The usual procedure for buying a freehold property is first to choose a property and make sure you are happy with it. Once a price has been agreed upon, contracts will then be drawn up, either by our solicitor or any solicitor of your choice. You, the vendor and the solicitor will agree upon the terms of sale; price, timescale, purchaser and vendor details and any other relevant conditions including the payment plan for new-build properties. The contracts are then signed by the vendor and the purchaser. On signing the contract, the purchaser pays the agreed deposit (usually between 10% and 25%) and the purchase permit is applied for from the Council of Ministers. It can take between four and nine months before the application is processed. The stage payments then continue as per contract until the permission is granted by the Council of Ministers, and then the remaining balance is paid to the vendor. The vendor will then sign the title deed into the name of the purchaser and stamp duty will be paid. This is known as transfer of title deeds. The sale is then complete.
Land Purchase/Own Build

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For the client who wishes to purchase land and build a house or villa, the law is outlined below:

a) Outside the Municipal boundaries, there are restrictions on the area that one can build on (20% of the land area), and a height restriction of two storeys.

b) There are good architects and engineers who will plan and design your villa at reasonable rates. Our Skilled architects Construction can help with planning, designing and building. Once the plans have been lodged with the District Office, work may commence.

c) Land in Northern Cyprus is measured in donums. 1 donums consists of 4 evleks. 1 evlek = 3600 ft², 1 donums = 1388 m² or 14400 ft², 3 donums = 1 acre. Building costs vary, dependent upon finishing, from £250 per m² upwards. Most buildings are constructed in the reinforced concrete frame system that is familiar in the Mediterranean countries. Buildings tend to be over-specified, but this can only be an advantage to the buyer. Siman Construction are very highly regarded and quotes are available upon demand.
Approximate Costs

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In addition to the purchase price of actual property, other costs you are likely to incur when purchasing a new build are as follows:

Solicitor‘s fee: £1000
Deposit: 10% - 25% of purchase price (in most cases) followed by stage payment - dependent on development.
Stamp duty: 6%
Council tax: 1%
VAT: 5% Approximate for electricity and water connection: £200 - £600 Approximate for annual property tax: £15 Water charges can vary considerably, depending on size and location of property, and whether usage is general or excessive for pool and irrigation system etc. but a standard charge (i.e. not exceeding allocation) £10 bi-monthly.
Note: Electricity bills, which are payable monthly, average out at between £10-£40 pounds per month depending on usage.


Other Information

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A foreigner coming to Northern Cyprus to live and/or work must apply for a temporary visitors permit from Lefkosa, which involves the completion of a form and the supply of three or four passport size photographs. A full permanent resident‘s permit is not usually issued until the recipient has been in residence in the TRNC for five years. For retired persons, the residents permit is all that is required. Retired persons may bring into the country a full household of furniture. These are virtually tax free - a nominal 2 - 3% tax is levied.

Below is a comprehensive list of frequently asked questions related to buying property in Northern Cyprus. If you have any questions that aren‘t answered here, feel free to contact us.

Q1. Can I own more than one property?
A. There are restrictions. A foreign national cannot buy more than 1 donum of land which is 1338m square or 14,400ft square. If you are interested in more than one property other members of your family can buy or you can form a local company.

Q2. What is the time difference?
A. The island is two hours ahead of British GMT

Q3. Is it safe?
A. Northern Cyprus is extremely safe with minimal crime. People leave their cars and houses unlocked.

Q4. Do I need a visa? How long can I stay?
A. valid passport is required and on arrival you will automatically be given a three month visa. If you decide to stay longer, you could get an extension or alternatively apply for residency. To become a resident is a very simple process. Certain documentation is required which is then stamped enabling you to stay on the island as long as you like unrestricted.

Q5. What is the procedure to buy a property?
A. Due to the buoyant market situation, it is advisable to have arranged financing before travel to the island particularly with regards to the reservation fee. You will also need to appoint a solicitor which we can help you with on the island.
There is a certain procedure for buying property. The validity of the title deed is checked and confirmed by a solicitor. Contracts of sale are drawn up, with the purchaser paying a 10% deposit, and a completion date is set. In many cases, the purchaser returns to the UK or wherever, and the solicitor attends to the completion in the purchaser‘s absence, having been given Power of Attorney.
If the property is registered in the name of a local person, then an application must be made to the Council of Ministers; allow 4- 6 months.
The Land Registry values the property for Stamp Duty purposes.
On the day of completion, the monies are paid by the solicitor to the vendor and the Land Registry respectively; the name of the purchaser is entered into the Land Registry‘s record books, and the new title deed is subsequently issued.

Q6. What are the costs involved in buying?
A. The solicitor‘s costs are in the region of £ 1000 (be aware that some solicitors charge an hourly rate fee, that could work out very expensive) when buying a property in Northern Cyprus.
All purchases are subject to a 6% stamp duty. The amount is accessed by the Land Registry Office.
There is a sales tax (VAT) at 5% on newly built property.

Q7. What would the property running costs be - would they be expensive?
A. The cost of living is cheap in Northern Cyprus and utility bills in particular are exceptionally good value. For an average apartment you can expect to pay £200 a year for electricity and water. Communal maintenance fees are also payable depending on what facilities you share (sewage, pool etc)

Q8. Is it easy to drive and do I need a license?
A. You can drive with your British license for three months, after that you will need a TRNC license. Once you have been issued with your residency permit, a local license can be obtained within days.

Q9. Where are the best beaches?
A. North Cyprus has plenty of sandy beaches. The best beaches are in Karpas - the worldwide famous Golden Beach (7 km. long) is here. The Malibu Beach is also another lovely beach of Karpas area.
After Karpas comes the beaches of East Kyrenia - the best of these is the Alagadi Beach (also known as the turtle beach), then Acapulco Beach , Lara Beach and the beautiful Esentepe Beach.
The Escape Beach in Alsançak is one of the safest beaches close to the west of Kyrenia. There are many hotels with private bays which permit non-residents to use them for a small fee - the best one is the Acapulco Beach .