Legal · Title Deeds

Understanding Title Deeds (Koçan) in North Cyprus

A title deed (Koçan) is the definitive legal proof of property ownership in the TRNC. This guide explains the four main deed types, the transfer process, statutory costs, and the due diligence every buyer — especially foreign nationals — should complete before committing.

21 Guide Topics

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What Is a Title Deed (Koçan)?

The Koçan is the official document issued by the Land Registry (Tapu ve Kadastro Dairesi) confirming legal ownership. It records the owner's name, property location (district, quarter, parcel/plot number), property type (land, building, independent section), share percentage (for shared title), and any registered encumbrances (mortgages, liens, annotations). Without a registered title deed in your name, legal ownership is not fully secured.

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The Four Main Title Deed Types

North Cyprus property titles fall into four categories. Understanding which type applies to a property is central to assessing risk, resale potential, and mortgage eligibility.

Pre-1974 Turkish Title (Türk Koçanı)

Land owned by Turkish Cypriots before 1974. These deeds originated under British colonial administration and continued under the Turkish Federated State of Cyprus and later the TRNC. Properties with this title generally face fewer legal challenges, though independent Land Registry verification remains essential.

Exchange Title (Eşdeğer / Mübadele Koçanı)

Issued after 1974 to Turkish Cypriots who relinquished property in the Republic of Cyprus (South) in exchange for allocated land in the North. Widely used in modern developments. The original South Cyprus title reference is recorded on the deed. While common and generally accepted, independent legal verification is strongly recommended to confirm the exchange was properly executed and no competing claims exist.

TMD / Tahsis Title (State Allocation)

Land allocated by the TRNC state (Tahsis) to individuals, often for housing or development. These titles require careful legal review because the original state allocation conditions, zoning compliance, and any outstanding obligations must be confirmed. Some Tahsis titles carry restrictions on resale or require state consent for transfer.

Shared Title (Hisseli Koçan) vs Individual Title (Müstakil Koçan)

Many off-plan and newer developments operate under a shared title — a single Koçan covering the entire land parcel and building, with each owner holding a defined percentage share (hisse). An individual title (Müstakil / Kat İrtifakı) is a separate deed for each unit, issued after the building obtains its occupancy permit (İskan) and the developer completes title separation. Individual titles offer cleaner ownership, easier financing, and simpler resale. Always confirm the current title status and the developer's committed timeline for separation.

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How the Title Deed Transfer Works (Step-by-Step)

The transfer process formally moves ownership from seller to buyer at the Land Registry.

Step 1 — Contract Registration and the Applicable Deadline

The signed and stamped sales contract is registered at the relevant District Land Registry. For a foreign buyer, the rule currently in force requires registration of the agreement and submission of the PTP application within one month. Other transactions may be subject to a different statutory period, including the 21-day rule under the estate-agency legislation. BESTATE PROPERTY coordinates the applicable timetable before signing. Registration protects the buyer's contractual interest against a later sale or encumbrance by the seller.

Step 2 — Council of Ministers Permission (PTP) — Foreign Buyers Only

Non-TRNC citizens must obtain Permission to Purchase (PTP) from the Council of Ministers (Bakanlar Kurulu). The application is submitted via the Ministry of Interior and includes security and archival checks. The contract must remain registered throughout, and transfer cannot complete until PTP is granted. Processing times vary considerably; ask your KTEB-registered agency for the current transaction timetable and obtain separate legal confirmation where needed rather than relying on a published average.

Step 3 — Final Payment & Clearance

The buyer completes the agreed payment schedule. The seller provides a tax clearance certificate (vergi borcu olmayan belgesi) from the Tax Office and a municipal clearance (belediye borcu olmayan belgesi) confirming no outstanding property taxes or utility debts.

Step 4 — Transfer at Land Registry

Both parties, or properly authorised representatives acting under a valid power of attorney, attend the Land Registry. The applicable transfer charges are paid, the transfer declaration is signed and the buyer is registered as owner. BESTATE PROPERTY coordinates the appointment, documents, payment sequence and handover.

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Statutory Costs on Transfer

Rates are set by law and change; the figures below reflect the schedules published in our taxation guide, and the calculator computes from the same source. Your KTEB-registered agency can prepare the cost schedule and transaction documents; confirm tax treatment with the relevant authority or qualified tax professional where needed.

Full Taxation Guide

Transfer Fee (Tapu Devir Harcı)

Charged to the buyer unless otherwise negotiated, and calculated on the higher of the declared contract value or the Land Registry assessed value. The rate depends on buyer nationality and, for Turkish citizens, on how many properties have already been acquired. Our Foreign Buyer Roadmap sets out the current bands with a link to the official gazette notice they come from.

Stamp Duty (Damga Vergisi)

0.5% of the contract value, paid at contract registration (Step 1).

VAT (KDV) — New Builds Only

5% on the contract value for first-sale properties from a VAT-registered developer. Not applicable on resale between individuals.

Professional Support Fees

Agency services, independent legal review, valuation, surveying and tax advice are separate professional services. The scope and fee basis for any service should be agreed in writing before instruction.

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How to Check a Title Deed (Due-Diligence Checklist)

Before any reservation or contract is signed, your KTEB-registered agency should assemble and coordinate the checks below. Where an independent legal opinion or representation is requested or required, a TRNC lawyer can review the legal findings separately:

Land Registry Search (Tapu Sorgulaması)

Current registered owner matches the seller. No mortgages (ipotek), liens (haciz), annotations (şerh), court orders, or restrictions on the title. Parcel and plot boundaries match the physical property.

Developer & Project Checks (Off-Plan / New Build)

Master title ownership — the developer holds clean title to the land. Construction licence (ruhsat) and occupancy permit (iskân) status. Infrastructure approvals (roads, water, electricity, sewage). No developer mortgages on the master title that could block individual title separation. Have the agency verify the project's foreign-ownership quota position and obtain separate legal confirmation where needed, since it can prevent an otherwise eligible purchase from completing.

Planning & Zoning (İmar Durumu)

Confirm the property's zoning designation (konut, ticari, tarım, yeşil alan) matches its use. Check building density (kat alanı oranı / KAKS, taban alanı oranı / TAKS) compliance. Verify no demolition orders or planning enforcement actions exist.

Utilities & Infrastructure

Electricity (Kıb-Tek) and water (Belediye) connection status. Road access (public, private, or right of way). Internet and fibre availability.

Common Risks in Title Transfers

Missing the registration deadline that applies to the transaction can remove contractual protection or, under the current foreign-buyer rule, invalidate the agreement. Other risks include an unauthorised seller, mortgages or court restrictions on the title, developer debt affecting a master title, delayed issue of separate titles in off-plan projects, and agricultural land marketed as buildable without the required planning approval.

Title Deeds for Off-Plan Developments

Off-plan buyers initially receive a contractual right registered against the master title. Individual title (Kat İrtifakı / Müstakil) separation occurs after completion, occupancy permit, and developer application. Key questions to ask the developer: current master title status, any bank mortgages on the land, the committed timeline for title separation, and whether the project's foreign-ownership position permits your purchase.

What Foreign Buyers Must Know

Acquisition limits apply. Foreign nationals may acquire a limited number of properties, and the limit differs for citizens of countries with reciprocity. The current bands, with their statutory source, are set out in the Foreign Buyer Roadmap. PTP is mandatory — Council of Ministers permission is required before transfer can complete. Inheritance — foreign owners can bequeath property, but heirs must also obtain PTP to complete the transfer. Resale — a foreign seller must find a buyer who also qualifies for PTP, and the buyer's own transfer-fee band will apply.

How BESTATE PROPERTY Supports the Title Process

BESTATE PROPERTY prepares sales contracts and transaction documents with the parties; coordinates offers, negotiations, title and encumbrance checks, seller or developer documents, PTP files, tax and Land Registry steps, payments and handover; and sets out the statutory costs openly in our Tax Calculator. Where a client wants a separate legal opinion or where formal legal representation is required, we coordinate that work with an independent TRNC lawyer without handing ownership of the entire transaction to the lawyer.