The property ownership rules for foreigners in North Cyprus were revised with a new decree that came into effect on 11 May 2026. The regulation, published in the Official Gazette, introduced important changes in several areas, including residential purchase limits, apartment and villa ownership, investment requirements, usage rights, and existing sales contracts.
The new regulation is especially important for foreign investors planning to buy property in North Cyprus, people who want to purchase a home for residence purposes, and buyers who have already acquired property from ongoing or completed projects.
Those who want to browse apartments, villas, and other real estate listings in North Cyprus can visit the North Cyprus real estate listings page on PazarKıbrıs to view current property options.
Table of Contents
How Many Apartments or Villas Can Foreigners Buy in North Cyprus?
Under the new regulation that came into effect in 2026, foreign individuals or legal entities can purchase property within specific limits, subject to permission from the Council of Ministers.
According to the decree, foreigners may be allowed to purchase:
- one residential property on land of up to 1,338 square metres,
- up to three apartments,
- one detached house on land not exceeding 3,300 square metres,
- or two two-storey villas in mass housing or residential site projects.
The decree also states that a second residence or apartment building cannot be constructed on the land where a purchased detached house is located.
Broader rights are granted to citizens of countries that officially recognise the TRNC and provide the same rights to TRNC citizens. For these buyers, the apartment purchase limit may increase to six, while the villa limit may increase to three.
€10 Million Requirement for Property Acquisition for Investment Purposes
The new decree also revised the conditions for foreigners who want to acquire property for investment purposes in North Cyprus. According to the regulation, foreign individuals or legal entities that plan to invest in tourism, education, healthcare, industry, agriculture, technology, or research and development must make an investment of at least €10 million.
The decree states that build-and-sell residential projects are excluded from the scope of investment. In other words, projects that are only based on constructing and selling residential units are not considered investment projects under this regulation.
Foreign individuals or companies planning to invest must deposit at least €10 million in a bank operating in the TRNC under the company’s name. This amount must then be used within two years for the declared investment purpose.
The “Licensed Intermediary Investor” System Will Be Introduced for the First Time
One of the notable points in the 2026 regulation is the introduction of the “Licensed Intermediary Investor” system. Under the new system, investors who receive an annual licence from the relevant undersecretariat affiliated with the Ministry may be able to take control of certain properties without acquiring ownership.
According to the rules stated in the decree, licensed intermediary investors will be able to take control of at least 10 residential units per year, either at the project stage or after final approval. These properties may then be marketed to foreign individuals or legal entities both inside and outside the country.
However, properties taken under control must be registered with the relevant Land Registry Office within one month. In addition, investors must complete the title deed transfer of the properties they market within two years at the latest.
If the required procedures are not completed within the specified periods, the relevant investors may be included under the “Holiday Homes” legislation, or their licences may be cancelled.
New Transition Period for Existing Sales Contracts
The decree also sets out a transition process for property sales contracts that were previously made by foreign individuals or legal entities.
According to the regulation, existing sales contracts must be registered with the relevant Land Registry Office within six months after the new rules come into effect. Buyers must also apply for purchase permission within this period.
An additional fee will apply to sales contracts that exceed the permitted acquisition rights. If the required notification is made within the specified period, a fee equal to 1% of the sales price will be payable.
If the notification is made after the specified period, this rate will increase to 3%.
10-Year Usage Certificate System Introduced
One of the notable changes in the new decree is the introduction of the “usage certificate” system. According to the regulation, foreigners who exceed their acquisition rights but meet the required conditions may be granted a 10-year right of use.
Under this system, ownership of the property will remain with the seller. However, individuals who receive a usage certificate will have the right to use and benefit from the property.
The decree specifically states that this arrangement does not provide ownership rights. In other words, individuals granted usage rights will not become the official owners of the property.
The decree also states that, for properties falling within the scope of “Holiday Homes,” an indefinite right of use may also be possible.
New Rules for Title Deed Transfers and Trustee Agreements
The new decree also introduces new deadlines and obligations for title deed transfers, trustee agreements, and existing sales contracts made by foreigners.
The regulation sets specific timeframes for several procedures, including title deeds that have not yet been transferred, the transfer of properties acquired for investment purposes, condominium procedures, and planning approval processes.
Trustee agreements and existing sales contracts made by foreigners must also be brought into compliance with the new rules.
Contracts that are not completed within the specified deadlines may become invalid. However, in certain cases, the Council of Ministers may grant additional time.
The Ministry of Interior is responsible for implementing and enforcing the regulation.
Conclusion
The 2026 regulation introduces important changes to property ownership rules for foreigners in North Cyprus. The new rules cover several key areas, including purchase limits, investment conditions, the usage certificate system, existing sales contracts, title deed transfers, and trustee agreements.
Foreigners who are considering buying a home or investment property in North Cyprus should carefully follow the current rules before making a purchase. Since the regulation includes different conditions for residential buyers, investors, existing contract holders, and certain types of property use, each case should be evaluated according to its own legal situation.
Those who want to compare available properties can browse PazarKıbrıs property listings to view current real estate options in North Cyprus.
Source: Kıbrıs Postası
