D-Point Iskele: Mixed-Use Guide, 405 Units (2026)

D-Point Iskele is a mixed-use scheme of 405 residential, office and shop units that Döveç Group is building at Long Beach in İskele, Northern Cyprus, with delivery stated for December 2028. This guide to the D-Point Iskele project reads the developer’s unit sizes (34 to 158 m²) and published starting prices (from GBP 132,000 as shown on dovecgroup.com on 18 October 2026), then covers the area, the commercial side and the checks a buyer can make. Prices are minimums, not offers, and no title-deed category is published.

Overview of the D-Point Iskele project

The developer’s D-Point project page calls the scheme a “prestigious ‘All-in-One’ living concept” in the “heart of Long Beach Iskele” that joins residences to a business centre. The page states 405 units, a construction start in May 2025 and delivery in December 2028. Its unit tab lists six types, namely studio (1+0), 1+1, 2+1, 3+1, office and shop, with sizes from 34 m² to 158 m².

The developer’s wording is not fully consistent. Its description says the units range “from functional studios to expansive 2+1 apartments”, and its Residence Types line names studio, 1+1, 2+1 and offices. The 3+1 and the shop appear only in the unit tab, and neither has a floor plan. Bathrooms are not published for any type.

Price caveat: the page shows “Starting From £132,000”, which equals the 1+0 minimum in its per-type data, while the developer’s listing card shows £125,000, which is GBP 7,000 lower (5.6% of the card figure, calculated from the developer’s figures). Per-type minimums are not offers, and the project page publishes no payment plan or service charge.

Some statements on the page are marketing rather than data: a “high-appreciation phase”, a draw for “high-end tenants” and a “Professional Rental Management System” that the developer says will look after the investment. Its terms, fees and any income figure are unpublished, so this guide does not rely on them. Other listings across the country are gathered on this site’s Northern Cyprus properties page.

Unit types and sizes at D-Point Iskele

The unit tab gives one size and one starting price per type. The developer does not say whether sizes are gross, net or include balconies, which block or floor each minimum applies to, or how many units of each type exist.

The second table is calculated from the developer’s figures: starting price divided by size, and size and price divided by the bedroom count read from the type name. A terrace-to-living ratio cannot be calculated because no terrace or balcony areas are published.

Price per square metre falls as units grow, with one break. The studio’s minimum works out at GBP 3,882 per m² and the 1+1’s at GBP 2,210, which is 43.1% lower, because the 1+1 is 28 m² larger (+82.4%) but only GBP 5,000 dearer (+3.8%). That gap is unusually narrow and the page does not explain it, so a buyer should ask what each minimum refers to (floor, orientation, block) before comparing the two.

The 2+1 reverses the pattern. It adds 29 m² (+46.8%) and GBP 81,000 (+59.1%) to the 1+1, lifting the rate to GBP 2,396 per m² (+8.4%). The 3+1 adds 43 m² (+47.3%) and GBP 33,000 (+15.1%) to the 2+1 and has the lowest rate of the six types at GBP 1,873 per m².

Area per bedroom shrinks from 62.0 m² in the 1+1 to 45.5 m² in the 2+1 and 44.7 m² in the 3+1. Beyond the 2+1, an extra bedroom adds a room rather than space per room, though the page publishes no room dimensions to confirm this.

The two commercial types sit on a different scale. The office has the same 62 m² as the 1+1 but a minimum GBP 15,000 (10.9%) higher, at GBP 2,452 per m². The shop’s 158 m² is 2.55 times the office’s area and 3.40 times its price, or GBP 3,272 per m², and its minimum is 2.06 times that of the 3+1 (GBP 517,000 against GBP 251,000). How many of the 405 units are offices or shops is not published, so the residential share cannot be calculated.

Location: Long Beach and the İskele area around the project

The developer’s card says “Long Beach · İskele”. The project page says “İskele” and its text puts the scheme in the “heart of Long Beach Iskele” as a “community hub for the entire Iskele region”. It gives no street, plot number, map point or coordinates, and its list of nearby landmarks is empty. The distances below are therefore measured from the Long Beach roundabout used in the area research behind this page, not from the project, and a buyer should ask for the plot reference and a map point.

Long Beach is a colloquial name for the İskele waterfront. A February 2024 Eastern Mediterranean University thesis studies “the Iskele Waterfront, colloquially known as Long Beach” over a 3 km stretch within an İskele district coastline of about 25 km. The 3 km is the researcher’s study scope, not an official length, and no official extent was found.

OpenStreetMap maps the Long Beach Çemberi roundabout, and volunteer-drawn ward polygons place it inside the Ötüken ward, 0.11 km from its edge, while the Makenzi beach centre lies 0.43 km outside it, in the adjoining İskele ward (inference). These polygons are not cadastral boundaries, so whether the project stands in Ötüken, İskele or another ward cannot be tested without coordinates.

İskele became a district of its own in 1998, according to Wikipedia. The latest official count is the 4 December 2011 census: 22,492 residents in the district, against 23,098 in Wikipedia for the same census. İskele municipality, which spans 18 wards, had 7,906 residents and the Ötüken ward 550 (Table 3). No census has followed and no district projection exists.

The Statistical Institute’s only later figure is a TRNC-wide projection of 476,214 for the end of 2023, against 286,257 in 2011, so no current district population is stated here.

İskele has no state hospital. The Ministry of Health list names six, none in the district, and the Statistical Yearbook 2024 records zero in-patient beds there in every year from 2020 to 2024. On 17 August 2026 the Health Minister said a Karpaz Hospital would be finished by the end of 2026; that is a ministerial promise whose site and capacity are unpublished. The nearest state hospital with beds is in Gazimağusa, 10.7 km by road.

An OpenStreetMap query within 6 km of the roundabout finds nine bank branches, eight pharmacies and four supermarkets, though OSM coverage is incomplete and is not a register.

No university campus was found in İskele; Eastern Mediterranean University in Famagusta is 12.0 km by road. OpenStreetMap draws the Mağusa–İskele main road (D950) as paired two-lane carriageways, mostly signed at 90 km/h; this is crowd-sourced tagging, not a road survey. No official İskele bus timetable was found, and the thesis fieldwork of March 2023 recorded no bus station on the waterfront. Ercan Airport is about an hour by road, and the estimates exclude traffic and border queues.

The nearest WMO-listed climate record is Paralimni, in the Republic of Cyprus and 21.0 km from Ötüken. Its mean daily maximum is 32.9 °C in July and 33.3 °C in August, the January mean minimum is 8.1 °C, and rainfall sums to 331.1 mm a year (2002-2011 means; the annual sum is calculated). An aggregator gives Famagusta sea temperatures of 17.2 °C in February and 29.0 °C in August; it is not station data for Long Beach. No sunshine figure was found.

The Statistical Institute construction tables count 541 dwellings with final approval in İskele in 2025 (194 urban, 347 rural), against 389 in 2024. Final approvals count completed buildings only, as the 2025 bulletin states, so they say nothing about sales, rents or demand. No TRNC height, storey or coastal-setback rule for İskele was found either; the 50 m and 100 m coastal figures that circulate are Turkish rules, so none is stated for this project.

Before 1974 Trikomo (İskele) had a population “almost entirely” Greek Cypriot, says Wikipedia, so pre-1974 ownership claims in the area are plausible. The area research found no İskele-specific Immovable Property Commission or ECHR decision, and title status is project-specific. Other Döveç listings in the same area text include Querencia and Courtyard Long Beach, and this site files Elysium Otuken under Ötüken. For the wider region see the Famagusta page.

Straight-line distances are haversine calculations from the area research; road figures are OSRM driving estimates on OpenStreetMap data that ignore traffic, border formalities and queues.

Offices, shops and the business centre inside D-Point Iskele

D-Point is the only one of the twelve Döveç listings on this site whose unit tab includes an office and a shop. The office (62 m², from GBP 152,000) and the shop (158 m², from GBP 517,000) share the scheme with the 1+0 to 3+1 apartments, and the amenity list adds a business centre, coworking space and conference facilities. The split between commercial and residential units is not published.

What the 35 listed amenities cover

The list shows what exists on paper, not what is built, open or covered by a unit price. The developer does not say whether the business facilities are free for residents, charged by use, open to outside companies, or run by Döveç or a third party. Numbers of parking spaces and charging points are not given, and the generator’s coverage is not described. The “Home Office Concept” is a key highlight but is not defined, so a buyer should ask which floor plans include a work area.

Who may buy an office or a shop

The verified sources set out the general rule, not a rule for commercial units. A foreign person, or a company with any foreign shareholding or a majority of foreign directors, needs a Council of Ministers purchase permit applied for through the Interior Ministry, with a security check on the applicant and, for a company, on its directors, managers and shareholders (Law 52/2008 arts. 2, 5 and 8; Decree-Law 89/2026 (Resmi Gazete No. 147, 7 August 2026), as of 17 October 2026).

The numerical limits depend on that decree staying in force. It is a Council of Ministers decree whose 90-day validity ends about 5 November 2026 unless Parliament enacts it, and the consolidated Law 52/2008 still shows a stricter text. The decree allows at most 3 apartments per foreign buyer, against 1 in the consolidated text. In the material reviewed, neither says whether an office or a shop counts against that limit.

For companies the decree also describes an “investment” purchase route: a EUR 10,000,000 deposit in a TRNC bank (EUR 20,000,000 in the consolidated text), an 80,280 m² land cap and a five-year bar on sale, set for tourism, education, health, industry, agriculture and technology projects, with build-and-sell housing excluded. Which route, if either, fits a single office or shop is a question for a TRNC lawyer, answered in writing.

Tax points to put to the developer in writing

The VAT regulation updated on 7 October 2026 places “all immovable property and housing with closed area up to 300 m²” in the 5% schedule and housing of 300 m² or more in the 10% schedule, with renting immovable property at 0% and 16% as the general rate (as of 17 October 2026). The office (62 m²) and shop (158 m²) are below 300 m², but the regulation does not say how it applies to commercial units, and the developer does not state whether its starting prices include VAT.

On rent, 10% of gross rent is withheld and paid to the Tax Department, and it is the final tax for individuals and for companies earning only rent; where the owner lives abroad without a permanent representative, the tenant must withhold (Income Tax Law as consolidated on 25 May 2026). A lease is stamped at 0.5% of the total rent, paid by the tenant unless agreed otherwise (Stamp Duty Law).

Business licences, trade registration and municipal permits for operating from a unit are not covered by the sources checked, so nothing is stated about them.

What a business centre means for residents

A scheme that mixes homes, offices and a shopping street raises management questions that the project page leaves open: how service charges are split between residential and commercial units, who maintains shared lifts, car parks and the generator, what hours the commercial areas keep, and how deliveries and visitor traffic are separated from the apartments. The research reviewed cites the Condominium (Kat Mülkiyeti) Law 35/2010 only for its title requirement, so no management rule is stated here.

Presented as questions rather than claims, the list below can go into a written request to the developer before any contract is signed.

1. State in writing the unit type, the area basis (gross, net or with balcony), the floor and the block, and whether the unit is registered as residential or commercial in the condominium plan.
2. Ask whether the starting price includes VAT, and at which rate.
3. For a company buyer, ask a lawyer whether the purchase is an ordinary permit purchase or an “investment” purchase, and document every foreign shareholder and director.
4. Obtain the permitted use shown on the planning approval and the building permit.
5. Ask who operates the business centre, restaurant, cafe and supermarket, and whether residents pay to use them.
6. Ask how service charges are split and what they cover, including the generator and shared car parks.
7. Ask for the parking allocation per unit and the number of vehicle charging points.
8. Ask for a written delivery date and the handover conditions, including the snagging period.

Buying property in Northern Cyprus: the paper trail from contract to title

The developer’s pages describe none of the legal route, so this section follows the official texts. The periods are those set by Decree-Law 89/2026 (Resmi Gazete No. 147, 7 August 2026), a Council of Ministers decree whose 90-day validity ends about 5 November 2026 unless Parliament enacts it, as of 17 October 2026. The consolidated Law 52/2008 shows different periods, given in brackets, so each period should be re-checked when a contract is signed.

Condominium title (kat mülkiyeti) or a condominium easement (kat irtifakı) must exist for the unit before the permit application; the decree allows, for two years, an application with a building permit or planning approval where condominium title could not yet be established. For an off-plan unit this is a point to check early.

Land Registry fees for foreign buyers come from a regulation in Resmi Gazete No. 197 of 7 October 2026: 4% in total on a first property, 5.5% on a second and 6% on a third (as of 17 October 2026). The schedule applies only through 5 January 2027, inclusive.

Delivery is stated for December 2028, so the schedule in force at transfer is unknown.

Agency pages quote 6%, 9% and 12%; they predate the schedule and could not be matched to an official table, so any written quotation should name its instrument.

Foreigners may mortgage acquired property, with a registration fee of 1% of the secured debt, but no reliable bank policy was found and agency figures conflict (75% against 50% of the price). Remittances are free provided banks are used (Foreign Exchange Law). Consumer prices rose 35.02% in the 12 months to September 2026 (Statistical Institute), Contracts quoted in sterling avoid lira exposure, although stamp duty on foreign-currency sums is computed in lira.

A purchase does not confer citizenship or EU rights. The Residence and Visa Regulation (text of 5 October 2026) ties a property-based permit to a home that is suitable for residence and used for it, which on its wording an office or shop does not meet (inference).

For a home with a title deed, a total property value of GBP 300,000 or more gives a 10-year permit and less gives 5 years. See also this site’s guides to citizenship and immigration, the residency programme and the cost of buying.

Risks, title and due diligence

The UK government guidance says ownership of many properties in the north is disputed, that thousands of claims come from people displaced in 1974, and that such purchases “could have serious financial and legal implications”.

The European Court of Human Rights treats pre-1974 owners as continuing legal owners and the Immovable Property Commission as the remedy to use first (Demopoulos, 1 March 2010). The Court of Justice held in Orams (28 April 2009) that Republic of Cyprus judgments over land in the north can be enforced elsewhere in the EU.

A Republic of Cyprus criminal-code amendment in force since 20 October 2006 covers buying or selling property without the registered owner’s permission.

The developer states no title-deed category for the project, and the area research found no İskele-specific IPC or ECHR decision. Neither point settles the title, which has to be read from the deed and a Land Registry search.

Off-plan risks listed in the UK guidance include a lawyer acting for both vendor and builder, building without correct permits, payment plans left out of contracts, difficulty obtaining completion certificates and title deeds, and developer mortgages on the land. Delivery in December 2028 lies beyond the 90-day life of the current decree and the 5 January 2027 fee schedule, so the legal frame at handover may differ.

On building quality, the engineers’ and architects’ chamber (KTMMOB) said in February 2023 that every structure needs static calculations to the earthquake regulation, that project approval checks seismic compliance and that the İskele area has the most sensitive soil (Yenidüzen report). That is a press statement, not a survey of this project.

A buyer may ask for the approved project and the supervision arrangements. The same guidance recommends independent legal advice, notes that each district has its own bar association, and says the British High Commission cannot give legal advice or take part in private disputes. This site’s guide to title deeds in Northern Cyprus gives further background.

How D-Point Iskele compares with the other Döveç projects

The twelve listings show different stages rather than ranks. Among the six projects under construction, this one has the latest stated delivery (December 2028, against December 2027 for La Casalia and December 2026 for Four Seasons Life III and Courtyard Platinum) and the second-lowest published starting price (GBP 132,000, after GBP 127,000 at Courtyard Platinum; calculated from the developer’s figures).

Of the eight projects with a stated unit count, 405 is the fourth-smallest, between Four Seasons Life II (329) and La Casalia (454). It is also the only listing whose unit tab includes an office and a shop. The six delivered projects list no availability, so their units may only be obtainable on the resale market, and the Four Seasons Life II price is a developer figure for one type of a completed project.

None of this ranks the schemes. The developer’s data differ in completeness, and starting prices are minimums that cannot be compared across different unit mixes.

Döveç Group

This section repeats what the developer’s About page says about itself; the figures were not independently verified. The page states that Döveç Group was founded in 1989 by Muharrem Dovec, and describes a group of 16 companies and more than 2,500 specialists, with over 5,000 homes delivered and investors from more than 50 countries.

Its timeline begins in 1989 with land parcelling “with a single lorry and bulldozer”. It dates Döveç Brothers Ltd. and a first major residential project in Yeniboğaziçi to 1994, a move to a larger office in Gazimağusa to 1998, and the founding of Döveç Construction Ltd. to 2003. For 2015 it lists a partnership with Eastern Mediterranean University, a student residence and Döveç Fitness, and for 2017 its entry into automotive and into furniture and interiors.

The page calls Querencia, launched in 2022, the most ambitious mixed-use development in Northern Cyprus history, which is the developer’s own characterisation, and says an academy followed in 2025. It reports 22 international awards, including from PropertyNC, and a construction-company title from PropertyNC for 2016-17, 2018-19 and 2025-26; it does not say which award relates to which project.

The developer’s other claims, such as a first-place ranking and delivery of every project on schedule, appear elsewhere on its site and are not repeated here, because no independent evidence was reviewed.

Frequently asked questions

What is D-Point Iskele and who is building it?

It is a mixed-use scheme at Long Beach in İskele that Döveç Group describes as an “All-in-One” concept joining apartments to a business centre. It lists 405 units, a construction start in May 2025 and delivery in December 2028. The unit tab covers studios, 1+1, 2+1 and 3+1 apartments, an office and a shop. Döveç Group is a Famagusta-based developer that says it was founded in 1989. The project page gives no street address, plot number or coordinates.

What sizes do the units have?

The developer lists 34 m² for the 1+0 studio, 62 m² for the 1+1, 91 m² for the 2+1 and 134 m² for the 3+1, plus a 62 m² office and a 158 m² shop. It does not say whether these are gross, net or with balconies, and it publishes no bathroom counts. Floor plans exist for the studio, 1+1 and 2+1 only. Ask for a written statement of the area basis for the exact unit before comparing quotations, since the same size can be measured in different ways.

What is the published starting price at D-Point Iskele?

The project page shows “Starting From £132,000”, the 1+0 minimum, as seen on dovecgroup.com on 18 October 2026. Per-type minimums are £137,000 (1+1), £218,000 (2+1), £251,000 (3+1), £152,000 (office) and £517,000 (shop). The listing card shows £125,000, a conflict the developer does not explain. These are minimums for a type, not fixed prices or offers, and the developer publishes no payment plan or service charge. Ask for a dated written price list.

When will D-Point Iskele be delivered?

The developer states December 2028 and says construction began in May 2025. Counting from May 2025 to December 2028 gives 43 months, of which 17 had passed by 18 October 2026, or 39.5% of the time (calculated from the developer’s dates). Elapsed time is not construction progress, and the project page shows no progress report. Ask what happens if the date slips and whether the contract sets compensation.

Can a foreigner buy at D-Point?

Yes, but only with a purchase permit from the Council of Ministers. Under Decree-Law 89/2026 (Resmi Gazete No. 147, 7 August 2026), as of 17 October 2026, a foreign buyer may hold at most 3 apartments (6 for nationals of states that recognise the TRNC); the consolidated Law 52/2008 still shows 1 (3 for those nationals).

The decree’s 90-day validity ends about 5 November 2026 unless Parliament enacts it, so the limit depends on it. Foreigners cannot buy farmland, forest or military-zone land, and the contract must be registered within 1 month.

Can a company buy an office or a shop?

A company with any foreign shareholding is a foreign legal person and needs a Council of Ministers permit and a positive security check on its directors and shareholders. The decree’s “investment” route (EUR 10,000,000 deposit, 80,280 m² land cap, five-year bar on sale; EUR 20,000,000 in the consolidated text) is set for sectors such as tourism, education and health. The sources reviewed do not say how a single office or shop is treated, so a TRNC lawyer should confirm the route in writing.

What does the business centre include, and can residents use it?

The developer lists a Business Center, Coworking Space, Conference Hall, Meeting Room, Training Room, Production Studio, Private Offices, Social Lounge and Communal Kitchen, with a Home Office Concept. It does not say whether residents use them free of charge, pay by use or share them with outside companies, who operates them, or what they cost in service charges. These are questions for the developer, answered in the contract rather than in marketing text.

Which title deed does the project carry?

The developer’s pages state no title-deed category, so none is assumed here. A buyer can ask for a Land Registry research document from the Tapu Amirliği of the district where the plot is registered, which shows the registered owner and encumbrances, and ask a lawyer to establish the category and the pre-1974 history. The UK government warns that disputed ownership can bring restitution claims. This site’s guide to title deeds gives background but cannot replace the search.

Where exactly is D-Point Iskele, and how far is Famagusta?

The developer places the scheme at Long Beach in İskele and publishes no address, plot or map point. From the Long Beach roundabout, Famagusta’s Walled City point is 14.1 km in a straight line and 16.0 km by road (about 19 minutes), Eastern Mediterranean University 12.0 km by road and Gazimağusa State Hospital 10.7 km by road. These are OSRM estimates from that roundabout, not from the plot, and they ignore traffic.

What taxes and costs apply, and does the developer promise rental income?

As of 17 October 2026, Land Registry fees for foreign buyers are 4% in total on a first property, under a regulation valid only until 5 January 2027 inclusive. Stamp duty on the agreement is 0.5% of the stated sum; VAT is 5% on housing up to 300 m².

Rent carries 10% withholding. The developer names a Professional Rental Management System but publishes no terms or income figure. Short lets of up to 60 days fall under the Holiday Houses Law; see this site’s guide to renting through Airbnb.

Sources and last check

Last checked: 17 October 2026. Sources:

• Developer: D-Point project page (dovecgroup.com)
• Eastern Mediterranean University: M.Arch. thesis on Long Beach, İskele (Feb 2024)
• OpenStreetMap: Long Beach Çemberi roundabout
• OpenStreetMap (Nominatim): Ötüken, Tatlısu and İskele municipality polygons
• OpenStreetMap: Makenzi Plajı
• Wikipedia: İskele District
• Statistical Institute: 2011 Census Table 1 (district by sex)
• Statistical Institute: 2011 Census Table 3 (mahalle)
• Statistical Institute: Population and Demography Bulletin 2014-2023
• Ministry of Health: list of state hospitals
• Statistical Institute: Statistical Yearbook 2024
• Ministry of Health press item on Karpaz Hospital, 17 Aug 2026
• WMO World Weather Information Service: Paralimni climatology
• seatemperatu.re: Famagusta sea temperature (aggregator)
• Statistical Institute: construction tables workbook 2025
• Statistical Institute: Construction and Parcel Statistics 2025
• Wikipedia: Trikomo (İskele)
• OSRM route: İskele town to the Long Beach roundabout
• OSRM route: Ötüken village to the Long Beach roundabout
• OSRM route: Long Beach roundabout to the Salamis site board
• OSRM route: Long Beach roundabout to Gazimağusa State Hospital
• OSRM route: Long Beach roundabout to Eastern Mediterranean University
• OSRM route: Long Beach roundabout to the Famagusta Walled City point
• OSRM route: Long Beach roundabout to Bafra
• OSRM route: Long Beach roundabout to Ercan Airport
• OSRM route: Long Beach roundabout to Larnaca Airport
• TRNC Law 52/2008, consolidated with 39/2024 (mevzuat.gov.ct.tr)
• Resmi Gazete No. 147, 7 Aug 2026: Decree-Law 89/2026
• Tax Department: VAT rates regulation, updated 7 Oct 2026
• Tax Department: Income Tax Law, consolidated 25 May 2026
• Tax Department: Stamp Duty Law 19/1963, consolidated
• UK FCDO and British High Commission: buying property in Cyprus
• Interior Ministry, Property Unit: documents for a purchase permit
• Resmi Gazete No. 197, 7 Oct 2026: Land Registry fees regulation
• TRNC Foreign Exchange Law 38/1997
• Statistical Institute: Consumer Price Index, September 2026
• Residence Permits and Visas Regulation, consolidated 5 Oct 2026
• Immovable Property Commission (TRNC): statistics
• ECHR: Demopoulos and Others v. Turkey, decision of 1 Mar 2010
• Court of Justice of the EU: press release 39/09, Apostolides v Orams
• Yenidüzen: KTMMOB president on earthquake regulation (14 Feb 2023)
• Land Registry announcement of 15 Jul 2025 (district offices, research document)
• Developer: Döveç Group About page
• TRNC Holiday Houses Law

This is not legal, tax or financial advice.