One of the first decisions you'll need to make is where you'd like to buy your property. The right location will depend on how you intend to use it. A holiday home, retirement property, permanent residence or investment property may all have different requirements.
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While many visitors initially focus on properties close to the beach, it's worth considering practical factors such as access to supermarkets, healthcare, restaurants, schools, leisure activities and transport links. If you plan to live in North Cyprus year-round, you'll also want to think about commuting times and how busy certain areas become during peak traffic.
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If you're unfamiliar with North Cyprus, spending some time exploring different towns and villages before purchasing can be invaluable. Each area has its own character, lifestyle and property market.

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💡 Things to consider when choosing a location
• Do you prefer a lively town or a quieter village?
• Would you like to live close to the beach or in the cooler mountains?
• Are shops, banks and hospitals important?
• Do you want to be part of an established expatriate community?
• Is easy access to schools or work important?
• Are you buying for investment, holiday home or permanent living?


 

​🏡 Choosing the Right Property

Once you've decided on a location, it's time to consider what type of property best suits your needs.

Before viewing properties, make a list of your priorities. Separating your essential requirements from features that would simply be nice to have can save time and help estate agents recommend suitable properties.

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💷 Budget

Set a budget you can afford and remember to allow for purchase costs, taxes, legal fees, furniture and fittings in addition to the property's asking price.

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🏡 Property Type

Whether you're considering an apartment, villa or bungalow, think about how you'll use the property and how much maintenance you're prepared to undertake.

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        Research Prices

Many properties in North Cyprus are advertised on www.101evler.com or www.hangiev.com. Check these websites to get a feel for prices in your preferred area.

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       Apartment or Villa​

Consider costs of repair, upkeep and maintenance charges. Villas offer more privacy, but apartments or residential complexes may enable you to meet prople and build friendships.

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​​🏊 Swimming Pool

A private pool can be a wonderful feature, but remember that it requires regular maintenance throughout the year. A shared pool may be a more practical and cost-effective alternative for some buyers.

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🌿 Garden & Outdoor Space

Larger gardens offer greater privacy and outdoor space but require ongoing maintenance. If you're buying a holiday home, consider who will care for the garden while you're away.

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🏢 Communal Areas

If you're buying on a residential development or apartment complex, ask about maintenance arrangements, communal charges and how shared facilities are managed.

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🚗 Parking

Check whether the property has suitable parking or enough space to add a carport if required.

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☀️ Sun & Shade

North Cyprus enjoys long, hot summers, making shaded outdoor areas particularly valuable. A sunny aspect can also help keep your home warmer during the cooler winter months.​​​​​​

 

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🛋️ Living Space

Consider the property's layout. Open-plan living areas are popular and create a bright, spacious feel, but they can be more expensive to heat in winter and cool during the summer.

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🛏️ Bedrooms & Bathrooms

Think about both your current needs and future visitors. Consider whether you'll need guest accommodation or prefer properties with en-suite bathrooms.

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♿ Planning for the Future

If you're planning to make North Cyprus your permanent home or retire here, think about how your needs may change over time. A property with at least one bedroom and bathroom on the ground floor can make everyday life much easier should mobility become an issue in the future. Even if this isn't important to you now, choosing a home that can adapt to changing needs may save you from having to move later on.

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👨‍👩‍👧‍👦 Children & Pets

If you have children or pets, make sure the property is suitable and check whether any apartment complexes or managed communities have restrictions.

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💰 Costs & Taxes

Buying a property involves more than just the purchase price. In addition to the agreed sale price, buyers should budget for taxes, legal fees and other costs associated with the transaction.

The exact costs will depend on the type of property you're buying, the seller, whether VAT applies, and the government taxes and fees in force at the time of purchase.

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          Accessability

Many properties have stepped access and apartments often have no lifts. If you are retiring and plan to live here for many years, is the property accessible if you develop mobility issues​​

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🏡 New-Build vs Resale Properties

The costs involved can vary depending on the type of property you are buying.

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Resale Property

A resale property has previously been owned by a private individual. Depending on the property's history, some taxes or utility connection fees may already have been paid. Resale properties are generally cheaper than new build, however, you may need to renovate the property, repainting, new bathrooms, new kitchen etc. If you are thinking of purchasing an older property, ask a local builder to quote for any renovations before making a decision.

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New-Build Property

New-build properties may be more expensive, but you move in straight away. (Be sure to confirm all additional fees & charges). Developers may also offer staged payment plans during construction.​​​​​

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🏦 Mortgages & Financing

If you don't have the full purchase price available, there are several ways to finance a property purchase in North Cyprus.

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Financing Options

🏠 Remortgaging a Property Abroad

Some buyers choose to release equity from a property in their home country to finance their purchase in North Cyprus. Depending on interest rates and your financial circumstances, this may be a cost-effective option.

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🏗️ Developer Payment Plans

Many developers offer staged payment plans, particularly for off-plan or under-construction properties. These plans vary between developers, so be sure to understand the deposit required, repayment schedule, interest (if applicable), and any penalties for late payment.

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🏦 Local Bank Mortgages

Some banks in North Cyprus offer mortgages to eligible foreign buyers. Lending criteria, deposit requirements and repayment terms vary, so it's worth comparing the available options before making a decision.

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Before You Commit

Whichever financing option you choose, make sure you fully understand the repayment terms, interest rates, fees and any associated risks before signing an agreement.

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📝 The Buying Process

Once you have decided in what area(s) you want to purchase, the purpose of your purchase (permanent residence, holiday home, investment property etc.), and your requirements, both essentials and nice to haves, start to actively search for properties.

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The following resources are available to help you to search:

• Property Search Websites: www.101evler.com & www.hangiev.com – list a wide range of  properties sorted by area and type of property

• Estate Agents – there are many Estate Agents in North Cyprus, be aware that several companies operating are not registered.  Check if the Estate Agents you choose to register with are Registered with the Estate Agents Association.  Register with several Agencies to ensure you can view a good range of properties.

• International Property Websites – generally offer new properties in areas which are being developed as Foreign Buyers Development Areas, such as East Girne (Esentepe / Tatlisu Region), Iskele, Lefke

• Facebook Groups – owners who want to sell privately to avoid Estate Agent Commission Charges may advertise their properties on Local TRNC websites.  Be aware that some Estate Agents may post on these groups suggesting they are private sellers, check the person’s profile to see if they have advertised properties before as this will indicate that they are agents rather than private sellers.

  • Some Facebook groups, such as TFR – The Foreign Residents in the TRNC do not permit companies to advertise so you can be sure an advert on these sites are genuine private individuals.

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View a range of Properties, to enable you to get a better understanding of the type of property available and prices.

Check with your Estate Agents the type of Title Deed, whether the property is close to army land, who is currently holding the Title Deed (the seller or another person) as this may affect your buying decision.

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• Army Land - Foreigners (except Turkish nationals) are not permitted to purchase property within 300m of army land, so avoid any properties of this type. If the Estate Agent claims not to know, get them to check and confirm.

• Shared Land Title - Foreigners are not permitted to purchase property which has ‘Shared Land Title’, this means a property which does not have a Title Deed which specifically lists the property and forms part of a development.  Ask to see a copy of the Title Deed (Kocan), if it has no information on it about a property and just says either Tarla, Arsla, Narenciye or Zeytinlik (field or citrus/olive grove in Turkish) it is likely this is a property cannot be purchased by a Foreigner.

• Properties Under Construction - if the property is in a development which is under construction, you may be advised by the Estate Agent or Developer it doesn’t matter that the property doesn’t yet have individual Title Deeds, and this will be sorted out as the Development progresses.  This is not correct the Developer must obtain an Interim Title Deed (Kat Itifak) which is a type of Title Deed which is issued for properties under Construction to permit legal purchase.  Reputable Developers will provide this type of Title Deed for buyers, so they are able to legally register their property purchase at the Land Registry Office.

• Type of Title Deed – there are several types of Title Deed, you may see people online stating you should only purchase Turkish Title, and that all other Types of Title are risky.  This is not correct, the list below summarises each of the Types of Title. 

• Who is the Title Deed Holder – check on the copy of the Title Deed who is listed as the Property Owner.  If this is not the Seller, you should find out about this person.  Check whether the Seller is holding a valid Power of Attorney to sell the property on their behalf.  If the Title Deed holder is different from the Seller, this may not be a problem, but you will need to get your lawyer to check whether the Title Deed holder is willing to sign over the Title and if they are going to charge for attending the Land Registry Office to Transfer the Title, as there may be additional costs involved and this may influence your buying decision.

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📜 Understanding Title Deeds

One of the topics that often causes confusion for foreign buyers is the different types of title deeds in North Cyprus. Your solicitor will explain which title deed applies to the property you're considering and carry out the necessary legal checks before you purchase.

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🏡 Pre-1974 Turkish Title

Often referred to as Pre-74 Turkish Title, these properties were owned by Turkish Cypriots before 1974. Many buyers consider this the most established title type, and properties with this type of title may command a premium price.

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🔄 Exchange (Eşdeğer) Title

Exchange Title relates to land allocated by the TRNC Government to Turkish Cypriots in exchange for property they lost following the division of the island in 1974. This is a common and recognised form of title in North Cyprus, and many foreign-owned properties are built on Exchange Title land.

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📄 TMD (Grant) Title

Grant Title (also known as TMD Title) was issued by the TRNC Government after 1974. Many modern developments have this type of title, and it is widely used throughout North Cyprus.

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🏘️ Leasehold Property

Some properties are sold on a long-term lease rather than with freehold ownership. Leasehold properties are less common, but they do exist in certain areas. If you're considering purchasing a leasehold property, make sure you fully understand the terms of the lease before proceeding.

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⚖️ Property Claims

Property ownership in Cyprus has a complex history dating back to the events of 1974. Various legal mechanisms exist to deal with historical property claims, including the Immovable Property Commission (IPC).

For most buyers, these matters are handled as part of the legal due diligence carried out by their solicitor. If you have any questions or concerns about the title of a property, seek independent legal advice before committing to a purchase.

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📌 Before You Buy

Always ask your solicitor to confirm:

• The type of title deed.

• That the seller has the legal right to sell the property.

• Whether there are any mortgages, charges or other legal issues affecting the property.

• That all necessary planning permissions and building approvals are in place.

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Taking these steps can help ensure your purchase proceeds as smoothly as possible.

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Immovable Property Commission

The Immovable Property Commission (IPC) was established to deal with property claims relating to events before 1974. Most buyers will not need to deal directly with the Commission, but your solicitor can explain any implications for the property you are considering.

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Making an Offer

Once you have found a property you want to buy, you can make an offer.  Many sellers will accept an offer below the published purchase price.  Offer what you consider to be a reasonable price for the property and your Estate Agent can then negotiate on your behalf.

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Selecting a Solicitor

We would recommend that you select a lawyer that is independent from the Estate Agent or the Developer, to ensure there is no conflict of interest.  You can check online to find reliable lawyers who cover the area your property is located.  Also, you can ask on one of the North Cyprus Facebook sites for recommendations from other expats.  There are a few Associations which represent the interests of Foreigners on the island – The Foreign Residents in the TRNC (TFR) and the British Residents Society (BRS).  These Associations can provide details of local lawyers.  Contact 2 or 3 lawyers to find out what their fees are for conveyancing and what are their terms and conditions.  Choose a lawyer who you feel comfortable dealing with and who is easy to contact and responsive.

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Paying the Deposit

To secure the property you will normally be required to provide an upfront deposit of between 5-10% of the purchase price.  This should be paid to either your lawyer or the lawyer for the seller.  The Receipt/Contract for the deposit, should include the terms under which the Deposit is being paid.  If you change you mind about the purchase and withdraw the deposit is generally non-refundable, however if you withdraw due to problems with the purchase, which are identified by your lawyer or yourself, during the conveyancing process, you may be able to get your deposit refunded, however, your lawyer may charge for the work they have performed, prior to the withdrawal from the deposit.  The Deposit should be fully refunded, if the Seller withdraws from the sale, however, check the terms before you pay any deposit, so you understand the situation.  If you are not happy with the Terms in the Deposit Contract, don’t be afraid to ask your lawyer to amend the terms so they better meet your requirements.

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Once you have paid the deposit, you should work with your lawyer to complete the sale quickly.

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Conveyancing Process

The amount of work to complete the conveyancing process varies depending on the type of Property Sale.  Here is a summary of the steps which need to be checked.

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Resale Property (Property which has previously been owned by another person) 

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Title Deeds – does the property have an individual Title Deed or an Interim Title Deed?  Only properties with this type of Title Deed can be sold to Foreigners

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Type of Title Deed – you can request your lawyers undertakes a search to confirm the Type of Title Deed (Turkish, Exchange, Tahsis etc).  The lawyer may require an additional fee to undertake this search.  Be aware although there is little risk for a Foreigner purchasing property with a Tahsis Title Deed, the property may be less easy to sell in the future as many Turks and Cypriots avoid properties with this type of Title.

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Title Deed Holder – is this the seller or someone else?  The most straightforward case is when the Title Deed is held by the Seller as they have initiated the sale, so there is unlikely to be a barrier to them agreeing to sign to complete the sale.  If they are not in the country when the sale completes they must give Power of Attorney to someone else, such as their lawyer to sign on their behalf.  If the Seller is a foreigner and has never taken the Title Deeds, then the Deeds are likely to be in the name of the previous owner/Developer.  In this scenario, the conveyancing takes the form of a ‘Reassignment of Contract’ rather than a standard sale.  In this scenario the Title Deed holder as well as the Seller must agree to transfer the property to you and sign to complete the transfer.  The Lawyer must check that the Title Deed holder will agree to the Reassignment of Contract and whether they want a fee for themselves or their lawyer to attend the Land Registry to complete and Register the New Contract of Sale.  It is important in this scenario to quickly establish the requirements of the Title Deed holder as without their agreement on acceptable terms the sale cannot proceed.  If the Title Deed holder has died then the property becomes subject to Probate.  Transfer of the Title Deed cannot take place until probate is completed. 

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Property Valuation – Government fees are based on a percentage of the either the Sales Price as written in the Contract of Sale or the Land Registry’s Valuation of the Property, whichever is the higher.  Normally, the Sales price of a property is higher than the Land Registry valuation, however your lawyer will need to obtain a Land Registry Valuation prior to the sale completing in order to determine the price which will be used to determine the amount of the taxes.

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Typical fees and charges for Purchasing a Resale Property

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