Northern Cyprus Property Laws 2025: Must-Know Changes for Smart Buyers

The rules for foreigners buying property in North Cyprus have changed several times since 2023: the title deed fee went up and then down, the law on foreign ownership was amended in 2024, and new limits came in by decree in May 2026. This article was first published in 2025 and has been rewritten to reflect the position as of October 2026. It summarises what changed, says where each point comes from, and lists what to confirm with a lawyer.

The legal framework

Foreigners buy property in the TRNC under the Immovable Property Acquisition and Long-Term Lease (Aliens) Law. It was amended by Law 39/2024, in force from May 2024 (Official Gazette text). On 11 May 2026 a decree with force of law (yasa gücünde kararname) rewrote the acquisition rules again. It took effect on publication and is to be submitted to the Assembly (Nokta Kıbrıs, 11 May 2026; Kıbrıs Manşet, 12 May 2026). We have not seen the decree’s number or its final gazette text, so the points below rely on those news reports.

What a foreign buyer may own after May 2026

Every purchase still needs permission from the Council of Ministers. According to the reports, with that permission a foreign individual or company may acquire:

• up to 3 apartments, or up to 6 for citizens of countries that recognise the TRNC and give TRNC citizens the same right;
• up to 2 villas in a housing project or site, or up to 3 for those countries’ citizens;
• one house on a plot of up to 1,338 m² (one dönüm), or a detached house on land of up to 3,300 m², with no second dwelling built on that land.

One report adds that no more than 80% of the units in a housing project may be sold to foreigners. We found that point in only one source.

Larger purchases for investment are possible only for projects in tourism, education, health, industry, agriculture, technology or research. The investor must deposit at least €10 million in a TRNC bank and spend it on the project within two years. Build-and-sell housing does not count as investment.

If you already have a contract

The decree sets deadlines for registering existing sale contracts at the Land Registry and applying for permission. The two reports disagree on the length: one says one month, the other six months. Contracts not registered in time may be treated as invalid. Buyers whose contracts exceed their new entitlement face an extra fee, reported as 1% of the price if declared on time and 3% if late. Some may receive a 10-year right-of-use certificate while the seller keeps ownership.

If you signed before May 2026 and have not yet transferred title, ask your lawyer now which deadline applies to you and whether your contract is registered.

Trustee arrangements

Arrangements where a local person or company holds property for a foreigner are covered by the new deadlines as well. Any arrangement used to get around the ownership limits should be reviewed by a lawyer.

Fees

• The title deed transfer fee for foreigners rose from 6% to 12% in early 2023 and stayed at 12% in February 2024 (Bağımsız, 7 February 2024).
• Buyer guides now give 9% per property (Select Estates, October 2026). We did not find the official act behind that figure.
• A temporary reduction published on 7 October 2026 sets 4% on a foreigner’s first property, 5.5% on a second and 6% on a third, until 5 January 2027 inclusive (Haber Kıbrıs).

Stamp duty (0.5%) and VAT on new builds (5%) are unchanged. Full figures are in our property taxes guide.

Tax when you sell

The Income Tax (Amendment) Law 31/2025 of June 2025 makes gains on any disposal of property taxable however it was acquired. Its one-time exemption for a family home does not apply to foreigners (law text). Ask an accountant for the rate that applies to you.

What to do now

1. Instruct a licensed TRNC lawyer who acts only for you.
2. Check how many properties you already own or have contracted, and whether a new purchase fits the limits.
3. Make sure every contract is stamped and registered, and the permission application made, within the deadline.
4. Budget for the transfer fee at the standard rate unless your transfer will certainly happen inside a reduction period.

For the legal background on deed types, see our title deed guide. Questions about a specific home: contact us.

This article is general information, not legal or tax advice. Rules change; confirm the details for your purchase with a licensed lawyer in North Cyprus.

Last reviewed: 24 October 2026