Property Inspection Visits

Introduction

Property inspection visits in North Cyprus are a common way for overseas buyers to explore real estate opportunities before committing to a purchase. Often marketed as “inspection trips” or “viewing visits,” these short stays are typically organised by estate agents, developers, or investment consultancies and combine property viewings with local orientation and buying guidance.

However, inspection visits vary widely in structure, cost, and conditions. Understanding who offers them, what is included, and who pays for flights, accommodation, and other expenses is essential before booking.

This guide explains how property inspection visits in North Cyprus really work, what buyers should expect, and what to confirm before travelling.
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What Is a Property Inspection Visit in North Cyprus?

A property inspection visit is a short, structured trip (usually 2–4 nights) designed to allow potential buyers to:
• View selected resale and/or new-build properties
• Tour key areas such as Girne, İskele, Famagusta, or the Karpaz
• Understand the buying process, costs, and legal framework
• Meet estate agents and sometimes independent lawyers
• Decide whether to reserve or proceed with a purchase

These visits are widely used by international buyers because they reduce uncertainty and allow informed decision-making on the ground.
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Who Offers Property Inspection Visits?

1. Local Estate Agents
Local estate agencies are the most common providers. They usually:
• Arrange property viewings and area tours
• Provide local transport during viewings
• Assist with hotel bookings (free, discounted, or refundable)
Some agents advertise “no obligation” inspection visits, but terms still apply.

2. Property Developers
Developers often host inspection visits focused only on their own projects. These visits:
• Follow a fixed itinerary
• Require attendance at presentations and site tours
• Offer limited exposure to the wider market
Developer trips can be useful for buyers already committed to a specific project but are less suitable for market comparison.

3. Property Investment & Consultancy Firms
These firms usually provide structured inspection packages, often including:
• 3–4 nights in a hotel
• Airport transfers
• Guided property tours
• Introductory legal briefings
They tend to be transparent about inclusions and exclusions and may charge upfront or secure the visit with a refundable deposit.

4. Deposit-Secured Inspection Visits
Some companies require a refundable holding deposit (often several thousand pounds) to qualify for an inspection visit.
• If you purchase, the deposit is deducted from the price
• If you do not purchase, accommodation and service costs are deducted before refund
This model filters serious buyers but must be reviewed carefully.
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Conditions Commonly Attached to Inspection Visits

Although advertised as “free” or “no obligation,” inspection visits often include conditions such as:

Attendance Requirements
• Mandatory participation in scheduled viewings and presentations
• Skipping sessions may invalidate accommodation or transport support

Exclusivity Expectations
• Some agents expect buyers to view properties only with them during the visit
• Cost coverage may depend on exclusivity

Accommodation Limits
• Free or discounted hotels are often:
o Subject to availability
o Limited to a specific number of nights
o Capped in value
o Refundable only if a purchase is made

Refund & Deposit Rules
• Refunds are often conditional on:
o Purchasing during the visit
o Minimum property values
o No additional discounts being applied

Reservation Deposits
• Reservation deposits are commonly non-refundable once passed from lawyer to seller
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Who Pays for What? (Flights, Hotels, Transfers & Meals)

Flights
Almost always paid by the buyer.
Flights are rarely included in inspection visits.

Accommodation
Three common models exist:
1. Buyer pays, with a refund if they purchase (often capped)
2. Agent or developer provides accommodation as part of the visit
3. Deposit-secured model, where hotel costs are deducted if no purchase occurs
Always confirm:
• Hotel name or standard
• Number of nights
• Single supplements
• Refund conditions

Airport Transfers & Local Transport
• Sometimes included in packaged inspection visits
• Sometimes paid directly by the buyer
• Occasionally payable in cash
Local transport during viewings is usually provided.

Food & Drink
Typically:
• Breakfast included
• Lunch, dinner, and personal expenses excluded
Some agents may cover selected meals, but this should never be assumed.

Legal Meetings
Many inspection visits include:
• An introductory meeting with a lawyer
• General explanation of the buying process
This does not usually include full conveyancing services.
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Typical Inspection Visit Itinerary

A standard visit often follows this structure:
• Day 1: Arrival, airport transfer, hotel check-in
• Day 2–3: Area orientation and property viewings
• Day 4: Follow-up viewings, legal discussions, departure
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Key Buyer Warnings and Best Practices

• “Free” inspection visits almost always come with conditions
• Never assume flights or meals are included
• Always confirm refund caps and triggers in writing
• Clarify whether you are seeing one developer or the wider market
• Understand exactly when a reservation deposit becomes non-refundable
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Questions to Ask Before Booking an Inspection Visit

• Who pays for flights?
• Is accommodation free, discounted, or refundable — and under what conditions?
• Are airport transfers included?
• Which meals are included?
• Are there attendance or exclusivity requirements?
• What happens if I do not purchase?
• Is the reservation deposit refundable?
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Final Thoughts

Property inspection visits in North Cyprus can be a valuable and cost-effective way to buy property, but only when buyers clearly understand the terms attached. The key is transparency: knowing exactly who pays for what, under what conditions, and what financial commitments are triggered during the visit.

Approached correctly, an inspection visit should help you make an informed decision — not pressure you into one.