FAQs

1. Legal Framework Governing Property Transactions in Northern
   Cyprus
   Property transactions within the territory administered by the Turkish Republic of Northern Cyprus
   (TRNC) are carried out in accordance with its domestic legal system. These transactions follow
   established laws and administrative procedures that ensure transparency and predictability.
   Numerous third-country nationals, including EU citizens, have engaged in such transactions
   without incident, demonstrating the reliability and effectiveness of the TRNC’s legal institutions.
2. International Law Considerations
   Under general principles of international law, the validity of legal acts undertaken within a territory
   does not depend solely on the degree of international recognition of the authority exercising control
   over that territory. Individuals acting in good faith under the legal framework of a de facto authority
   with effective control are entitled to rely on the legal consequences of those acts.
   This principle̶reflected in the International Court of Justice’s jurisprudence, often referenced as
   the Namibia doctrine̶and reinforced by international human rights law, seeks to protect the
   legitimate expectations and rights of private individuals, even where the political status of a
   territory is disputed.
   International law does not require transactions carried out under the legal order of a non-recognized
   entity to be deemed invalid, particularly where impartial international institutions acknowledge the
   functioning of relevant mechanisms. Moreover, official documents issued by Turkish Cypriot
   authorities, such as identification cards, are routinely accepted by the “Republic of Cyprus”
   (hereinafter also referred to as the Greek Cypriot Administration or South Cyprus) for
   administrative purposes.
3. Recognition by the European Court of Human Rights (ECtHR)
   In its landmark judgment Demopoulos and Others v. Turkey (2010), the European Court of Human
   Rights recognized the Immovable Property Commission (IPC), established under TRNC law, as an
   effective domestic remedy. The Court ruled that applicants must exhaust IPC procedures before
   applying to international bodies. This recognition affirms the TRNC’s legal competence to
   manage property disputes through a functioning mechanism endorsed by an international judicial
   authority.
4. References to Greek Cypriot Objections
   Opposition to property or commercial activities in Northern Cyprus often cites UN Security
   Council Resolutions 541 (1983) and 550 (1984). These resolutions, however, are political
   statements regarding the status of the TRNC and do not impose legal prohibitions on private
   commercial or property-related activities in areas under TRNC administration. They do not
   invalidate the rights of the Turkish Cypriot community or of foreign investors operating within the
   lawful framework of the TRNC.
5. Jurisdictional Claims
   Claims by the “Republic of Cyprus”/Greek Cypriot Administration that individuals engaging in
   property activities in Northern Cyprus may be subject to criminal liability under South Cyprus law
   lack a basis in international jurisprudence. As South Cyprus does not exercise effective control in
   the north, its jurisdiction cannot extend to acts carried out there. Extraterritorial application of
   criminal law in this context would conflict with fundamental principles of sovereignty and
   undermine the coherence of the international legal order.
6. EU Law and Protocol No. 10
   Protocol No. 10 of the 2003 Act of Accession of Cyprus to the European Union provides that the
   acquis communautaire is suspended in areas where the Government of the “Republic of
   Cyprus”/Greek Cypriot Administration does not exercise effective control. Article 1(2) explicitly
   states:
   “The suspension of the application of the acquis shall not preclude measures with a view to
   promoting the economic development of [Northern Cyprus].”
   This provision clearly permits̶and indeed encourages̶lawful economic engagement in Northern
   Cyprus. Property transactions conducted under TRNC legislation and recognized mechanisms such
   as the IPC therefore do not violate EU law. Rather, they align with the EU’s objectives of
   promoting peace, stability, and socio-economic development across the island.
7. Misleading Claims and Their Effects
   Warnings issued by South Cyprus authorities suggesting that foreign nationals may face legal
   consequences for purchasing or developing property in Northern Cyprus are misleading.
   Transactions carried out in accordance with the TRNC’s legal procedures and with due respect for
   the IPC mechanism do not violate international or EU law. Such warnings unnecessarily create fear
   among investors, discourage cross-community engagement, and impede efforts aimed at
   reconciliation and cooperation.
8. Recent French Judicial Ruling on the European Arrest Warrant
   (2025)
   A significant development occurred in December 2025 with the decision of the Chamber of
   Investigation (Chambre de l’instruction) of the Aix-en-Provence Court of Appeal in France,
   which examined a European Arrest Warrant issued by the “Republic of Cyprus”/Greek Cypriot
   Administration concerning alleged construction activities in Northern Cyprus. The Court found that
   such legal instruments cannot be used as extensions of political objectives or sovereignty disputes.
   It emphasized that the activities in question occurred in a region where the EU acquis is suspended
   and concluded that the Greek Cypriot Administration’s presumption of criminal jurisdiction could
   not be accepted automatically. This ruling reflects the French judiciary’s commitment to applying
   the law in light of factual realities while upholding impartiality and the principles underlying the
   European Arrest Warrant framework.
   This decision constitutes an important milestone for the Turkish Cypriot people. By preventing
   individuals from being subjected to politically motivated cross-border criminal proceedings, the
   Court acknowledged the lived realities of a community whose perspectives have historically been
   marginalized. Beyond its legal implications, the ruling strengthens the sense of legal security for
   those residing and conducting business in Northern Cyprus, enhances public confidence, and
   contributes̶symbolically yet meaningfully̶to the broader international perception and
   legitimacy of the Turkish Cypriot community.
9. Conclusion
   Property transactions and investments in the TRNC operate within a coherent, functional, and
   predictable legal framework. Foreign nationals may engage in such transactions with confidence,
   supported by local legal protections and by mechanisms recognized at the international level.
   Efforts should therefore focus not on discouraging legitimate economic activity but on promoting
   dialogue, trust, and economic cooperation for the benefit of all communities on the island.

Southern Cyprus (EU)

Rental income is taxed at a progressive income tax rate.

Rates for individuals:

up to approx. €19,500 per year: 0%

then 20% – 35% depending on income

In addition, the Defence Contribution (SDC) is also paid:

approx. 2.25% of rental income

For short-term rentals (Airbnb), obligations may also arise:

registration,

in certain cases VAT (19%), if it is a business activity.

✅ Effective taxation often ranges from approx. 10-25%, depending on income and costs.

Northern Cyprus (TRNC)

Rental tax is simpler and lower.

Commonly paid:

10% of gross rental income, or

alternatively, the rate according to the tax office in the annual return

VAT is usually not paid for standard long-term rentals.

Short-term rentals (tourist) may have:

a higher rate or

obligation to register with the local authority.

✅ In practice, investors most often expect a tax of about 10%.

If there is a will, the property is divided according to it.

If there is no will, the property is inherited according to the law (children, spouse).

The state inherits only if there are no legal heirs.

If the heir is, for example, the only son, he will receive 100% of the property.

👉 It is recommended to have a will, which will significantly simplify and speed up the inheritance process.

A foreign purchaser of a property in North Cyprus must make an application for permission to purchase. This application is usually made by a lawyer. It is a fairly simple process whereby the purchaser must provide various documents as follows :

• Passport Copy
• Copy of purchase contract
• Site plan
• Original title deed
• A clean police record provided by the relevant police department in your country (usually this application from your police can be completed on line)

The property should be reserved by way of placing a deposit which is usually in the order of £5000 to take the unit off the market. Such reservation deposits are normally non-refundable unless specified otherwise. We will assist you with obtaining a receipt for your payment. In the case of a non-returnable deposit,  we recommend that the wording of the receipt should always include a caveat that specifies that the deposit can be returned if any information provided by the vendor is materially different following pre-contract due diligence.

• Our solicitor will check all paperwork and will undertake all necessary searches on your behalf. We will keep you advised during this process.
• After the contract has been approved by all parties, it is signed by both the vendor and the buyer after which you will have approximately 14 days to pay / transfer the first main payment towards the purchase price. Usually the reservation deposit will form part of the first main payment.
• Once the contract is signed, it will be registered at the Land Registry office (TAPU) as a record of your legal interest in the property. At this time the Stamp Duty of 0.5% of the purchase price.
• Your solicitor will also make an application to the Council of Ministers for your purchase permit to be processed. In the meantime, once building work has been completed, or in the case of a resale or completed new building, you will have full possession of your property.
• On the day of completion your solicitor will request the balance of funds together with the payment of the Title Transfer Tax (see purchase costs below)

• STAMP DUTY – 0.5% of the contract price payable at the time of registration.
• VAT – 5% of the contract price payable to the vendor at key handover (normally applies to new properties only. In the case of a resale, VAT is only payable if not previously paid).
• TITLE TRANSFER TAX – 9% (for foreign Buyers). 6% payable at the time of registrations. The 3% left are payable at the time that the title is transferred to the name of the purchaser (provided the full amount has been paid, the permission to purchase (see NOTE i below) has been granted and the title deed is ready for the transfer).
• LEGAL SERVICES – £2500 The level of fees depends on the level of services offered and whether there is a single or multiple properties being acquired.
• POWER OF ATTORNEY £100
• EWS (Electricity, Water, Sewage)– £1,500 to £3,500 (a one time contribution towards the connection of utilities and electricity on site).
• CONNECTION AND GENERATOR – £1,500 to £2,000
• PROPERTY TAX – 2.2 TL per sq. m (approximately £18 per annum for a property of 100 sq. m, based on current exchange rate).
• RENTAL INCOME TAX – 13% to 16% of the rental income.

The properties we offer are most often on land that was owned by Turkish Cypriots before 1974.

Then we also have properties on land that originally belonged to Greek Cypriots, but the land was redistributed to Turkish Cypriots in exchange for their abandoned property in the south.

Furthermore, we also offer properties that have been settled by the Property Commission, which was established by the Turkish Northern Cyprus Administration (the de facto government of Northern Cyprus). This commission has also been recognized by the European Court of Human Rights (ECHR) as an effective legal remedy for the claims of Greek Cypriots who lost their properties after the division of the island in 1974.

We do not offer properties on unsettled land!!!

Full furnishing and equipment setup

Connection of electricity, water, and internet

Ongoing property management

Rental service and guest care

Maintenance and cleaning

Yes. Many properties are suitable for both short-term and long-term rental. We also offer full property management, including tenant search, maintenance, and cleaning.

Northern Cyprus offers excellent value for money, a growing real estate market, low living costs, and over 300 sunny days a year. It’s a popular destination for both investors and holiday home buyers.

Yes, as long as the purchase is made through a trusted real estate agency and a qualified lawyer. We only offer properties from verified developers on settled land registered in the title deed.

Yes. EU citizens can freely buy property in Greece. Non-EU citizens can also buy, but in certain areas (especially near borders or military zones) they may need additional permits. We will guide you through the entire legal process.

Choose the property

Pay a reservation deposit

Sign the sales contract (with a lawyer)

Register the contract with the Land Registry

Obtain purchase permission from the Ministry of Interior

Finalize the Title Deed transfer

No. Your lawyer can represent you with a Power of Attorney. We can handle the entire process remotely.