New property purchase rules announced in Northern Cyprus
This month, new regulations regarding the purchase of property in Northern Cyprus by foreign buyers were announced.
Since the announcement on May 22, there has been much speculation and misinformation about how these new rules will affect previous, current, and future buyers in Northern Cyprus.
Are the new regulations final?
Not yet.
The rules are currently being refined, and several legal challenges are underway or expected.
An update will follow as soon as concrete information is available.
Why were new regulations introduced?
The new rules were necessary to protect the beauty and unique Cypriot culture of Northern Cyprus for future generations.
They were also introduced to prevent price increases and ensure that agencies and developers operate within legal boundaries.
How many properties may a foreign investor buy?
The new regulations enforce the existing rule of “one property per person.”
This rule was often bypassed through unregistered contracts with developers.
From May 2024:
👉 Foreign buyers may purchase only ONE property.
Anyone who owns more than one will be given a deadline to sell additional properties.
Agencies and developers who promoted multiple-property purchases for profit will now find that their clients must sell excess properties within a defined timeframe.
Will property prices fall due to the new rules?
A key goal of the legislation is to control prices—especially for local residents—and protect the beauty of Northern Cyprus.
Prices are expected to stabilise, not decline.
In overbuilt or oversold developments, downward corrections may occur if many units hit the market at once.
Resale properties with individual title deeds may increase in value, as demand is expected to rise under the new regulations.
Are joint title deeds affected?
We are awaiting clarification from lawyers regarding villas and apartments with shared (joint) title deeds rather than individual deeds.
Updates will follow when official legal instructions are issued.
Will the new rules help preserve local culture?
Yes.
Rapid development has caused some areas to become dominated by non-Turkish-Cypriot buyers, threatening local culture.
The new rules require that at least 20% of all new developments be sold to local Turkish Cypriots or citizens from mainland Turkey.
The new rules may affect my purchase — what should I do?
Don’t panic!
Existing buyers will have time to comply, receive their title deed, or sell their property.
There will also be “grandfather clauses” protecting buyers who had contracts before the rules took effect.
If you do not yet have a deed in your name, the most important step is:
👉 Consult your TRNC lawyer.
Why have prices risen so sharply?
Over the past two years, prices have increased due to the influx of buyers from Russia, Ukraine, Scandinavia, Germany, and other countries.
This made housing unaffordable for many local Turkish Cypriots with significantly lower incomes.
How will the new rules preserve TRNC’s natural beauty?
Rapid development driven by the property boom has threatened the island’s natural landscape.
By imposing restrictions on new developments and tightening the permit process, the growth of new construction will slow down and help protect Cyprus’ natural beauty.
Are there different rules for Turkish mainland buyers?
Yes.
Since Turkey recognises the TRNC, Turkish citizens may purchase up to three properties per person.
This would also apply to any future country that recognises the TRNC.
New legal guidelines for off-plan properties
Before the new rules, developers regularly sold off-plan properties while waiting for title deeds.
The new rules clearly state:
❗ Developers may NOT sell any property unless at least a “Kat Irtifak” (preliminary title deed) exists.
❗ This preliminary deed can later be exchanged for the full deed once the project is completed.
Therefore:
🔸 Do NOT buy off-plan property without Kat Irtifak / preliminary deed.
🔸 Do NOT sign any contract for such a property.
If you already signed such a contract — consult your lawyer immediately.
Developers may be given deadlines to apply for preliminary deeds, but each case will differ.
Practical consequence
For resale property:
👉 The title deed MUST exist and be verifiable — otherwise the contract is invalid.
Serious agents always inform buyers of this.
For off-plan, follow the guidance above.
Source
This information is based on statements from lawyers in our network and licensed NC estate agents with over 20 years of experience.