GUIDE TO PURCHASING PROPERTY IN THE TURKISH REPUBLIC OF NORTHERN CYPRUS
*(Updated for 2024-2025 Legislative Changes)*
Important Legal Update
The TRNC Government has implemented changes to property laws that significantly benefit foreign buyers:
- 21 May 2024: Major reforms introduced to foreign property ownership
- 15 May 2025: Additional positive changes enacted to further improve the purchasing process
This updated information was provided by Naomi Mehmet & Partners Advocates and Legal Advisers.
What documents are required when purchasing property?
Your passport remains the only documentation required to purchase a property.
How long does the process take?
On average, the timeframe from deposit to completion is now approximately 6-9 months, with improved processing times for purchase permissions.
How many properties can an individual purchase?
Under the updated 15/05/2025 laws:
- Citizens of Turkeymay purchase:
- Up to 6 apartments, OR
- Up to 3 two-storey detached villas (on residential sites)
- Other foreign nationalsmay purchase:
- Up to 3 apartments, OR
- Up to 2 two-storey detached villas (on residential sites)
Not a combination of both, either or.
Under the current laws of the Turkish Republic of Northern Cyprus (TRNC), non-TRNC citizens are entitled to purchase the following:
- In the case of vacant land: one single plot up to a maximum area of 1,338m² (note: non-citizens are not permitted to purchase agricultural or forestry land).
- In the case of an individual house: one single house with a plot size of no more than 3,300m².
What does the initial solicitor meeting include?
The conveyancing procedure followed by your legal consultants is designed to ensure that your interests are protected as far as possible throughout the whole transaction. The first step will be an initial meeting with you to obtain information about the property you have chosen and any informal agreements you have made with the vendor regarding the price, payment schedule and included items if any. This stage may also involve taking a power of attorney from you to ensure that your solicitor can act on your behalf to sign documents if you are away from Northern Cyprus for long periods of time.
Safeguarding your interests
A Contract of Sale will be drawn up to safeguard your interests. The Contract of Sale will include all important terms such as plot number, plot size, price, payment schedule, completion date with penalty clauses for late completion and all floor plans and specifications will be attached to the contract to ensure that the vendor is bound to carry out the construction work in accordance with these. The contract will be sent to both the vendor and the purchaser for review. When both parties are happy, the contract will be signed.
Registration of the Contract of Sale
New regulations since 2nd January 2008 require all Contracts of Sale for the purchase of immovable property in Northern Cyprus to be registered at the District Lands Office within 21 (twenty one) days of being signed and it is now compulsory for the Stamp Duty to be paid at the rate of 0.5% before registration can take place. Once the Contract of sale is registered the purchaser is protected against the land being sold, to a third party and the Contract will take priority over any subsequent encumbrance.
Permission to Purchase Application
Further to the Contract of Sale being signed, stamped and registered and once your solicitor is in receipt of your original police report to show you have no criminal convictions, they will submit your application to the Council of Ministers for your permission to purchase. Whilst processing your purchase permit application, the Council of Ministers will take searches from the land registry, the military and the immigration authorities and provided that these are positive, the permission will be granted.
Can I sell my property before I obtain my purchase permission?
This depends on the terms of your contract of sale. As standard practice your solicitor will typically negotiate with the vendor to insert a clause allowing you to sell the property before taking title. They will then prepare an assignment of contract to be signed between you, the vendor and the new purchasers assigning all of your rights and obligations under the contract to the new purchasers.
How to obtain your title deed
Once your purchase permission has been granted, you will be notified. If you wish for your solicitor to act for you (at an additional charge) in connection with the transfer of title they will obtain the necessary power of attorneys from you, fill out all of the necessary land registry valuation forms for the valuation of the property and pay all the taxes due on transfer of title into your name. They will then collect and keep the title deeds for you until you are ready to collect them.
Taxes to pay during your purchase
During your purchase you will also encounter costs for Stamp Duty, VAT and Transfer Fee, these are detailed below:
- Stamp Duty: 0.5% of contract price (payable at signing)
- VAT (KDV): 5% of contract price (Typically upon taking possession (paid to vendor for official fatura), or at title transfer in some cases)
- Transfer Fee:
- Non-Turkish citizens: 9% flat rate
- Turkish citizens:
- 6% on first purchase
- 8% on second purchase
- 9% on third and subsequent purchases
May 2025 UPDATE: Transitional Provisions
For properties purchased under previous laws:
- Pre-2025 completed properties must transfer title by 05.2028(with extension possible)
- Permission to purchase timelines extended to 12 months from grant date
- Late contract registrations extended to 11.2025
- Excess property notifications extended to 11.2025
Capital gains tax (Turkish – Stopaj)
This is payable by the Vendor of the property, therefore when you sell your property. The amount payable depends on whether the Vendor is a Professional Vendor or a private individual. If the Vendor is a Professional Vendor, the rate will be 6.25%. Otherwise, the rate will be 3.5%.
Applying for Temporary Residence in the Turkish Republic of Northern Cyprus
Many foreign individuals from the majority of countries in the world are eligible for temporary residency within the TRNC. There are a few stipulations which need to be met in order to submit an application; firstly you need to either own and/or rent a property within the TRNC and secondly you need to demonstrate sufficient funds held in a TRNC bank account. The reason due to this is that the laws and regulations within the TRNC are not subject to the EU. Therefore the TRNC is often an easier country to obtain temporary residency than many other European countries. If you wish to come on holiday to the TRNC and/or for a short stay, upon your arrival into the TRNC the customs office will stamp a tourist visa into your passport and/or on a separate white sheet of paper. This allows you to stay within the TRNC for the time specified on the tourist visa (normally 60 days). Please note that a temporary residence permit only entitles you to live within the TRNC, it does not give you any rights to employment or setting up a business, if you wish to work and/or set up a company within the TRNC you will need to contact a solicitor for further information.
Visitor Visa
A visitor visa is given to you on your arrival into the TRNC and it allows you to stay in the TRNC as a tourist for normally 60 days. On or before the expiry of the tourist visa you must leave the TRNC, if you choose to remain in the TRNC you will be liable to pay a fine for each day you exceed the visa period. In order to gain another tourist visa you must leave the TRNC and return the next day, such as flying to Turkey, however we would not suggest that you do this on a regular occurrence. If you wish to remain within the TRNC longer than the duration of a tourist visa you must apply for either a temporary residence permit or a work permit.
Further information in relation to residing in the Turkish Republic of Northern Cyprus
Children under 18 years old do not need a permit. Therefore, families moving to the TRNC only have to obtain a temporary residence permit for adult family members.
Citizenship is automatically obtained by all persons whose father and/or mother is a citizen of the TRNC, and those who marry citizens of the TRNC.
Making a Will in the Turkish Republic of Northern Cyprus
Whether you reside in the TRNC or are someone who only visits a few times a year, we recommend that you have a will prepared if you have any assets within the TRNC. Making a will is very easy to do and ensures that all your belongings will be shared between the people of your choice. An important point that should be noted is that if you die intestate (i.e. without leaving a Will) your spouse will not automatically inherit your estate, if there are surviving children (in which case a surviving spouse will only receive a 1/6th share and the remaining 5/6th will go to any surviving children) or other specified relatives. This can be done by the solicitor you have chosen or contact us for assistance.
Can I pay for land or a property from abroad?
All monies can be transferred into a UK client account and subsequently wired to the TRNC.
Updated information was taken from Naomi Mehmet & Partners
https://www.nmplegal.com/
Şht. İlker Karter Sokak No. 4, Yukarı Girne, 99300, Mersin 10, Turkey (North Cyprus)
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