Foreigners buying property in North Cyprus: the 2026 rules
Yes, you can buy a home in North Cyprus. What you can buy, and what you pay, depends on your passport. Here are the three buyer groups, side by side, in plain words.
Short answer
It depends on your passport. Turkish Cypriots (TRNC citizens) can buy without limits and need no permit. Turkish citizens can own up to 6 apartments or 3 houses. Other foreigners can own up to 3 apartments or 2 houses. Turkish and other foreign buyers need a PTP permit for every purchase. The transfer fee is 9% for foreigners, and 6%, then 8%, then 9% for Turkish citizens. Everyone pays 0.5% stamp duty, plus 5% VAT on new homes.
Who can buy what? The 3 buyer groups
Find your passport below. The little houses show how many homes you can own under the rules in force since 16 May 2025.
| What you buy | Turkish CypriotsTRNC citizens, also with a second passport | Turkish citizensRepublic of Türkiye (TC) passport | Other foreignersUK, EU, Russia and all other passports |
|---|---|---|---|
| Apartments | No limitBuy as many as you like | Up to 6 | Up to 3 |
| Detached houses / villas | No limitBuy as many as you like | Up to 3 | Up to 2 |
| Land | Any landBuilding plots and farmland | Up to 1,338 m²Building plot, one house only. No farmland. | Up to 1,338 m²Building plot, one house only. No farmland. |
| PTP permit | Not needed | NeededFor every purchase | NeededFor every purchase |
| Title transfer fee | 6%*Standard rate | 6% → 8% → 9%1st home 6%, 2nd 8%, then 9% | 9%On every property |
| Bank mortgage | YesSome banks lend up to 80% of the value | Yes, if you live hereSome banks lend up to 80% to residents | RareUsually needs a residence permit and a 40–60% deposit |
*6% is the standard rate for TRNC citizens; a lower rate can apply to some first homes, and your lawyer will confirm. Detached houses on their own land can sit on up to 3,300 m². Rules in force since 16 May 2025.
What each buyer pays
| Cost | How much | When you pay |
|---|---|---|
| Stamp duty | 0.5% of the price (everyone) | When the sales contract is registered |
| VAT | 5% (everyone) | New homes bought from a developer only |
| Title transfer fee | Other foreigners 9% · Turkish citizens 6% / 8% / 9% · TRNC citizens 6%* | When the title deed moves to your name |
| PTP application fee | 30,309 TL (half the monthly minimum wage, April 2026). Not for TRNC citizens. | When you apply for the permit |
| Your lawyer | Often about £1,000–£1,500 + VAT | As agreed with your lawyer |
| Electricity connection | About £1,200–£3,000 | New builds, near handover |
Good to know: The limits are per person, so couples often buy in both names or one home each. A company with even 1% foreign ownership counts as foreign.
Can I buy this?
Pick your passport and answer two questions. You will see right away if the purchase fits the 2026 limits.
A quick guide based on the rules in force since 16 May 2025. It is not a legal decision: foreign and Turkish buyers still need PTP approval for every purchase.
How a foreigner buys, in 6 simple steps
Turkish Cypriots can skip step 4. The full buying process, step by step
Pick a home and check its title deed
Ask which title deed the home has: Turkish, Exchange or TMD. This matters more than the view. See The truth about title deeds.
Week 1Hire your own lawyer
Choose a lawyer who does not work for the seller or the developer. With a power of attorney, they can do the paperwork while you are abroad.
Often £1,000–£1,500 + VATSign and register the contract
Your lawyer registers the sales contract at the Land Registry within 21 days. Now the seller cannot sell the home to anyone else.
Within 21 days0.5% stamp dutyApply for PTP
Turkish and other foreign buyers apply online to the Ministry of Interior. There is a security check. See Permission to purchase (PTP).
1–6 months30,309 TLPay the taxes
After approval, pay the transfer fee (and 5% VAT on a new home) within 75 working days.
Within 75 working daysGet the title deed in your name
Finish the transfer at the Land Registry within 1 year of approval. The home is now officially yours.
Within 1 year
Know your limits before you fall in love with a home
We check what your passport allows on day one, so you only view homes you can really buy.
- 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
Your limits checked first
TRNC, Turkish or other passport: we tell you exactly what you can buy and what it will cost.
Choice across the island
Around 1,000 homes in Kyrenia, Iskele, Lefkoşa and beyond, from one team.
Strong developer links
We bring developers buyers every week, so they give our clients their best prices and terms.
Someone on your side
From the first viewing to the title deed, and after. You are never left on your own.
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
Yes. People from any country can buy, as long as they stay within the limits and get a PTP permit from the government. The permit includes a security check.
Since 16 May 2025, most foreigners can own up to 3 apartments or up to 2 detached houses. Turkish citizens can own up to 6 apartments or 3 houses. Turkish Cypriots (TRNC citizens) have no limit.
No. TRNC citizens are not foreign buyers, so they need no PTP and have no limit on how many homes or how much land they buy.
If you are a TRNC citizen, you normally buy as a TRNC citizen, even if you also hold a UK, Turkish or other passport. Your lawyer will confirm this when they check your papers.
Other foreigners pay 9% on every property. Turkish citizens pay 6% on the first home, 8% on the second and 9% after that. TRNC citizens pay the standard 6%. Everyone also pays 0.5% stamp duty, and 5% VAT on a new home.
Yes, a building plot of up to 1,338 m², and only one house can be built on it. Farmland and forest land cannot be sold to foreign or Turkish buyers: only TRNC citizens can buy them.
No. Since 2024, a company with even 1% foreign ownership is treated as foreign. It gets the same limits as a person.
Owning a home lets you apply for a residence permit, but it is not automatic. There is no citizenship-by-property scheme in North Cyprus.
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.
Not sure what you can buy?
Tell us your passport and what you already own. A Select consultant will check your limits and show you homes that fit, free and with no pressure.