North Cyprusfrom60000£
studio on Long Beach · 1-bed from £85,000
The most affordable entry prices in the Mediterranean: Iskele €700–1,500/m², Kyrenia €1,200–2,500/m². Spain and Portugal cost 2–4 times more.
Kyrenia · Long Beach · Famagusta · Esentepe
Seafront apartments in North Cyprus from £60,000, villas from £250,000. The developer finances the purchase in instalments of up to 8 years – no bank. Rental yields of 6–12 %, a residence permit for the whole family, English widely spoken and a legal system based on English law. Two and a half hours from Sarajevo via Istanbul.
North Cyprus is the last corner of the Mediterranean where a seafront apartment costs what a studio does at home. And where the developer gives you the instalments.
Emotion brings you to the coast. Numbers keep you there. Here are the numbers – and three risks you must know.
studio on Long Beach · 1-bed from £85,000
The most affordable entry prices in the Mediterranean: Iskele €700–1,500/m², Kyrenia €1,200–2,500/m². Spain and Portugal cost 2–4 times more.
annual price growth (2024–2025, analyst estimates)
The market is maturing: buyers now choose completed projects and strong developers – exactly what we offer.
gross rental yield
Holiday rentals on Long Beach and student rentals in Famagusta keep demand up all year.
instalments directly from the developer
NorthernLAND finances purchases for up to 8 years. No bank, no mortgage, no interest on instalments until handover.
passengers at Ercan airport, Jan–Nov 2025 (+20.2 %)
New terminal, 34,000 flights a year, direct flights from Istanbul and Ankara.
minimum property for a residence permit
No minimum value: the purchase contract entitles you, your spouse and children to residence.
North Cyprus is recognised only by Türkiye; flights go via Istanbul or Ankara (Ercan – 12 destinations, all in Türkiye). The property dispute with the south is real – choose your title deed carefully.
Turkish title (pre-1974), Exchange (Eşdeğer) and TRNC Allocation (Tahsis). The deed type sets the price and the risk – our lawyer checks it before you pay.
Dozens of projects are being built at once. The difference between a return and a problem is a developer who delivered what it promised – which is why we work with NorthernLAND (23 years, 18 completed projects).
Pick a goal – the page will highlight the destinations and projects that fit it.
Holiday rental on Long Beach or student rental in Famagusta, managed remotely.
15–25 % a yearBuy off-plan at the launch price, sell at handover or hold.
320 sunny daysA place for summers, retirement or remote work – 320 sunny days, English spoken.
no minimumA residence permit for the family through property, with no minimum value.
Each coast sells a different life – and a different return. Choose yours.
Tourism and business capital · highest prices, most stable values
Old harbour, castle and mountains – the heart of North Cyprus.
Goal: Second home · Long-term rental · Residence
Offers in KyreniaThe island’s investment hub · Grand Sapphire · 300 m from the sea
15 kilometres of sandy beach and a city within a city.
Goal: Rental · Capital growth
Projects on Long BeachHistory, harbour and 20,000+ students · year-round rental
City walls, Salamis and a university town alive all year.
Goal: Rental · Residence
Offers in FamagustaLifestyle coast east of Kyrenia · Korineum golf · Casa del Mare
Between the mountains and the sea – villas, golf and quiet.
Goal: Second home · Capital growth
Offers in Esentepeİskele · Long Beach · NorthernLAND
Grand Sapphire Resort (1,630 apartments, towers of 27–31 floors, hotel) and Grand Sapphire Blu (2,345 units, 5-star hotel with casino, Punta Cana – the island’s largest pool at 4,000 m², an infinity pool on the 27th floor, water park, beach club) form a complex that generates its own rental demand. Studios from £93,900, 1-beds from £123,900, 30 % down and instalments until handover in 2027.
We only work with developers who delivered what they sold. Every new partner goes through the same check.
Currently on offer: the live projects of NorthernLAND, a developer with 23 years and 18 completed projects on the island. The portfolio is expanding to other vetted developers. Filter by destination or developer.
Change the assumptions and see what your apartment in Cyprus really returns. Illustrative – exact figures come with the feasibility study.
Assumptions: linear value growth, rent without indexation, no rental income tax. Prices and payment plans are from the developer’s offer (Oct 2026) and subject to change.
Deed type, permits, contract registration and the developer’s track record – our licensed lawyer in Cyprus checks everything before you reserve.
Consultation, contract and handover in your language. Team in Sarajevo, partners in Cyprus and Istanbul.
Residence permit, rental management, bills and resale. Ownership without travelling to the island.
Goal, budget, horizon. Output: investment profile and a shortlist of destinations.
On site in Cyprus (we organise the trip) or by video and 360° tour.
Deposit of £3,000–5,000, unit and price locked.
Licensed lawyer: title deed, permits, contract in your language.
The contract is registered at the Land Registry within 21 days – from then on you are protected.
Council of Ministers (PTP), 3–6 months; meanwhile you pay instalments and can apply for residence.
Keys, utility connections, title transfer and optional rental management.
| Item | Amount | Note |
|---|---|---|
| Stamp duty | 0.5 % of contract | Paid at contract registration |
| VAT (KDV) | 5 % – new-builds | Resale: no VAT |
| Title transfer fee | 3–9 % | Depends on buyer status and number of properties; 3 % for a first purchase per one source, 9 % for foreigners per another – confirmed by the lawyer |
| Lawyer | £1,500–2,500 + 16 % VAT | Due diligence, contract, registration, PTP |
| Permission to purchase (PTP) | included in legal fees | Council of Ministers, 3–6 months |
| Electricity and water connections | £1,700–5,500 | Depends on property size |
| Item | Amount | Note |
|---|---|---|
| Property tax | nominal | A few tens of pounds a year, per m² |
| Maintenance (aidat) | £60–150 per month | Higher in resorts with hotel and pools |
| Rental income tax | depends on status | Confirmed by lawyer/accountant |
| Tax on sale | 2.8 % (seller) | Withholding tax for individuals |
Yes. Foreign nationals buy with a Council of Ministers permit (PTP), which your lawyer applies for after contract registration. Since 2025 a foreigner may buy up to 3 apartments, 1 house on a plot of up to 3,300 m² or 2 villas in a complex.
The developer finances the purchase: a down payment (usually 30–35 %) then monthly or quarterly instalments until handover, and with NorthernLAND campaigns up to 8 years. No bank, no mortgage, no credit check.
Prices are in British pounds (GBP), sometimes euros. The local currency is the Turkish lira, but property and rents are contracted in hard currency.
Yes. The purchase contract (or title deed) entitles you, your spouse and children to a residence permit – with no minimum property value, provided the property is residential and larger than 17 m². For the first three years it is issued for one year at a time, then for two.
Sarajevo–Istanbul (2 h) and Istanbul–Ercan (1.5 h). All flights to Ercan go via Türkiye. The alternative is Larnaca in the south with a border crossing (40 min from Long Beach).
North Cyprus is recognised only by Türkiye. There are three types of title deed; Turkish title and deeds on land without prior ownership disputes carry the lowest risk. Our lawyer checks the origin of the deed before every reservation.
The Grand Sapphire complex has hotel management; for other units we use rental partners (listing, guests, cleaning, collection). Cost 20–30 % of income for holiday rentals.
Tell us why you are buying – rent, growth, a second home or residence – and you get an investment profile, a shortlist of destinations, a payment plan and numbers you can verify. No obligation.
We will get back to you the same working day with a consultation slot.
Data are from the listed sources, verified in October 2026. Price growth and yield figures are market analysts’ estimates (there is no official TRNC price index) and should be treated as guidance. Exchange rate: £1 ≈ €1.17.
Pexels (free licence); project renders and video: NorthernLAND Construction Ltd.