Title Deeds in North Cyprus (2026): Turkish, Exchange and Allocation Titles Explained
When you buy a home in North Cyprus, the most important document you will receive is the title deed, known locally as the koçan. Buyers soon hear terms like “Turkish title”, “exchange title” and “allocation title”, and it is natural to wonder what they mean. The good news is simple: every title is registered at the official Land Registry, international buyers purchase all of these types every year, and an independent lawyer checks the title before you pay. This 2026 guide explains each type in plain words, what your lawyer checks and how the title is transferred into your name, so you can buy with confidence.
What is a title deed (koçan) in North Cyprus?
A title deed is the official certificate that shows who owns a piece of land or a property. In North Cyprus it is issued and recorded by the Land Registry (Tapu ve Kadastro Dairesi) of each district, such as Famagusta, Kyrenia, Nicosia or Iskele. The record shows the plot number, its size, the owner and any registered mortgage or other charge on the property.
The “type” of title simply describes the history of the land: who owned it before 1974 and how it was registered afterwards. Your lawyer reads this history for you and explains what it means for your purchase.
The three main types of title deed
| Type | Turkish name | What it means |
|---|---|---|
| Turkish title (pre-1974 title) | Türk koçanı | Land that was owned by Turkish Cypriots before 1974 and has been registered in the same way ever since. |
| Exchange title (equivalent title) | Eşdeğer koçan | A full title issued after 1974 to Turkish Cypriots in exchange for property of equal value that they left behind. |
| Allocation title | Tahsis koçan | A title issued after an allocation of land by the state, for example under the points system. |
Turkish title (Türk koçanı)
A Turkish title, often called a pre-1974 title, covers land that has belonged to Turkish Cypriot owners since before 1974. Its ownership history is long and continuous, which is why many buyers and lawyers consider it the most straightforward type. Properties on Turkish title are found in every region, and they are popular with buyers who want a simple history.
Exchange title (Eşdeğer koçan)
An exchange title, also called an equivalent title, was issued under the Housing, Allocation of Land and Equal Value Property Law (İTEM Law, 1977) to Turkish Cypriots who had left property in the south. They received property of equal value in the north, with a full title deed in their name. Exchange titles are full ownership titles registered at the Land Registry, they are bought and sold every day, and many new developments across North Cyprus are built on this type of land.
Allocation title (Tahsis koçan)
An allocation title comes from land that the state allocated to individuals, for example through the points (puan) system. Land that was first given with only an allocation certificate (tahsis belgesi) has to be converted into a full title deed before it can be sold. Once the conversion is complete and the full title is issued, the property can be sold like any other. Your lawyer confirms that this step has been completed before you sign.
In practice, many buyers start with a Turkish title or an exchange title, and they consider an allocation title only when the full title has already been issued and their lawyer is happy with it.
Other terms you may hear
- Shared title (hisseli koçan): one title deed held by several owners, each with a share. Selling a share is possible, and your lawyer checks the shares and the agreement of the co-owners.
- Main title of a new development: in an off-plan project, the apartments are first registered on the developer’s single title for the whole plot. After completion, separate titles are issued for each unit.
- Floor easement (kat irtifakı) and condominium title (kat mülkiyeti): the floor easement records each future unit on the plot while it is being built, and the condominium title is the individual title for your apartment after completion.
- Occupancy permit (iskan): the certificate that confirms a building has been completed according to its permit. It is needed before individual titles can be issued.
If you are choosing between a new project and a finished home, our guide to off-plan vs ready property in North Cyprus explains how titles work in each case.
What your lawyer checks before you buy
A good, independent lawyer works only for you. Before you pay more than a small reservation deposit, they should check at least the following at the Land Registry and the local authorities:
- The type and history of the title, and that it is a full title deed.
- The owner: that the seller, or the developer’s company, really owns the land.
- Mortgages and charges: any bank mortgage (ipotek) or other registered charge, and how it will be cleared before the transfer.
- Permits: the building permit, and for a finished home the occupancy permit (iskan).
- For a new project: that your unit can be recorded under the floor easement, and when separate titles are expected.
Ask your lawyer to explain their findings in writing. These checks usually take only a short time, and they are the best protection a buyer can have. Our complete guide to buying property in North Cyprus describes every step of the process in order.
How the title deed is transferred into your name
- Sign the sales contract after your lawyer’s checks.
- Pay stamp duty and register the contract. Stamp duty is 0.5% of the contract value, and the stamped contract is registered at the Land Registry within one month, as required by Decree-Law 119/2026. Registration records your interest in the property.
- Apply for the permission to purchase. Your lawyer submits the application to the Council of Ministers together with the registered contract.
- Receive the approval. It can take several months, and in most cases you can use or rent out the property while you wait.
- Pay the transfer fee and receive your title. Under Decree-Law 119/2026, the title must be transferred within one year of the Council of Ministers decision. When the property is complete and the fee is paid, the Land Registry issues the title deed in your name.
For a resale home, the transfer can follow soon after the permission. For a new-build apartment, the individual title is transferred after completion, once the condominium title has been issued.
How much does the transfer cost?
Until 5 January 2027, foreign buyers pay a reduced transfer fee of 4% for a first property, 5.5% for a second and 6% for a third (Official Gazette No. 196 and 197, October 2026). Before this, the rate was 9%. Most new-build properties also carry 5% VAT. Our article on the North Cyprus transfer fee explains who pays what and when, and our guide to the North Cyprus property law 2026 covers the purchase limits for foreigners.
Your title deed and residence
A title deed in your name also opens the door to residence. Under the residence rules in Official Gazette No. 193 and 194, a property with a title deed value of at least £300,000 can support a 10-year residence permit. Read more in our guide to the North Cyprus golden visa.
Buying with Luxury Life Property
We show you the title type of every property from the first viewing, work alongside your independent lawyer and stay with you until the keys and the title deed are in your hands. Browse our properties for sale or contact our team for free advice.
Frequently asked questions
Which title deed is best in North Cyprus?
Many buyers and lawyers see the Turkish (pre-1974) title as the most straightforward, and the exchange title is a full title that is bought and sold every day. The right choice depends on the specific property, so ask your lawyer to explain the title before you sign.
Is an exchange title (eşdeğer koçan) safe?
An exchange title is a full ownership title registered at the Land Registry, and it is one of the most common titles in North Cyprus, including in many new developments. Your lawyer checks the owner, any mortgages and the permits, as for any other title.
Can an allocation title (tahsis koçan) be sold?
Yes, once it is a full title deed. Land that was given with only an allocation certificate must first be converted into a full title. Your lawyer confirms that the conversion has been completed.
How long does it take to get the title deed?
The permission to purchase usually takes several months. Under Decree-Law 119/2026 the title must be transferred within one year of the Council of Ministers decision. For a new-build apartment, the individual title follows completion of the building.
Can I live in or rent out the property before the title is in my name?
In most cases, yes. Once your contract is registered at the Land Registry, your purchase is protected, and you can use or rent out the property while the permission is processed.
Sources
- Decree-Law 119/2026, Official Gazette No. 196 (6 October 2026)
- Transfer fee changes, Official Gazette No. 196 and 197 (October 2026)
- Residence rules, Official Gazette No. 193 and 194
- Housing, Allocation of Land and Equal Value Property Law (İTEM Law, 41/1977)
