Buying a home in North Cyprus: step by step

Morning coffee in Kyrenia, an evening walk by the harbour. The first step to buying a home in North Cyprus is knowing the rules. This guide walks through the process from start to finish, with sources.

Who can buy?

Property purchases by foreigners in North Cyprus fall under Law 52/2008. Under this law Turkish citizens are also treated as foreigners and obtain purchase approval from the Council of Ministers. Applications are filed online with the Ministry of Interior, and approvals are granted in batches.

Current ownership limits

The rules were most recently set by Decree-Laws 63/2026 and 89/2026. Under these rules:

• Foreigners may acquire only one of the following: a single house on up to 1,338 m² of land, up to 3 flats, one detached house on land of no more than 3,300 m², or 2 villas in a housing project.
• Turkish citizens may acquire up to 6 flats or 3 villas.
• At most 80% of the homes in a project may be sold to foreigners.
• Buyers above the limit may be given a 10-year usage certificate, which does not confer ownership.

The rules run on time-limited decrees and may change. Confirm the current position with your lawyer before you buy.

The process, step by step

1. Reservation. A reservation agreement is signed for the unit you choose.
2. Independent legal review. Work with a lawyer you choose, not one suggested by the seller. The lawyer checks the title deed type, mortgages and debts, and the building permits.
3. Sale contract and Land Registry. The contract is registered at the Land Registry within one month and the purchase permit application is filed; otherwise it is void.
4. Purchase permit. The Council of Ministers grants the permit. Sources quote anything from 3–6 months to 6–12 months; no exact timing can be promised.
5. Fees. Once the permit is granted, the title transfer fee and other fees are paid within the legal deadline; your lawyer tracks it.
6. Title transfer. The title deed is transferred to the buyer within one year of the permit.

Payments and transfers

Transferring foreign currency from Türkiye to buy property abroad is permitted (Decree No. 32, art. 16). Pay only into the accounts named in the contract, through a bank, and keep the records.

Points to watch

• Title deed type: Turkish, equivalent and allocation title deeds carry different risks. Check the property’s title deed type with your lawyer.
• Off-plan purchases: Look for the building permit, handover date and delay clauses in the contract.
• Total cost: Add VAT, the transfer fee, stamp duty and legal fees to the price. Our advisor can work out the total for your price.