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Foreign Buyer Roadmap

See the published baseline limits by buyer group and property type, then work through the legal questions that must be checked before signing.

Foreign Buyer
Roadmap

Turkish Citizens
6 Flats or 3 Villas · Tiered Fee
Other Foreigners
3 Flats or 2 Villas · 9% Fee
TRNC Citizens
Unlimited · No Permit

Nationals of states that recognise the TRNC and grant reciprocal rights have higher apartment and site-villa limits. The transfer-fee band is determined separately by nationality and acquisition history. The law lists these categories as alternatives, not as a combined allowance; if you already own property in North Cyprus or plan more than one purchase, have a lawyer confirm your remaining entitlement before you reserve.

Buyer status
Property type
Baseline limit in published lawUp to 6 apartments

Under reciprocity, Turkish citizens are permitted up to 6 apartments (3rd country foreigners limited to 3).

Title transfer fee: 6% on the first property, 8% on the second, 9% on the third and on any fourth to sixth apartment (ask the Land Registry whether a one-time first-home reduction applies)Council of Ministers permission required: Turkish citizens also require Council of Ministers permission (PTP). BESTATE PROPERTY can coordinate the contract, registration and PTP file.
Checks before signing
  • Confirm reciprocity status and the 6 apartments or 3 villas entitlement
  • Title deed type, encumbrances, mortgages and seller authority
  • Register the stamped contract and file the PTP application within one month
  • Prepare a criminal-record certificate from your own country; ask for the current format requirements
  • Track the transaction-specific duty and title-transfer deadlines after permission is published
This tool provides general orientation, not a final eligibility decision or legal opinion. BESTATE PROPERTY can prepare the transaction file and coordinate the deadlines. Confirm the result for the buyer, existing holdings and chosen property with the relevant authority and, where needed, an independent legal or tax professional. Most of the limits and deadlines here come from Decree-Law 89/2026, which is temporary; when it stops applying, the rules may change again. Check the date shown, and confirm the current position with a lawyer before you sign. · Legal baseline as of 27 September 2026: Law 52/2008 (as amended by Law 39/2024) and Decree-Law 89/2026 (Official Gazette No. 147, 7 August 2026). Open Official Gazette source