Buying Land

🌴Buying Land in North Cyprus — The Complete Guide (2025 Update)
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🌸Introduction

The idea of owning a slice of Mediterranean paradise is attractive — and North Cyprus (Turkish Republic of Northern Cyprus, TRNC) offers affordable opportunities for land ownership. Whether you’re planning a holiday villa, an olive grove, or a larger development, there are crucial legal and practical steps you need to understand.
This complete guide explains everything about buying land in North Cyprus, including the latest rules for foreigners, the types of title deeds, costs, restrictions, and expert tips for a safe purchase.
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👥Can Foreigners Buy Land in North Cyprus?

Yes — but with conditions. Foreign nationals can buy land and property in the TRNC, though recent rule changes limit the type, size, and number of properties you can purchase. Certain agricultural or forestry plots may be restricted, and residential land comes with specific ownership caps. Always confirm the current regulations before committing.
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📋Types of Title Deeds (Tapu)

When buying land in North Cyprus, the title deed is everything:
• Clean TRNC Title Deed (Safest Option): Issued by the Land Registry and guarantees ownership.
• Developer/Pre-Sale Contracts: Common with new developments but carry risks if not registered.
• Shared Title Deeds: Sometimes permitted for detached houses or apartments, but with strict limits.
👉 Tip: Only proceed with land that can be transferred into your name via the TRNC Land Registry.
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✅Step-by-Step Guide to Buying Land

1. Find a Plot – Research zoning, access, utilities, and land classification.
2. Hire a Lawyer (Advocate) – Essential for checking ownership, debts, liens, and legal compliance.
3. Reservation Agreement – Secure the land with a deposit (ensure refund terms are clear).
4. Due Diligence – Your lawyer confirms planning permissions and registry checks.
5. Sales Contract – Signed and registered with the Land Registry.
6. Title Transfer – After taxes and fees are paid, the deed is issued in your name.
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💰Costs of Buying Land in North Cyprus

• Purchase Price – Negotiated with seller.
• Transfer Tax/Conveyance Fees – Rates differ for foreigners; check current rules.
• Legal Fees – Usually fixed or percentage-based.
• Surveys & Searches – Boundaries, zoning, and title checks.
• VAT (if applicable) – Especially for commercial or new developments.
• Municipal Fees & Utilities – Ongoing costs after purchase.
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⚠️Restrictions & Risks

• Agricultural & Forestry Land: Often restricted for foreigners.
• Unregistered Contracts: Risky without Land Registry approval.
• Multiple Purchases: Strictly limited by law.
• Shared Titles: Restricted to certain property types.
👉 Always double-check with an experienced lawyer before signing anything.
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💰Financing Options
• Local TRNC Banks: May offer mortgages but often require large deposits.
• Foreign Banks: Sometimes easier for expats to arrange finance abroad.
• Cash Buyers: Common, as it avoids complications with lending requirements.
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💰Taxes After Purchase
• Annual Property/Municipal Taxes – Based on land classification.
• Rental Income Tax – If you lease the land or future property.
• Capital Gains Tax – When selling your land at a profit.
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📋Land Measurements

When you’re buying land you won’t see the size in acres or hectares. In Northern Cyprus, land is usually advertised in Donum, or sometimes Evleks.

• 1 Donum = one third of an acre
• 1 Donum = 1,338 square metres
• 1 Donum = 14,400 square feet
• 1 Donum = 120 feet x 120 feet
• 1 Donum = 40 yards x 40 yards
• 1 Donum = 4 Evleks
• 1 Evlek = 3,600 square feet
• 1 Evlek = 60 feet x 60 feet
• 1 Evlek = 20 yards x 20 yards
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👍Freehold and Leasehold

All properties in Northern Cyprus hold a freehold title deed. There is no leasehold.
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⚠️Sovereign Base Areas (SBAs)

If you want to buy land in the SBAs you need consent of the Administrator of the Sovereign Base Areas to purchase, even if it’s owned by someone who has previously obtained consent. Without this consent the acquisition and registration is null and void. The Administrator only gives consent in exceptional circumstances. In other words, overseas buyers probably wouldn’t want to do this.
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Checklist Before Buying

✅ Hire an independent TRNC lawyer.
✅ Confirm zoning and building permits.
✅ Verify title deed status.
✅ Get an official survey and boundary check.
✅ Ensure funds and contracts are traceable and registered.
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🌸Conclusion

Buying land in North Cyprus can be rewarding, but the rules are strict and frequently updated. By working with a reliable local lawyer, verifying the title deed, and budgeting correctly, you can avoid pitfalls and enjoy secure ownership. Owning land here means enjoying the Mediterranean climate, a relaxed lifestyle, and potentially strong long-term investment returns.