How to Buy Property in North Cyprus: A Step-by-Step Guide

The northern side of Cyprus is the Turkish-speaking part of the island with a legal system based on British legislation. Buying property in North Cyprus can be a bit slow and challenging due to it being a relatively small island country. The government offices are small, and the number of officials is often insufficient. However, TEKCE Real Estate’s local experts resolve the bureaucratic processes as quickly as possible in person, which provides you with the fastest solution.

Buying real estate in North Cyprus basically consists of a series of legal procedures to follow. The registration of the property typically takes between 21 days and 12 months, but TEKCE's expertise reduces this bureaucratic step to 6 months. If you are not aware of the fundamentals of how to buy property in North Cyprus, it is way easier to follow every step with a professional consultant.

Here are the 8 simple steps to buy a property in North Cyprus:

1. Listening to your wishes & finding your dream property
2. Arranging a viewing tour
3. Negotiating the terms & agreeing on the deal
4. Paying the deposit & securing the property
5. Signing the sales contract and official registration
6. Registering the contract
7. Applying for the Permission to Purchase (PTP)
8. Completing the transfer & receiving your title deed

Step-by-Step Guide to North Cyprus Property Buying Timelines

The steps involved in buying property in Northern Cyprus generally depend on whether you are buying an off-plan or resale property. Therefore, we have created a focused step-by-step guide below for both scenarios.

1. Buying a Resale Property in North Cyprus

Resale properties are completed homes that are ready for immediate occupation. While they are technically in the second-hand market, many of these properties are actually brand new and never used, as many investors buy homes on the construction stage and sell them directly after completion.

This option is perfect if you want to inspect the finished product before purchasing. Resale properties have three main advantages: You can move right away without waiting, you can start earning rental income immediately, and you can verify all the physical conditions before making any payment.

Here is a timeline of purchasing a resale property from private sellers:

Step 1: Listening to Your Wishes and Finding Your Dream Property (1-2 Days)

Define exactly what you want in your dream home. Location, on-site amenities, and furnishings are as important as the number of bedrooms, bathrooms, and kitchen layout. Share these details clearly with your agent so they can create a focused portfolio according to your preferences and investment goals.

Step 2: Arrange a Viewing Tour (1-2 Days)

Your agent will arrange a viewing tour on an available day for you. Ask every question on your mind and try to imagine your new life here. If you are unable to travel at the moment, don’t worry. TEKCE Real Estate has both physical and virtual property viewing tour options. During a virtual tour, you will see every detail of the interior and exterior via live video, just as if you were there.

Step 3: Negotiating Terms & Conditions (2-3 Days)

Once you choose your home, you can move to the details. If negotiation is possible, your agent will secure the best possible price and terms on your behalf. This step also involves negotiations on the inventory list, payment schedule, and deposit amount.

Step 4: Down Payment

Following the negotiation, the down payment is made. This amount usually ranges between 5% and 10% of the sales price.

Step 5: Signing the Sales Contract and Official Registration (3-7 Days)

The sales contract is signed with the construction company under the supervision of your lawyer. Afterwards, the contract is registered at the Tax Office and the Land Registry to secure the transaction.

Step 6: Permission to Purchase (PTP) Application (1-6 Months)

At this stage, an application is made to the Council of Ministers to obtain a Purchase Permit. The waiting period for this document typically takes from 1 to 6 months.

Step 7: Title Deed Caution

While waiting for the PTP processing, a Title Deed Caution (şerh) is placed on the title deed to prevent the property from being transferred to anyone else. If you wish, a usage right can also be obtained at this stage.

Step 8: Title Deed Transfer (1-7 Days After Approval)

After obtaining the Purchase Permit from the Council of Ministers, you first need to remove the legal title deed caution (if any). Afterward, you can proceed to pay the necessary taxes and transfer the title deed into your name. At this point, you also have the option to sell the property and transfer the deed to another individual.

2. Buying an Off-Plan Property in North Cyprus

Off-plan properties refer to the homes that are currently in the construction or planning stage. When buying an off-plan property, you need to keep in mind that the property is not ready for immediate move-in. However, off-plan properties come with great benefits, especially in the financial scope.

The biggest benefit of purchasing an off-plan property (buying from a construction company) is its cost-effectiveness. Off-plan properties generally start at the lowest prices in the launch phase, and these prices increase gradually by completion. Moreover, construction companies offer flexible payment terms with long installments and low or zero interest. North Cyprus imposes strict regulations for off-plan construction to protect the buyers’ rights.

Here are the steps involved in buying off-plan properties in North Cyprus.

Step 1: Listening to Your Wishes and Finding Your Dream Property (1-2 Days)

Define your investment goals clearly. Are you looking for capital appreciation, a holiday home, or rental income? Since the property is under construction, prioritize the developer’s reputation, project facilities, and handover date. Also, decide on your budget and review the installment plans to find the best option for you.

Step 2: Arrange a Viewing Tour (1-2 Days)

Visit the construction site to see the location and progress firsthand. If available, inspect the model units to evaluate the material quality. If you cannot travel, TEKCE Real Estate offers virtual property viewing tours where your agent can guide you through the construction site, surroundings, and 3D renders.

Step 3: Negotiating Terms & Conditions (2-3 Days)

At this stage, terms and conditions concerning the final price, payment plan, down payment, and installment schedule are finalized. You can also discuss interior customization at this stage if possible.

Step 4: Deposit & First Installment (3-7 Days)

The process begins with the formal reservation of the property, which requires a deposit, typically 5% of the total purchase price. This stage includes a 15-day cooling-off period, and if the buyer changes their mind for any reason during this window, the deposit is fully refunded.

Step 5: Contract Signing (15-20 Days)

Once the cooling-off period ends, the transaction moves into the formal contract stage. An official sales agreement that details specifications and completion timelines is signed between the buyer and the developer. Meanwhile, a lawyer also reads and signs the official sales contract.

Following the execution of this contract, the down payment (which generally ranges from 35% to 50% of the sales price) is paid, typically within one month.

Step 6: Opening a Bank Account (15-20 Days)

After the contract is signed, a local bank account is opened to facilitate the transfer of the down payment and future installments.

Step 7: Permission to Purchase (PTP) Application (6 Months Before Completion)

Following the official registration of the sales contract at the Land Registry Office, the formal application for the Permission to Purchase (PTP) is submitted to the Council of Ministers.

Step 8: Handover & Title Deed Transfer

Upon the project's completion, the keys are handed over, and the final Title Deed is issued and transferred to your name.

Summary Table: Buying Resale vs Off-Plan Property in North Cyprus

Key Legal Considerations While Purchasing Property in North Cyprus

Contract of Sale (Satış Vaadi Sözleşmesi): Since the title deed transfer process in North Cyprus takes time, the "Contract of Sale" is the primary legal instrument used to secure your purchase. This document is legally mandatory for both resale and off-plan property purchases, and must be registered at the District Lands Office to formally protect the buyer's rights prior to the final transfer of the title deed.

Permission to Purchase (Mal Alım İzni): Obtaining a Purchase Permit from the Council of Ministers is a mandatory requirement for all foreign buyers. Although the approval process may take several months, buyers are often granted possession and usage rights to the property during this waiting period.

Title Deed Caution (Şerh): Specifically for resale properties, registering a "Caution" on the title deed is a critical security measure. This legal annotation blocks the property record and prevents the seller from transferring the title to a third party while the Purchase Permit application is processed.

Taxes: Whether you are buying a ready-to-move home or investing in an off-plan project, ensuring the legal safety of your investment is crucial. To complete the title deed transfer and protect your asset, you must fulfill the necessary tax obligations. These include Stamp Duty, VAT, and Transfer Fee. These costs are calculated based on the official government rates at the time.

Legal Assistance: Property buyers may need a lawyer on their purchasing journey. The legal representative will assist buyers throughout. With a power of attorney, lawyers can even handle all procedures on behalf of the buyer.

Which Documents Do Foreigners Need While Buying Real Estate in Northern Cyprus?

Here are the documents needed for the purchasing permission application in North Cyprus:

• Copy of the passport
• Criminal records obtained from the police station in your country of residence