Fiora | Famagusta | Northern Cyprus

The Fiora Famagusta project is a development of two-storey apartment blocks by Isatis Construction Group, listed in the Famagusta district of Northern Cyprus, although the developer’s own page names no town or street. This guide sets out what the developer publishes about Fiora Famagusta: four apartment types of 92-168 m², a list of shared amenities, and no price, completion date or unit count.

It then sets that against sourced background on Famagusta and on the rules for foreign buyers, with every legal figure dated 17 October 2026 and linked to its source.

Overview of the Fiora Famagusta project

According to the developer’s Fiora page, the project consists of two-storey apartment blocks on which a swimming pool and a jogging path sit. The ground-floor homes are one- and two-bedroom apartments with a private garden, and the first-floor homes are two- and three-bedroom duplex apartments with personal access to a roof garden. The site plan labels three blocks, Lavanda, Fresia and Rosa (the Turkish page spells the second one Fresya), and also shows an indoor pool, a market and shops.

The page leaves a good deal unsaid. It publishes no price, no payment plan, no completion date, no number of units, no title-deed category and no street, district or map position. The heading “Construction Process” carries only a general description of the company, not a build schedule.

Each of these gaps appears below as “not published” or “not stated” instead of being replaced by an estimate. Within the portfolio, the project sits alongside the other Isatis listings and the wider Northern Cyprus properties archive, and the table that follows is the starting point for the rest of this guide.

Later sections cover the unit sizes, the Famagusta area, the facilities and payment questions the page leaves open, the purchase steps and the checks a buyer can make.

Fiora Famagusta apartments: unit types and sizes

The developer lists four plans, each with its own tab: 1+1, 2+1, 2+1 Duplex and 3+1 Duplex. Every one carries the type label “Apartment”, including the two duplexes. The figures below are copied as listed; the English and Turkish versions agree.

Every figure in the next table is derived from the developer’s numbers, and the working appears in each cell. None of it is a measurement.

Across the four rows the listed size rises from 92 to 168 m², a factor of 1.83 (168 ÷ 92), in uneven steps. Moving from the 1+1 to the 2+1 adds 25 m² (a 27.2% increase) along with a second bedroom and a second bathroom.

Moving from the ground-floor 2+1 to the 2+1 duplex adds only 5 m² (4.3%) with no change in bedrooms or bathrooms, while the outdoor space grows from a 32 m² garden to a 62 m² roof garden, almost double (62 ÷ 32 = 1.9).

The step to the 3+1 duplex is 46 m² (37.7%), with one more bedroom and 14 m² more roof garden.

Area per bedroom runs from 56.0 m² in the 3+1 duplex to 92.0 m² in the 1+1, and falls as bedrooms are added, as a shared living space would produce. The two-bedroom units sit close together at 58.5 and 61.0 m² per bedroom. The 3+1 duplex has the same two bathrooms as the two-bedroom units, so its area per bathroom, 84.0 m², is the highest of the three larger plans.

The last two columns exist because the page does not say whether the size figure includes the garden. If the garden is outside the listed size, the 1+1 would offer 124 m² of combined space and the 3+1 duplex 244 m². If the garden is inside it, the 1+1 would have 60 m² of interior, the ground-floor 2+1 would have 85 m², and the 2+1 duplex would have 60 m², which is 25 m² less than the ground-floor 2+1 although the bedroom and bathroom counts are identical.

Either reading is arithmetic only; the signed floor plans and the measurement basis in the contract settle it.

Location of Fiora: an unstated site and the Famagusta area

What the page says. The developer’s Fiora page names no town, district or street, shows no map and gives no distances. Its only address is the company address, the Orchard complex at Yeniboğaziçi, a footer line shared by every page of the developer’s site, including pages for projects it calls central Famagusta. The Famagusta placement comes from the portfolio listing, not from the developer, so none of the distances below is a distance from Fiora; they run from reference points and describe the area, not this plot.

The city in figures. The Gazimağusa municipality had 40,920 permanent residents at the 4 December 2011 census, the latest full count, and the district 69,741 (Statistical Institute). For 2020 the municipality cites a planning-authority projection (State Planning Organisation) of 55,868 residents; that is an estimate and should not be set beside the census count (municipality).

The municipality calls the Free Port the TRNC’s only free port and its largest, and says growth turned north and north-east after 1986, when Eastern Mediterranean University (EMU) was made a state institution (city history page). The historic centre is the walled Suriçi.

Karakol, where the developer places two sister projects, is a built-up ward lying north of and adjoining the Walled City, with 7,046 residents in 2011 (ward table); the developer calls Karakol the centre of Famagusta, which is its own description and not the municipality’s.

Students and services. Enrolment at EMU stood at 15,729 in 2024-25 against a 2021-22 peak of 16,640, a fall of 5.5%, while the TRNC total slid 8.0% from 114,000 to 104,873; nothing in the sources supports a story of rising student numbers (Statistical Yearbook 2024). The state hospital on Salamis Road reports around 160 beds (hospital page), and City Mall reports 65 stores (operator’s site).

Climate and roads. The nearest official climate series is the WMO station at Paralimni, in the Republic of Cyprus, about 7.4 km straight-line south of the Walled City: mean daily maxima of 33.3 °C in August and 15.9 °C in January (2002-2011) and about 331 mm of rain a year, almost none from June to August (WMO data).

Ercan Airport lies 40.0 km from the Walled City reference point in a straight line and about 56 km by road; Larnaca Airport is 40.8 km in a straight line, with no road figure because it depends on the crossing used. No Famagusta-Mersin passenger ferry is assumed, as sources conflict.

Yeniboğaziçi. The company address is there, so the village is included for orientation. It had 3,347 residents in 2011, lies 10.1 km from the Walled City reference point in a straight line and 11.5 km by road, about 15 minutes by car according to the sources, and is a Cittaslow member. The Salamis ruins are 2.7 km away in a straight line. The portfolio lists the developer’s Orchard project in Yeniboğaziçi separately; the Fiora page does not say whether the two sites are adjacent.

Supply and the Walled City. In 2025 the district’s approved and completed housing came to 1,492 dwelling units, 538 urban and 954 rural (summed here); the count is district-wide and covers only buildings with a final approval certificate (construction bulletin).

Varosha lies 3.8 km from the Walled City reference point; a UN Security Council statement of 23 July 2021 calls settlement by anyone other than its inhabitants inadmissible, while the Secretary-General’s July 2026 report notes that nothing has been reversed since (report).

This guide makes no statement about buying there. Other Famagusta listings in the portfolio, such as Sakarya Gardens, Urban Oasis and Aura Gardens, are outside this page’s sources and are not compared. The Famagusta city page gives the wider picture.

Distances are straight-line figures from published OpenStreetMap coordinates and indicative road estimates from the OSRM public router.

Verifying a plot that is not published. A buyer starts with the plot or parcel number and the district, requested from the developer in writing. The Land Registry offers an information-only ownership query, the “araştırma belgesi”, at the district office (Tapu Amirliği).

Its announcement of 15 July 2025 says that during the Web Tapu roll-out such documents, transfers and mortgages go through the Tapu Amirliği of the property’s registration district only, which for Famagusta suggests the Gazimağusa office, though the announcement does not name it (Land Registry announcement).

An agency guide says the search shows the registered owner, property details, mortgages, restrictions and other encumbrances (agency guide). The location also decides whether the plot falls in a military zone, where foreigners may not buy (regulation).

Facilities, service charges, payment and due diligence at the Fiora Famagusta project

The Fiora page raises four questions it does not answer: what the shared facilities involve, who runs and pays for them, how a purchase could be financed, and how a project with an unstated site can be checked.

Shared facilities. The developer lists nine community amenities: a sauna, indoor and outdoor pools, kids’ pools, a kids’ playground, a supermarket, a central satellite system, a central generator, a shuttle service and a waste collection service. Several are services rather than buildings, and a service has a running cost: a generator needs fuel and maintenance, a shuttle needs a vehicle and driver, waste collection needs a contractor.

The page does not say who provides or pays for any of them, whether they begin at handover, or whether the supermarket and shops on the site plan are built, planned or only drawn.

Management and service charges. No service charge, management fee or reserve fund is published for Fiora, and no official TRNC tariff for such charges was found. The developer’s About page says Isatis takes over the management of the projects it delivers, without a fee, a term or a list of projects.

Before a purchase permit can be applied for, condominium title or a condominium easement must exist for the unit (Law 35/2010), and selling without it is an offence with a fine that can reach 500 months of gross minimum wage (Law 52/2008, consolidated).

The sources do not say what those documents cover for pools, generators or shops.

Two official facts that touch the facilities. First, under Decree-Law 89/2026 (Resmi Gazete No. 147, 7 August 2026), local authorities withhold water connection, and the electricity authority withholds supply, until the taxes and fees on the transfer are paid; site connections during construction are exempt (Resmi Gazete No. 147).

As of 17 October 2026 that rule depends on the decree remaining in force. Second, the latest immovable property tax schedule found, effective 1 January 2025, lists TL 6.60 per m² for housing of normal construction up to 120 m² and TL 7.15 above, with surcharges of 10-60% by category and TL 35.60 per m² for a swimming pool (tax schedule).

No 2026 schedule was located, and the page does not say how a communal pool would be assessed.

Payment structures and financing. No payment plan is published for Fiora. The developer’s FAQ says banks can lend against suitable property (Isatis FAQ). Law 52/2008 art. 10 lets foreigners mortgage property once the Land Registry fees are paid, and registering a mortgage costs 1% of the secured debt (Resmi Gazete No. 197).

On loan terms agency pages disagree: one says banks often fund up to 75% of the price over up to 120 months, with a 40-60% down payment often asked of foreigners (Tekce); another puts the typical loan-to-value for foreigners at 50%, with rates of 6-10% a year and an arrangement fee of about 3% (ncyprus.com.tr).

No official statement on bank policy was found. The second guide adds that developer instalment plans dominate the off-plan market, without an independently sourced structure.

Currency. The Statistical Institute’s September 2026 index puts TRNC consumer prices 35.02% above a year earlier (Statistical Institute). Quoting the contract in sterling or euros avoids lira exposure in the price, yet the stamp duty on that sum is still calculated in lira, fixed by the official effective selling rate on the day the agreement is stamped. The Foreign Exchange Law makes holding foreign currency and writing contract amounts in it free, and bank remittances free (Law 38/1997).

On the VAT row, all four listed sizes are below 300 m², but the page does not say whether its figure is closed area, and the regulation does not say which resales fall within VAT (VAT regulation). The Land Registry fee schedule expires after 5 January 2027. The developer’s FAQ describes a fee split evenly between seller and buyer that could not be matched to the official schedule, and agency pages quote other transfer-fee percentages, so quotations differ. Stamp duty rests on the Stamp Duty Law.

The checklist below orders the sources’ due-diligence points for a project whose site is unpublished.

1. Ask the developer in writing for the plot or parcel number, the district and the block that matches the Lavanda, Fresia and Rosa site plan.
2. Obtain a Land Registry research document from the district office to confirm the registered owner, mortgages and restrictions.
3. Identify the title category and who owned the land before 1974; UK guidance warns of restitution risk for exchange or gift land.
4. Ask whether the developer financed the project with a bank mortgage on the land, which UK guidance lists among the general problems.
5. Request the building permit, the approved plans and the condominium title or easement for the specific unit.
6. Check the location against the military-zone rule and the 80% cap on foreign sales in zoned housing projects under the decree.
7. Obtain a written specification that states the stage of each of the nine shared amenities and who pays for running them.
8. Have the payment schedule and the contract currency written into the sale agreement, not only into a brochure or message.
9. Use an independent lawyer, as UK guidance recommends, and diarise the one-month, 75-working-day and one-year deadlines.

Buying property in Northern Cyprus in brief

The Fiora page describes no purchase procedure. The sequence below follows the official texts and the developer’s FAQ, ordered by the office a buyer deals with. Every rule is stated as of 17 October 2026 and rests on Decree-Law 89/2026 (Resmi Gazete No. 147, 7 August 2026).

That decree re-issued Decree-Law 63/2026 (Resmi Gazete No. 87, 11 May 2026), is a Council of Ministers decree and not an act of Parliament, and runs for 90 days, to about 5 November 2026 (calculated), unless Parliament enacts it. The consolidated Law 52/2008 on the legislation portal still shows the older, stricter wording, so a rule below holds only while the decree stays in force.

Three offices share the paperwork. The Tax Department stamps the sale agreement. The district Land Registry registers the stamped contract and, later, the title. The Interior Ministry’s Property Unit processes the application, and the Council of Ministers decides it. The Ministry’s list includes a petition, an information form, a passport or ID copy, a title copy, a location plan, an original police record and the sale contract (Property Unit list).

A buyer can apply personally, by proxy or via a lawyer, and the Isatis FAQ adds that a power of attorney drawn up under TRNC rules lets the purchase proceed before arrival.

The decree sets the clock. The stamped contract must be registered and the permit applied for within one month, after the taxes and fees on the sale are paid, or the contract becomes void automatically. Once the permit is published, the fee deadline is 75 working days (60 in the older text) and the signing deadline one year (6 months in the older text), failing which the permit lapses; a second application costs double fees and no third attempt for the same property is permitted.

No law sets a deadline for the Council’s decision. The Isatis FAQ page quotes a wait of 1-2 months for Turkish citizens and 6-8 months for everyone else; that is the developer’s own figure, and no official source was found to match it.

On quantity, the decree lets a foreign buyer hold up to three apartments, or six for citizens of states that grant the TRNC recognition. The consolidated Law 52/2008 text shows one apartment (three for those citizens), and the Isatis FAQ also gives one property per person. Foreigners may hold no more than 7% of a district’s area or 3% of the country, and no agricultural or forest land. The portfolio’s article on the cost of buying, building and renting in North Cyprus covers the money side.

Risks, title and due diligence

The UK Government’s property guidance (last public update 27 November 2019) calls the ownership of many northern properties disputed, cites thousands of claims by people displaced in 1974, and warns of serious financial and legal consequences for anyone buying such a home.

A settlement, it says, could bring restitution to the original owner plus compensation, mainly for former Greek Cypriot land later classed as exchange or gift land (UK guidance). In Demopoulos (decision of 1 March 2010) the European Court of Human Rights found the Immovable Property Commission to be an accessible and effective remedy for pre-1974 claimants (ECHR decision).

The Commission’s own figures for 2 October 2026 show 8,807 applications lodged, 3,757 concluded and GBP 768,594,023 awarded in compensation (Commission statistics), and Law 67/2005 accepts applications until 21 December 2027 (law text).

In Apostolides v Orams (28 April 2009) the EU Court of Justice ruled that a Republic of Cyprus judgment ordering British buyers off land in the north has to be recognised and enforced in other member states (press release). UK guidance mentions at least one enforcement in the UK and a Republic of Cyprus criminal offence in force since 20 October 2006 (maximum seven years), which is Republic of Cyprus law, not UK law. The Commission’s Green Line page states that EU legislation is suspended in areas outside the Republic’s effective control (Commission page), and UK travel advice says consular support there is limited (travel advice).

The Fiora page states no title-deed category. Agency guides mention Turkish, exchange and allocation titles, but no official definition table was found online; the Land Registry fee schedule of 7 October 2026 does treat Final Disposition Certificates and points held under Value Documents separately, which confirms that equivalent-property titles exist next to ordinary ones.

The portfolio’s article on title deeds in Northern Cyprus discusses them. The same guidance names pitfalls seen with Cyprus developers in general: one lawyer serving both vendor and builder, building without proper permits, payment plans missing from the contract, trouble obtaining completion certificates and title deeds, and mortgages the developer has placed on the land.

None is alleged of Fiora.

How Fiora Famagusta compares with the other Isatis projects

The table sets the Fiora Famagusta project beside the other seven Isatis listings in the portfolio, using the developer’s published wording for each area and size. It is descriptive and ranks no project above another.

Three points stand out. First, Fiora is the only one of the eight with no area wording at all. Second, its smallest listed unit, 92 m², is larger than every unit listed for Isatis 1 to 4, where the largest is the 90 m² Isatis 2 penthouse, whereas the Isatis 5 penthouse (151 m²), the Sunrise villas, the Orchard villas and the larger Orchard apartments (up to 120 m²) also exceed 92 m².

Third, a unit count is given only for Isatis 1 (20) and Isatis 2 (16 plus 2), and none of the seven Isatis pages publishes a price. The developer’s menu names four further projects, which the portfolio carries as Elysium, Elysium 2, Infinity and Hillside; the Fiora page draws no link to them.

For the regional context see the Northern Cyprus country page and the Famagusta city page.

Isatis Construction Group

The details below are the company’s description of itself on its About page; no independent record has been checked for any of them. The page dates the company’s start in North Cyprus to 2015 and describes its business as building and selling apartments and villas across Famagusta and Yeniboğaziçi. It presents the group as an engineering and construction firm led by experienced engineers, whose building and infrastructure work is meant to support regional growth.

The same page lists how the group says it works: environmentally friendly materials of high quality, contact with customers both before and after a sale, projects offered to investors from many countries, help with every procedure at the contract stage, and management of the projects it hands over. These are statements of practice, not measured results. The page gives no list of finished developments, so the sources reviewed give no basis for judging the group’s delivery record.

Frequently asked questions

Where is the Fiora Famagusta project located?

The developer’s page does not say. It names no town, district or street and shows no map; its only address is the company address in the Orchard complex at Yeniboğaziçi, which appears on every page of the developer’s site. The portfolio lists the project in the Famagusta district, but that placement is not the developer’s statement. A buyer needs the plot number in writing and a Land Registry check.

What unit types and sizes does Fiora Famagusta offer?

Four apartment types are listed. On the ground floor, a 1+1 of 92 m² and a 2+1 of 117 m² each have a 32 m² garden. On the first floor, a 2+1 duplex of 122 m² and a 3+1 duplex of 168 m² have roof gardens of 62 and 76 m². The page labels all four “Apartment” and does not state the number of units or whether the sizes include the outdoor space.

Is a price or payment plan published for Fiora Famagusta?

No. Nothing on the developer’s page states a price, a deposit, an instalment schedule or a completion date. Any figure has to come from the developer in writing, and UK Government guidance lists payment plans missing from the contract among the general problems buyers meet in Cyprus. The page has no payment section. Costs that apply whatever the price, such as stamp duty and the Land Registry fee, are in the cost table above.

Which shared facilities does the Fiora Famagusta project list?

The developer lists a sauna, indoor and outdoor pools, kids’ pools, a kids’ playground, a supermarket, a central satellite system, a central generator, a shuttle service and a waste collection service. The page does not say who runs or pays for them or whether each is built. A gym, security and parking are not mentioned, which does not show they are absent.

Who may buy, and how many apartments can one foreigner buy?

Every foreign buyer needs a Council of Ministers purchase permit. The limit currently comes from Decree-Law 89/2026 (RG 147, 7 August 2026): three apartments, or six if the buyer’s country recognises the TRNC, as of 17 October 2026. The consolidated Law 52/2008 text and the Isatis FAQ still say one. Because the decree lapses about 5 November 2026 unless Parliament enacts it, the limit depends on it staying in force.

How long does the purchase permit take?

The Council of Ministers works to no legal deadline. Isatis’s FAQ page speaks of 1-2 months for Turkish citizens and 6-8 months for other buyers, but the sources found no official basis for either figure. The fixed deadlines surround the permit instead. As of 17 October 2026, under the decree, the application and registration come within one month, fees within 75 working days of publication, and the transfer within a year.

Which taxes and fees apply when buying?

As of 17 October 2026 the sources give stamp duty of 0.5% on the sale agreement, a Land Registry fee of 4% for a foreign buyer’s first property, 5.5% for a second and 6% for a third (valid only to and including 5 January 2027), and a 5% VAT schedule for housing with closed area up to 300 m². Whether VAT applies to a given sale was not established officially, and no official tariff for legal or connection costs was found.

Does buying an apartment give residence or citizenship?

Not automatically. A property-based residence permit lasts 5 or 10 years depending on the title, the property value (the line is GBP 300,000) and the payment stage. Permanent residence is a separate, later step: housing of at least EUR 125,000, a minimum income and six years of unbroken residence permits (three from age 60). No provision makes a purchase a route to citizenship, and EU law is suspended in the north. See the portfolio’s pages on residency and citizenship and immigration.

Can an apartment be let to holidaymakers?

The Fiora page makes no rental statement. Under the Holiday Houses Law, a stay of up to 60 days in a unit built as housing counts as a holiday-house letting, and the owner needs a registration certificate and an operating permit from the Tourism Planning Department beforehand; letting without them is an offence. Rent carries 10% withholding. The portfolio’s guide to renting through Airbnb and legal compliance covers the topic Cyprus-wide.

Is the title-deed category of Fiora stated, and why does it matter?

It is not stated on the developer’s page. The category matters because UK guidance flags restitution exposure for exchange or gift land that was Greek Cypriot-owned before 1974, and a foreign buyer may be refused a permit without being given a reason. The portfolio’s article on secure title deeds discusses the categories, and the Land Registry research document and title copy show the category.

Sources and last check

Last checked: 17 October 2026. Sources: the developer’s Fiora and About pages (isatis.co, read 17 October 2026) and, as linked in the text:

• 2011 census table
• municipal history
• Famagusta city history
• 2011 ward table
• Statistical Yearbook 2024
• State Hospital
• City Mall
• WMO Paralimni
• Construction statistics 2025
• UN report S/2026/550
• OpenStreetMap
• OSRM router
• Land Registry announcement
• Tekce due diligence (agency)
• foreigners’ acquisition limits regulation
• Law 52/2008 (consolidated)
• Resmi Gazete 147 (Decree-Law 89/2026)
• property tax schedule 2025
• Isatis FAQ (developer)
• Resmi Gazete 197 (Land Registry fees)
• Tekce financing (agency)
• ncyprus.com.tr (agency)
• consumer price index
• Foreign Exchange Law
• VAT regulation
• Stamp Duty Law
• Resmi Gazete 87 (Decree-Law 63/2026)
• Interior Ministry permit documents
• UK Government property guidance
• ECHR Demopoulos decision
• Immovable Property Commission
• Law 67/2005
• Court of Justice press release
• European Commission
• UK travel advice (regional risks)

Legal rules are given as of 17 October 2026; Decree-Law 89/2026 lapses about 5 November 2026 unless Parliament enacts it, and the Land Registry fee schedule runs only to 5 January 2027. Distances are indicative. This is not legal, tax or financial advice.