Can Foreigners Buy Property in Northern Cyprus?

can foreigners buy property in cyprus

Are you considering buying property in Northern Cyprus? With its stunning landscapes, affordable prices, and potential for growth, this region has become increasingly popular among international buyers. However, before making any decisions, it’s important to understand the buying process, fees, taxes, and title deeds associated with purchasing property in Northern Cyprus. In this comprehensive guide, we’ll provide you with all the essential information you need to know.

Is it Safe to Buy Property in Northern Cyprus?

One of the first questions that often comes to mind when considering buying property in Northern Cyprus is whether it is safe. The good news is that there have been recent changes to the law in the North Cyprus property market, making the process much safer for buyers. However, it’s still crucial to exercise due diligence and be fully aware of the buying process. Working with a reputable estate agent who has extensive knowledge of the local market is also highly recommended to ensure a smooth and secure transaction.

Tips on Property Hunting in North Cyprus

When searching for properties in Northern Cyprus, it’s important to approach the process with caution and consider a few key tips. Instead of being tempted by off-plan offers, it’s generally safer to look at pre-constructed stock that is either being sold as a resale or is already completed on an inhabited site. This allows you to see the property’s condition and assess the surrounding area before making a commitment. Additionally, it’s highly advisable to rent a property in Cyprus first to get a feel for the lifestyle and determine if it’s the right long-term location for you.

Foreign Ownership of Property in North Cyprus

Foreigners are allowed to buy property in Northern Cyprus, with a few restrictions. Each individual is permitted to acquire one property, or up to one donum of land (approximately 1,338 square meters or 14,400 square feet). However, this restriction does not apply when purchasing foreign or Turkish-titled property. To legally purchase a property, permission must be obtained from the Council of Ministry, although this process has become relatively quick and straightforward. If you’re considering buying multiple properties for investment purposes, seeking professional advice and exploring trust solutions is recommended.

Understanding Title Deeds in Northern Cyprus

In Northern Cyprus, there are several types of title deeds under which land and property are sold. These include Turkish Title, Foreign Title, TRNC Title, and TDM Title. Turkish Title refers to properties or land owned by Turks or Turkish Cypriots before the division of Cyprus in 1974, while Foreign Title covers properties previously owned by foreigners (Europeans or other nationals) before 1974. Both titles are internationally recognized.

TRNC Title, also known as Kesin Tasarruf Belgesi or Absolute Possession Document, pertains to properties and lands given to Turkish Cypriot refugees as compensation for the land they lost in the south following the 1974 war. It’s important to note that if a political agreement is reached between the two sides of the island based on the United Nations’ Annan Plan, properties covered by TRNC Title may be subject to claims for compensation from former Greek Cypriot owners. However, these compensation claims would likely be based on pre-1974 values and may be minimal.

On the other hand, TDM Title, or “Turk Mali Degil” (Not Turkish Title), covers land that was predominantly owned by Greek Cypriots before 1974 and subsequently given to Turkish settlers after 1975. Purchasing property with TDM Title carries a higher risk.

The Legal Process of Buying Property in Northern Cyprus

The process of purchasing property in Northern Cyprus is relatively straightforward. Typically, two lawyers are involved in the transaction, one representing the buyer and the other representing the seller. Once the buyer and seller agree on the price and terms, an agreement is drawn up in English. This agreement includes details such as the price, completion time, and any other conditions of sale. At this stage, the buyer is required to provide a 10% deposit.

The buyer’s lawyer then applies to the Council of Ministers on behalf of the buyer to obtain a permit for the property purchase. Once the permit is granted, the buyer pays the remaining balance, and the transfer of property rights is officially completed through the signing of relevant documents. It’s crucial to engage the services of a reputable lawyer experienced in Northern Cyprus property law to ensure a smooth and legally compliant transaction.

Providentia Real Estate provides real estate solutions for North Cyprus. You can reach contact information here: Contact Us

Costs, Fees, and Property Taxes in Northern Cyprus

When buying property in Northern Cyprus, there are several costs, fees, and property taxes to consider. During the purchase process, buyers are typically responsible for paying stamp duty, which amounts to 0.5% of the property’s contract value, and VAT, which is 5% of the contract value and is due within three months before receiving the keys. Additionally, there may be a transformer charge, covering utilities like electricity, water, and telephone lines, with a maximum limit of £3,000.

Transfer fees, equal to 12% of the property’s value, are also applicable. For foreign buyers, these fees are split into two payments: 6% during property registration and the remaining 6% upon transferring ownership. After the purchase, annual property taxes are calculated at a rate of 1.25TL per square meter of the property’s covered area, excluding open terraces. There is also an annual tax on cleanliness, which is relatively small and subject to annual changes.

In addition to these costs, there are additional taxes to consider, such as income tax on rented properties, which ranges from 10% to 13% depending on the currency of rental payments, and capital gains tax, which is applicable when selling property. Capital gains tax amounts to 6.25% of the property value for professionals, while individuals can enjoy a tax-free sale for their first property if the land is up to 1 donum. Beyond that, a 3.5% tax is applied.

It’s important to budget for solicitor’s fees, which can vary but typically range from £1,000 or more.

The Political Situation in Northern Cyprus and Property Ownership

It’s crucial to be aware of the ongoing political situation in Cyprus and its potential impact on property ownership. There has been a long-standing dispute between Greek Cypriots in southern Cyprus and Turkish Cypriots in Northern Cyprus regarding land ownership across both sides of the island. This dispute arises from the division of the island following the 1974 conflict.

It’s worth noting that as a foreign buyer, you may have no desire to become involved in this dispute. However, you will still remain within your rights of your own government.

The Appeal of Buying Property in Northern Cyprus

Despite the political situation, buying property in Northern Cyprus remains appealing for several reasons. The region offers stunning natural landscapes, a Mediterranean climate, and a relaxed, crime-free lifestyle. The lower property prices compared to other Mediterranean destinations, along with tax incentives and a stable economy, make Northern Cyprus an attractive investment opportunity. Additionally, the potential for capital appreciation further enhances the financial prospects of owning property in this region.

Visit our Cyprus Property for Sale page for more information about North Cyprus Properties.


Buying property in Northern Cyprus can be a rewarding and lucrative investment. By understanding the buying process, fees, taxes, and title deeds associated with purchasing property, you can make informed decisions and ensure a smooth transaction. Remember to conduct thorough research, engage the services of reputable professionals, and exercise due diligence throughout the process. With its affordable prices, beautiful landscapes, and potential for growth, Northern Cyprus offers a unique opportunity for property buyers.

For further information or assistance with retiring to North Cyprus or living in the region, feel free to refer to our Retiring To North Cyprus FAQs page or explore our comprehensive guides on living and the best places to live in North Cyprus. We’re here to help you make the most informed decisions and provide guidance on your journey to buying property in this beautiful region.

Remember, when it comes to buying property in Northern Cyprus, conducting thorough research and seeking expert advice are key to a successful and safe investment.


Can foreigners buy property in Northern Cyprus?

Yes, foreigners can buy property in Northern Cyprus. However, there are certain regulations and procedures that need to be followed. Non-Cypriot citizens are allowed to purchase property in Northern Cyprus, but it’s essential to consult with a legal advisor familiar with the specific laws and regulations regarding property ownership in the region.

Is it safe to live in Northern Cyprus?

Northern Cyprus is generally considered safe for residents and visitors alike. The region enjoys a relatively low crime rate compared to many other destinations. However, like anywhere else, it’s essential to take standard precautions to ensure personal safety and security. Additionally, it’s advisable to stay updated on any political developments or local advisories that may affect safety.

Where is the best place to buy in Northern Cyprus?

The best place to buy property in Northern Cyprus depends on individual preferences, such as lifestyle, budget, and desired amenities. Some popular areas for property investment and living include Kyrenia (Girne), Famagusta (Gazimağusa), and the capital city of Nicosia (Lefkoşa). Coastal areas often offer stunning views and access to beaches, while urban centers provide convenience and a range of services. It’s recommended to explore various regions and consult with real estate professionals to find the location that best suits your needs and preferences.

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