North Cyprus Property Law 2026: The New Rules for Foreign Buyers, Clearly Explained

In October 2026, North Cyprus published new, clear rules for foreigners who buy property. Decree-Law 119/2026 sets how many homes a foreign buyer can own, the deadlines for registering a purchase and what happens if you want to buy more. Together with the new residence rules of the same month, it gives international buyers a simple and reliable framework. This guide explains the 2026 rules in plain language, based on the official text published in the Official Gazette.

What is Decree-Law 119/2026?

Decree-Law 119/2026 was published in the TRNC Official Gazette (No. 196) on 6 October 2026. It replaced the August 2026 decree (89/2026) and now sets the rules for foreigners who acquire property in North Cyprus. As before, a foreign buyer needs permission to purchase from the Council of Ministers before the title deed is transferred into their name. Your lawyer prepares and submits this application for you.

How many properties can a foreigner buy?

With the permission of the Council of Ministers, a foreign individual can acquire one of the following:

• Apartments: up to three apartments.
• Detached house: one detached house on land of up to 3,300 m².
• Villas in a complex: two two-storey villas within a residential site.
• Land with a house: one plot of building land of up to 1,338 m² with a single house.

Higher limits apply to citizens of countries that recognise the TRNC and grant reciprocal rights. Your lawyer checks that your purchase fits these limits before you sign.

The deadlines you need to know

1. The stamped sales contract must be registered at the Land Registry within one month, together with the application for permission to purchase.
2. The title deed must be transferred within one year of the Council of Ministers decision.
3. Older contracts that were never registered were given six months to be registered.

Registering your contract quickly is also your best protection: it records your interest in the property and prevents the seller from selling it to someone else.

What if you want to buy more?

For buyers whose purchase goes above the limit, the decree provides a right-of-use certificate. Ask your lawyer whether this option suits your plans before you sign a contract.

Purchase costs in 2026

• Transfer fee: 9% for foreign buyers since 15 May 2025; for a first property, 6% when the contract is registered and 3% at the title deed transfer.
• Stamp duty: 0.5% of the contract value, paid shortly after signing.
• VAT: usually 5% on new builds bought from a developer.

Every step of the purchase is explained in our complete guide on how to buy property in North Cyprus.

Residence through property in 2026

The residence rules were also updated in October 2026 (Official Gazette No. 193 and 194). Owners with a title deed can receive a residence permit of up to ten years without proof of income when their properties are worth £300,000 or more in total, and up to five years without proof of income below that. Read our guide to the North Cyprus Golden Visa.

What the 2026 rules mean for you

The new rules make buying in North Cyprus clearer than ever. You know in advance how many homes you can own, which deadlines apply and how long your residence permit can be. With an independent lawyer and a registered contract, buying from abroad is safe and straightforward. Whether you are looking for an apartment, a villa or a home by the sea, our guides show you the best options.

Frequently asked questions

Can foreigners still buy property in North Cyprus in 2026?

Yes. Foreign individuals can buy property with permission from the Council of Ministers, within the limits of Decree-Law 119/2026.

How long do I have to register my contract?

One month. The stamped sales contract is registered at the Land Registry together with the application for permission to purchase.

Do I have to live in North Cyprus to buy?

No. With a power of attorney, your lawyer can register the contract, pay the fees and apply for the permission while you are abroad.

Is the transfer fee still 9%?

Yes. For foreign buyers the transfer fee is 9%, and for a first property it is paid as 6% at contract registration and 3% at the title deed transfer.

Talk to our team

Luxury Life Property Cyprus helps you choose the right home, check it with an independent lawyer and complete the purchase under the 2026 rules. Browse our properties for sale in North Cyprus or contact us on WhatsApp at +90 533 886 6891 for a free consultation.

Sources

• TRNC Official Gazette No. 196, 6 October 2026 — Decree-Law 119/2026 on the rules for foreigners acquiring property (in Turkish)
• TRNC Official Gazette No. 193, 2 October 2026 — Residence Permits and Visas (Amendment) Regulation (in Turkish)
• TRNC Official Gazette No. 194, 5 October 2026 — Residence Permits and Visas (Amendment) Regulation (in Turkish)

Information in this article is as of October 2026.