New projects
Bought off plan, paid in stages as it goes up. The lowest price you will ever get, and the longest wait. Two to three years.
Gate of Cyprus | Your Gateway to the Golden Island
From up here, it is just light on water.
Closer, it is the last affordable coast in the Mediterranean.
Most people never get through this part.
Which deed. Which permit. Which builder. A country you have never stood in.
So we made the door the whole business.
Gate of Cyprus
Your Gateway to the Golden Island
Property in North Cyprus, with the paperwork made plain.
8–12%
Gross rental yield reported across North Cyprus
Market range, 2025
320
Days of sun in an average year
Long term average
€1,800–2,500
What a couple spends per month, living well
Reported cost of living, 2025
The numbers are why people look. The next six sections are why they actually buy.
Where
Girne. Lefkoşa. Gazimağusa. İskele. Lefke.
Five regions, and they are not interchangeable. Buying in the wrong one is the most expensive mistake we see.
Select a region to move the map
How
Three ways to buy, and they suit different people.
We hold all three. Which one is right depends on how long you can wait and how much risk you want to carry.
Completed projects
Finished, furnished, keys in hand. You pay more and you move in this month.
Private resale
One owner, one price, and room to negotiate. Older buildings, better plots, and the title is usually already clean.
For sale
A deed type on every card.
No other site on this island tells you the title type before you enquire. We put it on the card, because it is the first thing that should change your mind.
Pre-1974 Turkish title
Under construction
Girne Kyrenia
Three bedroom villa above the coast road
£248,000€289,000
3 bed2 bath142 m²
Exchange title
Under construction
İskele Iskele
One bedroom apartment in a beachfront project
£96,500€112,500
1 bed1 bath58 m²
Pre-1974 Turkish title
Key ready
Girne Kyrenia
Four bedroom house with pool and sea view
£415,000€484,000
4 bed3 bath238 m²
Exchange title
Key ready
Gazimağusa Famagusta
Two bedroom apartment near the old town
£139,000€162,000
2 bed2 bath96 m²
Pre-1974 Turkish title
Resale
Lefkoşa Nicosia
Three bedroom family house with garden
£172,000€200,500
3 bed2 bath165 m²
Exchange title
Resale
Lefke Lefke
Three bedroom stone house with olive trees
£118,000€137,500
3 bed1 bath180 m²
These six are examples, shown so you can see how a listing reads. The live portfolio goes in here and every card will carry its real photographs, its real price and its real title type.
The paperwork
The door, opened.
Here is the part other sites leave until you have already fallen in love with something.
Which deed you are buying
Safest
Pre-1974 Turkish title
The land was Turkish Cypriot or foreign owned before 1974. No claim can be made against it. It is the easiest to resell and the easiest to borrow against. It is also the most expensive.
Sound
Exchange title (Eşdeğer)
Issued to Turkish Cypriots for land they left in the south in 1974. Legally sound and very widely owned. Some banks are stricter with it.
Care needed
TMD allocation title
Allocated after 1974 without an exchange. Cheaper, and harder to sell on. We will tell you when a property has one, before you ask.
We refuse
Greek title
We do not sell it. Not at any price.
And the three questions nobody answers straight
01
The Permission to Purchase
Every foreign buyer needs one. Budget six to twelve months, not the two that people promise you. You take possession and live in the property while it is processing. Once it is granted you have 75 working days to pay the taxes and two years to complete the transfer.
02
Where your money goes
Into stage payments held and released by your own solicitor, matched to the construction stages, and always after the stage is finished. Never into our account, and never straight into a builder's.
03
If the builder is late
The contract carries a penalty for late completion and your solicitor holds back the final payment until the property is finished and the paperwork is in place. If a contract we are shown does not have that clause, we say so.
The process
Four locks, in the order you will actually meet them.
Hold the button. Every buying process here comes down to these four, and nothing moves until the one before it is open.
01
Deed
Your solicitor searches the title at the land registry and tells you exactly which of the four types you are buying, and whether anything sits against it.
02
Permit
The Permission to Purchase application goes in. Six to twelve months. You move in and live there while it runs.
03
Payment
Stage payments, held by your solicitor, released only after each construction stage is finished and inspected.
04
Keys
Final approval, taxes paid, and the title transferred into your name at the land registry.
That is the whole process. Six to twelve months, four locks, one solicitor.
Cyprus guide
The island, before the property.
Most people move here before they buy here, in their heads. These are the things they wanted to know first.
History and culture
Ten thousand years, four empires, and a castle above your street.
Full guide coming
Living costs and climate
What a week actually costs, and what 320 days of sun does to a year.
Full guide coming
Schools and universities
Where families put their children, from primary to a British curriculum sixth form.
Full guide coming
Arts, festivals and events
The calendar people move here for, one month at a time.
Full guide coming
Safety
Among the safest places in the Mediterranean, and here is what that means at 2am.
Full guide coming
Buying, tax and law
No inheritance tax. No wealth tax. No tax on a foreign pension. And the parts nobody advertises.
Full guide coming
Questions
The eight we are asked every week.
Is buying in North Cyprus actually legal?
Yes, and thousands of foreign owners live here. What is true is that the TRNC is recognised only by Turkey, so a title issued here is not registered in the Republic of Cyprus land registry. That is why the deed type matters so much, and why we name it on every card. Buy a pre-1974 Turkish title or an exchange title with your own independent solicitor and you are on solid ground.
Will I be able to sell it again?
That depends almost entirely on the deed. A pre-1974 title attracts the widest pool of buyers and the banks lend against it most easily. An exchange title sells well too, with a slightly smaller pool. An allocation title is where people get stuck. We will tell you which one you are looking at before you ask.
What happens if the two sides reach a settlement?
Nobody can promise you an outcome, and anyone who does is selling. What we can tell you is that every settlement plan discussed so far has protected property held under pre-1974 Turkish title, and that this is the single strongest reason to pay more for one.
Can I get a mortgage?
Local banks lend to foreign buyers, usually at higher rates and shorter terms than you are used to in Europe, and they are stricter on exchange and allocation titles. Most buyers here pay in stages from their own funds instead, which is why the stage payment structure matters more than the interest rate.
How do I get the money there?
By bank transfer into your own solicitor's client account, not ours and not the builder's. Your solicitor releases it stage by stage against completed work. Bring your source of funds paperwork, because the banks here ask for it.
Do I have to be in Cyprus to buy?
No. You can give your solicitor power of attorney and complete from your own country. We would still rather you came and stood in the property first, and we will not push you to sign anything before you have.
What does it cost on top of the price?
Budget roughly 8 to 12 percent on top: stamp duty, VAT where it applies, the transfer fee, the Permission to Purchase fee, and your solicitor. We give you the full breakdown in writing for the specific property before you commit to anything.
Can I rent it out when I am not there?
Yes, and short term rental demand is strong on the coast, with occupancy around 68 percent in peak season. Rental income is taxable here, so declare it. We can introduce you to management companies and we take nothing from that introduction.
Get in touch
Tell us what you are looking for.
One message. We reply with real listings that fit, or we tell you honestly that we do not have one.
Or just talk to a person.
No call centre and no chatbot. The same people who write these listings answer the messages.
WhatsApp+90 500 000 00 00
OfficeGirne, Kuzey Kıbrıs
Open WhatsApp
It is with us.
You will hear back within one working day. If it is urgent, WhatsApp is faster.