90 days, it was replaced by Decree-Law No. 89/2026, published and in force on 7 August 2026, with the same core limits.

With a purchase permit, a foreign individual may now acquire one of the following:

Option	Most foreign buyers	Citizens of countries that recognise the TRNC and grant reciprocity
Apartments	Up to 3	Up to 6
Villas in a site or complex (two-storey)	Up to 2	Up to 3
Detached house	One, on land of up to 3,300 m²	One, on land of up to 3,300 m²
Land	Up to 1,338 m², with only one dwelling on it	Up to 1,338 m², with only one dwelling on it

Other rules in the decree:

Project quota: no more than 80% of a housing project on development-zoned land may be sold to foreigners.
Same-parcel limit: close relatives, in-laws or nationals of the same country may not together acquire more than half of the properties on one parcel.
Older contracts: contracts signed before the 2024 amendment had six months from 7 August 2026 to be registered and have a permit applied for. Completed and delivered homes bought before the decree have 36 months to be transferred, with all taxes paid.
Over the limit: buyers who exceeded their entitlement could declare it within the six months for a fee of 1% of the price (3% afterwards). For the extra units a ten-year usage certificate can be issued, giving the right to use the home while ownership stays with the seller.

What costs should you budget for?

Transfer fee (tapu harcı)

A Council of Ministers decision published on 7 October 2026 temporarily reduced the Land Registry transfer fee. The reduced rates apply until 5 January 2027 inclusive:

Property acquired	Foreign buyers	Citizens of countries that recognise the TRNC
1st	4%	4%
2nd	5.5%	4%
3rd	6%	5.5%
4th	–	5.5%
5th and 6th	–	6%

The rate that will apply from 6 January 2027 had not been announced when we checked. The fee is reported to be charged on the Land Registry's valuation and paid in Turkish lira. If your transfer could fall either side of the deadline, ask your lawyer to work out both scenarios.

Other costs

Stamp duty: agents and buyers' guides give 0.5% of the contract price, paid when the contract is registered.
VAT: agents quote 5% on new-build property; resales are reported as exempt.
Legal fees: an independent TRNC lawyer should check the title, the developer's permits and the contract before you pay a deposit.

No official tax-office source confirmed the stamp duty and VAT figures, so ask your lawyer for a written cost schedule.

Where do buyers look: Kyrenia, Iskele or Nicosia?

Kyrenia (Girne) is a harbour town on the north coast, backed by the Kyrenia mountains, with villages such as Karaağaç and Bahçeli along the coast to the east. It offers both resale homes and new developments, from town apartments to villas.

Iskele lies on the east coast, around a long sandy bay, and is known for apartment developments near the beach. If you buy new-build here, the contract, permit and quota checks below matter even more.

Nicosia (Lefkoşa) is the capital: an inland, year-round city with government offices, universities and services, more often chosen by people who work or study there than by holiday buyers.

We currently list 9 homes in Northern Cyprus, all priced in sterling, from GBP 145,000 to just under GBP 800,000 (11 November 2026). Our Girne homes start at GBP 145,000, our Iskele home is listed at GBP 172,000 and our Lefkoşa home at GBP 217,000.

How do off-plan purchases and contract registration work?

Many TRNC purchases are off-plan, paid in stages to the developer. Under Decree-Law 89/2026 the one-month deadline to register the contract and apply for the permit applies to these sales too, so a signed but unregistered contract now carries a real risk of being void.

Register the contract at the district land office within the one-month deadline, and keep the stamped copy.
Check that the developer has a building permit and that the project is within the 80% foreign-sales quota.
Ask what type of title the land carries. Titles derived from pre-1974 Turkish Cypriot or foreign ownership differ from exchange (eşdeğer) and allocation titles, some of which relate to land owned by Greek Cypriots before 1974 and can carry claims risk.
Be aware that courts in the Republic of Cyprus have convicted foreigners for developing, marketing or selling Greek Cypriot-owned land in the north, including prison sentences in 2025. Take independent legal advice on the title history before you commit.

What is the timeline from reservation to title?

Reservation: agree the price and pay any reservation deposit, ideally only after your lawyer has seen the title documents.
Contract: sign the sale contract.
Within one month: register the contract at the land office, pay the stamp duty and apply for the purchase permit.
Permit: wait for the Council of Ministers' decision and its publication in the Official Gazette.
Within 75 working days of publication: pay the transfer fee.
Within one year of publication: complete the title transfer into your name.
After paying all taxes: connect permanent electricity and water.

For off-plan homes, the transfer usually follows completion of the building, so check how your contract's timetable fits the new deadlines.

Key takeaways

Foreigners need a Council of Ministers purchase permit before title can pass.
Since May 2026 a foreign buyer may hold up to 3 apartments, 2 villas in a complex, one detached house on up to 3,300 m² or one plot of up to 1,338 m².
Contracts must be registered and a permit applied for within one month, or the contract is void.
The transfer fee for foreigners is temporarily 4% on a first property, until 5 January 2027.
A contract value of £300,000 or more now supports a five-year residence permit without an income test.

Frequently asked questions

How many properties can foreigners buy in North Cyprus?

Under Decree-Law 89/2026, one of: up to 3 apartments, up to 2 two-storey villas in a complex, one detached house on up to 3,300 m², or up to 1,338 m² of land with one dwelling. Citizens of countries that recognise the TRNC have higher limits.

How long does the TRNC purchase permit take?

There is no official processing time. The rules set deadlines around it: apply within one month of the contract, pay the transfer fee within 75 working days of the permit's publication and transfer the title within one year.

What is the transfer fee in Northern Cyprus in 2026?

Until 5 January 2027, foreigners pay 4% on a first property, 5.5% on a second and 6% on a third. The rate after that date had not been announced when we checked.

Can I get residency by buying property in North Cyprus?

Since 5 October 2026, a stamped sale contract of £300,000 or more supports a five-year residence permit without an income test. Below that, you must show income of at least one TRNC minimum wage a month.

Are the 2026 rules permanent?

No. They are decree-laws issued while Parliament was in recess, pending an amendment of Law No. 52/2008, so check the position again before you sign.

Explore homes in Northern Cyprus

Browse our properties in Northern Cyprus, including homes in Girne, Iskele and Lefkoşa, and contact us with any questions.

Sources (checked November 2026)

Updated: November 2026

This guide is general information, not legal or tax advice; the 2026 TRNC rules are temporary and may change, so check the current position with a qualified TRNC lawyer before you act.

Buying Property in Northern Cyprus: Permits, Limits, Costs