The buying process in North Cyprus, step by step
Buying here is not hard when you know the order. These are the 10 steps, how long each one takes and what you pay at each stage.
Short answer
Set your budget, view homes, hire your own lawyer, reserve with a small deposit, sign the contract and register it within 21 days, apply for PTP (not needed for Turkish Cypriots), pay the balance and fees, then move the title deed into your name. A ready (resale) home usually takes 3–12 months from first viewing to title deed. An off-plan home takes as long as the build.
Resale or off-plan: what's different?
Resale means a finished home you can see today. Off-plan means you buy before it is built. The steps are the same: the timing and the money are not.
Resale vs off-plan at a glance
| What changes | Resale (ready home) | Off-plan (new build) |
|---|---|---|
| Move in | Right away | When the building is finished |
| First payments | Small deposit, then often 5–10% at contract | Small deposit, then often 30–50% at contract |
| The rest of the price | Usually paid all at once | 0% interest instalments until handover |
| 5% VAT | No | Yes |
| When to apply for PTP | Right after the contract is registered | When your lawyer says, often in the months before completion |
| Title deed | The existing deed moves to you | Kat İrtifakı first, full title (Kat Mülkiyeti) later |
| Main thing to check | Debts or charges on the home | The developer, permits and the land |
Buying off-plan? Go through our checklist before you pay a deposit: Off-plan buying checklist
No limit on homes. Transfer fee 6%.
Up to 6 apartments or 3 houses. Transfer fee 6%, 8%, then 9%.
Up to 3 apartments or 2 houses. Transfer fee 9% on each.
The full side-by-side comparison is in Foreigners buying in North Cyprus
Plan your buying timeline
Choose resale or off-plan and your start date. We will map out roughly when each step happens.
These are typical times, not promises. PTP waits and building speeds vary.
- View homes and chooseIn person or by video call.
- Lawyer checks and reservationTitle, debts and permits checked. Small deposit paid.
- Sign the sales contractPay the down payment, often 5–10%.
- Contract registeredWithin 21 days of signing. 0.5% stamp duty paid. You can usually move in now.
- PTP approvedUsually 1–6 months after you apply.
- Title deed in your namePay the transfer fee within 75 working days of approval, then sign at the Land Registry.
- Choose a project and reserveCheck the developer first. Small deposit only.
- Sign the contractPay the down payment, often 30–50%.
- Contract registeredWithin 21 days of signing. 0.5% stamp duty paid.
- Pay instalments as it is builtUsually 0% interest. Pay only for finished stages.
- Apply for PTPYour lawyer applies, often in the months before completion.
- Handover and snaggingCheck for defects. Pay the last instalment, 5% VAT and the transfer fee.
- Title deed in your nameWithin 1 year of your last instalment. Kat İrtifakı first, full title later.
The 10 steps, explained
Follow them in this order. Skipping a step is how buyers get into trouble.
Set your budget
Add about 10% (resale) or 16% (new build) on top of the price for taxes and fees. Decide how you will pay: cash, a payment plan or a loan. See Mortgages for non-residents.
1 weekFind and view homes
Tell us what you need. View in person or by video call. Visit at different times of the day.
1–14 daysHire your own lawyer
Pick a lawyer who is not linked to the seller or developer. They check the title, debts and permits, and can act for you with a power of attorney.
Often £1,000–£1,500 + VATReserve the home
Pay a small reservation deposit so the home comes off the market. Get a written receipt that says when it can be refunded.
Often £2,000–£5,000Sign the sales contract
Your lawyer reads every line first. You pay the down payment: often 5–10% for resale or 30–50% for off-plan.
1–3 weeksRegister the contract
Your lawyer registers it at the Land Registry within 21 days and pays the 0.5% stamp duty. Now the home is protected for you.
Within 21 days0.5% stamp dutyApply for PTP
Turkish and other foreign buyers: your lawyer applies online to the Ministry of Interior. The fee is half the monthly minimum wage. TRNC citizens skip this step. See Permission to purchase (PTP).
1–6 months30,309 TLPay the balance
Resale: usually paid in one go. Off-plan: pay instalments as the building goes up. Pay by bank transfer or banker's cheque, and keep every receipt.
Keep every receiptPay the transfer fee and VAT
After PTP approval, pay the transfer fee (9% for foreigners; 6%, 8% or 9% for Turkish citizens), plus 5% VAT on a new home, within 75 working days.
Within 75 working daysGet your title deed
You or your lawyer sign at the Land Registry, and the title deed goes into your name. Finish within 1 year of approval.
Within 1 year
After you get the keys: move the electricity and water accounts into your name, get home insurance, and apply for a residence permit if you plan to stay longer than a holiday. Residency permits
One team with you at every step
From the first viewing to the title deed, and long after, your Select consultant stays on your side.
- 24+years selling homes across North Cyprus
- ≈1,000homes: the biggest portfolio in North Cyprus
- 3area teams: Kyrenia, Iskele and Lefkoşa
- 1rule: integrity first, your protection always
The right home, faster
Around 1,000 homes to choose from, matched to your budget and what your passport allows.
Better prices and terms
Developers and sellers know us. We negotiate the price, payment plan and extras for you.
Every deadline tracked
21 days, 75 working days, 1 year. We keep track of every date for you, so nothing is missed.
After-sales service
Utilities, residence permit, rental and resale help after you get the keys.
Our in-house conveyancing department
Our own conveyancing team handles the paperwork for every buyer, whether you are Turkish Cypriot, Turkish or foreign: contract registration, the PTP application, tax payments, the title deed transfer, utilities and residence permits. They work hand in hand with your independent lawyer, so nothing is missed.
Questions buyers ask us
The steps are the same for everyone, with two differences. Turkish Cypriots (TRNC citizens) skip the PTP step and have no limits. Turkish citizens need a PTP like other foreigners, but can own more homes and pay 6% on their first home, 8% on the second and 9% after that.
A resale home usually takes 3 to 12 months from first viewing to title deed. Most of that time is the PTP wait. An off-plan home takes as long as the build, often 1 to 3 years.
No. You can view by video, sign a power of attorney at a notary, and your lawyer can handle the rest for you.
It is not required by law. But it makes instalments, tax payments and proof of payment easier, so many buyers open one.
Most homes in North Cyprus are priced in British pounds (GBP). Some are in euros or Turkish lira. Your contract should say which currency you pay in.
Yes. Resale homes have the most room, and 2–10% off is common. On new builds, ask for extras or a better payment plan instead.
Your agent finds the home, arranges viewings, negotiates and guides you. Your lawyer checks the legal side, checks or writes the contract, registers it and applies for PTP. You need both.
Your lawyer searches the Land Registry for mortgages and other charges before you sign. The contract should say they must be paid off before the transfer.
More guides
All guidesBuying
Legal, tax and title deeds
Living here
This guide is general information, not legal, tax or financial advice. North Cyprus rules change often. Figures are correct to the best of our knowledge on 10 October 2026. Always check with an independent lawyer before you sign or pay.
Let's walk through it together
Select Estates has guided buyers across North Cyprus for over 24 years. Tell us what you are looking for and we will plan every step with you.