Introduction
On May 15, 2025, the Turkish Republic of Northern Cyprus introduced key amendments to its foreign property ownership laws, tightening restrictions while also creating clearer processes for legal compliance. The goal is to streamline foreign investment and secure the property market.
For reliable updates, expert interpretations, and practical guides, follow the-northcyprus.com, investra.io, and northcyprusinvesting.com.
Property Acquisition Limits for Foreigners
Land Plot Restrictions
Foreigners may purchase land up to 1,338 m², with only one residential structure allowed on it.
Apartment Ownership Limits
The cap is set at three apartments per foreign buyer.
Detached House Limits
A detached house may be acquired if the land does not exceed 3,300 m², and no additional dwellings may be constructed on the same plot.
Villa Ownership in Complexes
Buyers may acquire up to two villas in residential gated communities.
Mutually Exclusive Ownership Rule
Foreigners are allowed to choose only one type of real estate. For example, you may not own both a land plot and an apartment simultaneously.
Exemptions for Recognizing Nations
Citizens from countries that recognize the TRNC and offer reciprocal rights to TRNC citizens may purchase:
- Up to 6 apartments, or
- Up to 3 villas
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New Deadlines for Title Transfers and Tax Payments
Title Deed Transfer Timeline
Once purchase permission is granted by the Council of Ministers, buyers have 1 year to finalize the title deed transfer. Previously, this was capped at 6 months.
Tax Payment Deadline
Once permission is received, all transfer-related taxes must be paid within 75 days. This includes:
- Title Transfer Fee (paid by buyer)
- Stopaj Tax (paid by seller)
⚠️ Non-compliance will result in a block on water, electricity, and other utilities.
Installment Plan Rule
If the purchase is on installments, the 1-year transfer deadline begins after the final payment.
Extension in Certain Circumstances
If delays occur due to uncontrollable issues (e.g., lack of individual title deeds), the transfer period may be extended by 6 months.
Detailed transaction timelines are outlined at investra.io.
Revised Land Registry Fees
Reduced Transfer Fee
The total transfer cost has been lowered from 12% to 9%, a move welcomed by many international buyers.
Payment Schedule Based on Contract Registration Date
- If registered before February 2023: Pay 9% at title transfer
- If registered after: Pay 6% during registration, then 3% at transfer
Multiple Property Purchases
For 2nd or 3rd properties:
- Pay 3% on contract registration, and
- Pay 6% on title deed transfer
Find investor-focused guidance at the-northcyprus.com.
Registration of Existing Contracts
Extended Grace Period
Contracts signed before May 15, 2025 must be registered within 6 months of the law’s effective date.
Fee Based on Registration Timing
- Within 6 months: 1% of the contract value
- After 6 months: 3% late penalty fee
10-Year Usage Certificate
Once the contract is declared:
- It can be registered at the Land Registry
- Buyers are eligible for a 10-year Usage Certificate, subject to:
- Full property payment
- The property not being in military zones
Further instructions can be found on northcyprusinvesting.com.
Pending Clarifications and Future Updates
Some procedures—such as verifying reciprocal nation eligibility, group buyer rules, and inheritance transfers—are still being finalized.
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FAQs
Q1: Can I buy both a villa and an apartment?
No. Foreign buyers must select only one property type.
Q2: What if I miss the 75-day tax deadline?
You won’t be able to connect utilities like water or electricity.
Q3: Can I buy more properties after getting TRNC citizenship?
Yes. Citizens are not subject to these ownership limits.
Q4: Is a Usage Certificate the same as a title deed?
No. It grants legal use but is not a full title.
Q5: What is stopaj tax?
It’s a withholding tax the seller pays upon transfer.
Q6: Where can I find practical investment support?
Visit the-northcyprus.com, investra.io, and northcyprusinvesting.com.
Conclusion
The May 2025 amendments reshape the legal framework for foreign property buyers in TRNC. With clarified limits, lower fees, and extended deadlines, the government is creating a more predictable and investment-friendly environment.
Stay informed and compliant with insights from the-northcyprus.com, investra.io, and northcyprusinvesting.com.