Royal Sun Residence Iskele: 959 Homes, 6 Types Guide (2026)

Royal Sun Residence Iskele is a 959-home residential scheme on the Long Beach side of İskele, listed by Noyanlar Group with six unit types from a studio to a 3+1 twin villa. This guide sets out what the developer states about Royal Sun Residence Iskele, which fields are hidden or contradictory, and what a buyer in a site of this size should verify in writing. Neither a price, a usable floor area nor a visible delivery date is published, and this guide estimates none of them.

Overview of Royal Sun Residence Iskele

On the developer’s project page, read on 18 October 2026, the scheme appears under the label “İskele Long Beach” and the heading “Beside the Sea, at the Centre of Life”. The page lists 959 units in six types: studio, studio penthouse, 1+1, 2+1, 2+1 twin villa and 3+1 twin villa.

Ten amenities are named: a swimming pool, a gym, a private car park, a supermarket, a café, play areas, a unisex hairdresser, a pharmacy, a bar and security. It does not say who runs the shops or whether non-residents may use them.

The status information points three ways. The project sits on the developer’s ready-to-move-in category page, its card carries the tag “Yakında” (coming soon), and the page itself says “Ön Satışta” (pre-sale). The sources do not say which is current. The project page shows no delivery date. Its source holds a year of 2028, but that field is hidden from visitors and is therefore not relied on. Nothing on the page says the project is completed or delivered.

The description also refers to user satisfaction built up “for years”, which reads more like an older phase than a pre-sale scheme, and the page’s progress-log link carries a name that belongs to the Elite project. The developer explains neither point, so a buyer should ask in writing which phase a given home belongs to.

No price is published, no floor area is usable (section 2) and the title-deed category is not stated. Sections 3 to 6 add sourced facts on the area, twin-villa ownership, buying rules and due diligence, and section 7 sets the project beside the developer’s other listings.

Unit types, sizes and scale: what the page does and does not say

The type line is the only unit-level information on the page. Names such as “2+1” are read here in the usual way, with the first number as bedrooms and the “+1” as a living room; a studio has no separate bedroom. The developer’s Turkish original calls the two villa types “İkiz Villa”, translated here as twin villa.

Royal Sun Residence Iskele unit type	Bedrooms (derived from the name)	Floor area	Homes of this type	Starting price
Studio	0	Not published	Not published	Not published
Studio penthouse	0	Not published	Not published	Not published
1+1	1	Not published	Not published	Not published
2+1	2	Not published	Not published	Not published
2+1 twin villa	2	Not published	Not published	Not published
3+1 twin villa	3	Not published	Not published	Not published

No floor area is quoted for any type. The plan section of the project page is hidden from visitors, and its source holds one site-plan image titled “Model” and no unit plans. On nine other Noyanlar project pages the plan blocks show the same 210 m² net and 285 m² gross whatever the type, a shop included, which marks such figures as placeholders. Per-type counts and prices are also absent, so the usual comparisons, area per bedroom and price per square metre, cannot be made.

The second table compares scale instead. Every figure is calculated from the developer’s unit counts, or from the Statistical Institute’s completion counts where stated, and the arithmetic is shown.

Four of the six types are apartments and two are twin villas, which makes the villa share 33.3% of the types but says nothing about the share of homes, because the developer publishes 959 as a single total. The mean of 159.8 homes per type is only an average. Any split of the 959 homes between the six types fits the published figures, so a buyer who wants a twin villa should ask how many exist and how many remain unsold.

On scale, the project is the third largest of the 21 Noyanlar projects that state a unit count, behind 1,560 and 1,120, and 2.66 times the median of the twelve Long Beach-labelled projects. Courtyard Platinum (952 units) and Querencia (705) are two other İskele-area listings on this site from another developer.

The district comparison is rough: İskele recorded final approval for 541 dwellings in 2025 on the residential-building rows (555 in the bulletin’s headline text), so 959 homes equal about 1.77 times that year’s output. Those statistics count finished buildings, not sales or demand, and say nothing about how fast this scheme will be built (Statistical Institute tables, 2025 bulletin).

Because the data gap is the real finding, the practical requests are specific. A buyer can ask for net and gross area for each type in writing, with the sales contract stating both.

The same request should cover whether balconies, terraces and roof terraces sit inside those figures, the plot and garden area that go with each twin villa, the number of homes in each type and the number still unsold, and the approved plan set for the type chosen. The page’s only plan is a site plan, so none of this can be checked from public material today.

Location: the Long Beach side of İskele and the places around it

The developer places Royal Sun Residence Iskele under “İskele Long Beach” in both its hero label and its location field, and its text says the homes are within walking distance of the sea. No street, ward, plot number or coordinates are given and no walking distance is stated, so neither claim can be tested. Every distance below is measured from the Long Beach roundabout, the one fixed point the fact packs use, not from the site.

The location panel also lists six drive times, from İskele to Girne. The same six values appear on seven other Noyanlar project pages, which makes them a template rather than a measurement for this site, and this guide does not use them.

“Long Beach” names the İskele waterfront informally and has no surveyed boundary. On OpenStreetMap it is a roundabout (Long Beach Çemberi, at 35.24681 N, 33.90092 E) with a public beach, Makenzi Plajı, mapped 0.6 km away; no beach outline carries the name. The only length on record is academic: a 2024 university thesis (Eastern Mediterranean University) studied a 3 km section, puts the district shoreline at about 25 km, and calls the 3 km its own scope, not an official measure.

The roundabout falls inside the OpenStreetMap outline of Ötüken, a ward of İskele municipality; volunteers drew that outline and it is not the cadastral boundary. The 2011 census counted 7,906 people in the municipality (Table 2) and 22,492 in the district (Table 1); no later district figure exists, only a country-wide projection of 476,214 for the end of 2023. District sub-divisions are in Table 3, and Wikipedia dates the district’s separation from Gazimağusa to 1998.

İskele has no state hospital. The Health Ministry’s list names six, none there, and the Statistical Yearbook 2024, as read in the fact pack, lists zero in-patient beds in the district, state or private, for each year from 2020 to 2024. The developer’s group lists a hospital among its companies (section 8); the sources do not reconcile that with the zero, so bed numbers are a question for the operator.

For in-patient care the closest state facility is Gazimağusa State Hospital, 10.7 km away by road. A Karpaz Hospital is under construction, and a ministry press item of 17 August 2026 promises completion by the end of 2026, with no published site or capacity.

Mapped services within 6 km of the roundabout number 47 in an OpenStreetMap query, among them 9 bank branches, 8 pharmacies, 4 supermarkets, 7 school tags and a fire station; the map is incomplete and is not a register. The Education Ministry’s home page says the İskele Evkaf Türk Maarif Koleji grew from 326 to 685 students after its 2021 foundation. No university campus in İskele appears in the sources; Eastern Mediterranean University, in Famagusta, is 12.0 km away by road.

The D950, mapped as the Mağusa-İskele main road, is drawn as a dual carriageway, mostly at 90 km/h, and passes within 0.01 km of the roundabout.

Ercan Airport is 54.7 km away by road, about 58 minutes on an estimate that ignores traffic and border queues, and Wikipedia says it serves Türkiye flights only. Larnaca Airport is 69.0 km, 73 minutes, through a Green Line crossing the sources do not identify. KIBHAS lists no İskele shuttle line, and the thesis fieldwork of March 2023 found no bus station on the waterfront, three car-parking areas and bike lanes.

There is no official climate station in İskele. The Gazimağusa station recorded mean temperatures of 30.0 °C in July and 29.4 °C in August 2024 and 364.6 mm of rain for the year (Yearbook 2024). That is one year, not a climate normal.

Nearby places and distances (from the Long Beach roundabout)	What it is	Distance	Straight-line or road	Source
Makenzi Plajı	Public beach	0.6 km	Straight-line	OpenStreetMap
Ötüken village centre	Ward centre	2.9 km; 4.4 km (6 min)	Straight-line; road	OSRM
İskele town	Municipal and district centre	4.4 km; 5.7 km (7 min)	Straight-line; road	OSRM
Salamis site board	Ancient city	6.6 km; 8.1 km (9 min)	Straight-line; road	OSRM
Gazimağusa State Hospital	Nearest state hospital with beds	10.2 km; 10.7 km (12 min)	Straight-line; road	OSRM
Eastern Mediterranean University	State university in Famagusta	11.3 km; 12.0 km (14 min)	Straight-line; road	OSRM
Famagusta Walled City	Historic centre	14.1 km; 16.0 km (19 min)	Straight-line; road	OSRM
Bafra	Village on the Karpas Peninsula	21.4 km; 23.2 km (24 min)	Straight-line; road	OSRM
Ercan Airport	Türkiye flights only	37.6 km; 54.7 km (58 min)	Straight-line; road	OSRM
Larnaca Airport	Republic of Cyprus; Green Line crossing	49.1 km; 69.0 km (73 min)	Straight-line; road	OSRM

Wikipedia’s Trikomo entry and the Salamis entry supply background on the town and the ancient city; section 6 takes up the area’s pre-1974 history. For the nearest city, this site has a separate Famagusta page, and the Northern Cyprus page covers the region as a whole.

Twin villas, apartments and a 959-home site: ownership, running costs and insurance at Royal Sun Residence Iskele

Two of the six types are twin villas: a 2+1 and a 3+1. A twin villa is generally one of two homes built side by side on a shared wall. The developer’s page gives no definition, no plot area, no storey count and no statement on private pools or gardens, and the amenity list belongs to the site, not to the villa.

Three questions follow, which the sources can frame even though only documents can answer them: how the law counts such a home, how the land under and around it is held, and who pays for what afterwards.

Two texts disagree on how many homes a foreigner may buy, as of 17 October 2026. Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026) is the rule now applied, but it holds only if Parliament enacts it before its 90 days end, around 5 November 2026. The consolidated Law 52/2008 still prints the stricter wording.

The decree sets the ceiling at three apartments per foreign buyer, or two two-storey detached villas when the home is in a mass-housing project or “site”. For nationals of states that recognise the TRNC the figures are six apartments or three such villas. The consolidated text says one apartment, or three for those nationals.

The decree’s wording says detached. Whether a twin, meaning semi-detached, villa counts as a villa, a house or an apartment is not stated in the sources. The Interior Ministry’s application list uses separate annexes for an apartment, a house and land, so the classification is settled on paper at the permit stage. A TRNC lawyer should confirm it in writing, under both texts, before a deposit is paid.

Two further rules matter in a large site. The decree caps sales to foreigners at 80% for housing projects in zoned areas; on 959 homes that is 767.2, so at most 767 whole homes (calculated), if the cap covers this project, which the sources do not establish. A separate rule stops foreigners who are first-degree relatives, or share a nationality, from together buying more than half the units on one parcel, and the site’s parcel layout is not published.

The land question is where twin villas and apartments differ most on paper. Foreigners may not buy share-title (hisse koçanlı) interests in land, and for an apartment or detached house a share title may be held by at most three foreign natural persons jointly. Law 35/2010 requires the unit to have condominium title (kat mülkiyeti) or a condominium easement (kat irtifakı) before the permit application is made, and a sale without one is an offence.

The decree adds a two-year exception: where condominium title could not be established, the application may be supported by a Planning Approval from the Town Planning Department or by a building permit. For a scheme shown as pre-sale, the buyer should therefore ask what stage the registration has reached, whether each twin villa is registered as its own unit, and what share of the common land and facilities goes with it. The sources do not describe how twin villas inside sites are registered.

A party wall is a structural fact as well as a legal one. The engineers’ and architects’ chamber (KTMMOB) set out its position through its then president in February 2023: every building needs static calculations to the earthquake regulation, project approval tests compliance, municipalities must have project authors supervise construction, and İskele has the most sensitive soil (Yenidüzen).

In November 2025 the Chamber’s president said earthquake work should be reviewed at regular intervals, recalling that the building regulation for earthquake zones dates from 2015 (Kıbrıs Gazetesi). Both are statements, not a certificate for this site; the approved project set and the supervision records are the documents to request.

Running costs can be framed but not priced. The newest annual property-tax schedule found is the 2025 regulation, and no 2026 schedule was located. With no floor areas published, no amount can be computed; at the base rate each additional 10 m² of taxable area adds TL 66 (10 × 6.60).

The sources contain no home-insurance rule, product or premium. The only sourced reference is the Financial Transactions Tax Law 62/2026, in force from 1 October 2026, under which financial institutions collect 5% on insurance premiums from customers; its effect on a home buyer was not verified.

The group’s services page, as shown on 18 October 2026, lists a pool construction-and-maintenance company (N.M. Pools, set up in 2012) and a home-maintenance company (Brief Maintenance) active in Yeniboğaziçi and İskele. It does not say whether either serves this site, what they charge or whether using them is optional.

The consumer-price figure comes from the Statistical Institute’s September 2026 release. The ten requests below turn the points above into documents a buyer can ask for in writing.

1. Ask which type the home is, and for a written definition of the twin villa: storeys, plot, party wall and what is shared.
2. Ask for the Land Registry research document, and whether the home is registered as its own unit or as part of a condominium.
3. Ask the lawyer to state how the home counts under the acquisition limits, under both the decree and the consolidated text.
4. Ask for the plot or garden area and the share of common land and facilities that goes with the home.
5. Ask for the approved project set, the static calculations and the supervision records for the building.
6. Ask who will manage the common areas, with the charge schedule and the contract terms.
7. Ask what insurance the developer holds during construction and after handover, and for the policy wording.
8. Ask whether the home has a private pool, and who pays to connect and maintain it.
9. Ask for net and gross area in the sales contract, and for the delivery date and delay remedy written into it.
10. Ask which phase of the project the home belongs to, given the conflicting status fields on the page.

Buying off-plan in Northern Cyprus: costs, limits and the steps in brief

Costs come first here because the fee schedule is the shortest-lived rule. Under the schedule in Resmi Gazete 197 (published 7 October 2026, valid to 5 January 2027), foreigners pay Land Registry fees of 4% on a first property, 5.5% on a second and 6% on a third, as of 17 October 2026. Quotations differ: agencies cite 9% or 12%, figures no official table matched (Haber Kıbrıs).

The sale agreement attracts stamp duty of 0.5% of the stated sum (Stamp Duty Law), and VAT on housing is 5% up to 300 m² of closed area and 10% from 300 m² (schedule of 7 October 2026). Whether the developer’s price includes VAT is not published. A wider view of costs is in this site’s guide to buying, building and renting property in North Cyprus.

A payment-plan panel (35% down, 48 months, instalments from £2,500 a month, 15% at handover) appears on 21 of the developer’s project pages. It is hidden from visitors and identical on all of them, including one project with a hidden delivery year of 2020 and a 20-villa scheme, so this guide treats it as an unverified template, not as terms for this project. No price is computed from it.

Quantities come next, and they depend on which text applies. The decree in force allows up to three apartments or the villa options described in section 4; the consolidated Law 52/2008 allows one apartment. Since the decree’s validity ends about 5 November 2026 unless Parliament enacts it, confirm which text applies on the day of signing.

Then the clocks. The stamped agreement has to be registered at the district Land Registry, with the permit application lodged, inside one month of signing; otherwise the decree treats the contract as void without further action. After publication of the permit, the transfer fees must be paid within 75 working days (60 under the consolidated text) and the title signed over within one year (six months under it). No statutory time limit binds the Council of Ministers’ own decision.

If the seller holds no registered mortgage on the home, the transfer clock starts only once the whole price stated in the filed document is paid, which matters for an instalment purchase.

Residence rules turn on property value. A 10-year permit goes to an owner with title to property worth GBP 300,000 or more, and a 5-year permit to other owners; a buyer holding only a stamped, approved contract receives 5 years from GBP 300,000, with an income test below that (Residence Permits and Visas Regulation). Background is on this site’s residency programme and citizenship and immigration pages; no provision makes a home purchase an automatic route to citizenship.

Step (as of 17 October 2026)	Who	Typical time	Source
Appoint a lawyer who does not also act for the developer	Buyer	Before any deposit	UK Government guidance
Obtain the Land Registry research document for the parcel	Lawyer; district Tapu Amirliği	Not specified	Land Registry notice
Confirm condominium title or easement, or the two-year alternative in the decree	Lawyer; Land Registry	Before the permit application	Law 52/2008
Sign the agreement and have it stamped	Buyer; seller; Tax Department	At signing	Stamp Duty Law
Register the agreement and lodge the permit application	Buyer, lawyer or proxy	Within one month	Resmi Gazete 147
Wait for the permit to be published	Council of Ministers, through the Interior Ministry	No statutory deadline	Interior Ministry list
Pay the transfer fees	Person registering the title	75 working days (60 in the consolidated text)	Resmi Gazete 147
Sign the transfer declaration and receive the title	Buyer; district Land Registry	Within one year (six months in the consolidated text)	Law 52/2008

Risks, title and due diligence

No title-deed category appears anywhere in the developer’s material, and none is assumed here. In the UK Government guidance, ownership of many northern properties is called disputed, with a warning of restitution risk where land was Greek Cypriot-owned before 1974 and later classed as exchange or gift land. Wikipedia’s Trikomo entry describes the town’s population before 1974 as almost entirely Greek Cypriot. The fact packs found no finding specific to Ötüken, İskele town or this scheme, so title has to be established parcel by parcel.

In Demopoulos (1 March 2010) the Strasbourg court named the Immovable Property Commission as the remedy to use first. The Commission’s statistics showed 8,807 applications lodged and 3,757 concluded on 2 October 2026, and Law 67/2005 accepts applications until 21 December 2027.

The Court of Justice’s Orams judgment of 28 April 2009 requires courts elsewhere in the EU to enforce Republic of Cyprus rulings on land in the north, and the Commission’s Green Line page records that EU law is suspended in the north. UK travel advice notes that the Republic of Cyprus does not accept residence permits issued in the north (regional risks).

Off-plan buying adds its own risks. The UK guidance’s list for Cyprus purchases runs from missing building permits and payment plans absent from contracts to delays with completion certificates and title deeds, developer mortgages over the land and lawyers who act for both vendor and builder.

Here the developer’s own status fields conflict, so the contract is where the delivery date, the area of each home and the remedy for delay need to be fixed. A buyer should also ask the lawyer to read the title documents against the project actually being built, since the page’s progress link names a different project. The fact packs add that no sourced figure exists for lawyers’ fees in the north, so the fee should be agreed in writing at the outset.

For the deed categories themselves, see the site’s article on title deeds in Northern Cyprus.

How Royal Sun Residence Iskele compares with the other Noyanlar projects on this site

Twenty-two Noyanlar projects appear below: fourteen new listings, this one among them, and eight that the site already carries. All data come from the developer’s pages as read on 18 October 2026. “Status shown” gives the category page and the card tag, which disagree for several projects. “Delivery” reads “not displayed” where the year sits only in the page source.

For the eight older listings the match is stated as the site lists it; where the evidence is partial the table says the project appears to correspond. Who developed the Four Seasons Life series is contested between Noyanlar and another group, and this guide takes no position.

Royal Sun Residence Iskele is one of four projects that sit on the ready-to-move-in page while carrying a coming-soon tag; the other three are Bellagio, Neo Residence and Sea Life Plus. Across the 22 projects the tags read coming soon on 11, completed on 7 and neither on 4.

Its twin-villa type names match those of Miracle Villa & Residence, which lists 52 units against 959 here; the sources do not say whether the two are related. Royalsun Elite Residence has 161 more units (1,120 − 959) and a different villa naming.

No ranking is implied. The table records what the developer publishes, and because areas, prices and delivery years are hidden or absent for every project, none of the 22 can be ranked on size, price or readiness from the public pages. The one measure that can be compared, the stated unit count, says how large a scheme is, not how well it is built or managed.

Noyanlar Group

This section repeats what the group’s own pages say, as shown on noyanlar.com on 18 October 2026. None of it is independently verified, and the group’s own headline totals are left out because they could not be checked.

The About page says the group began in 1973 as an architecture and engineering company, became a family business in 1991, took the name Noyanlar İnşaat Ltd. in 1994 and in 1999 started site projects around Mağusa and İskele. It adds that in 2008 all operations moved under the Noyanlar Group of Companies banner, that two development companies followed in 2011 and that Noyanlar Invest was founded in 2025. The timeline names Royal Sun Residence among the projects built as the group entered tourism but puts no year beside it.

The same page lists group companies in tourism and holiday letting, a hospital, a hotel, a fitness centre and a restaurant and bar. On its services page the group offers project development, construction management, parcelling and real estate work, architectural and engineering design, pool building and upkeep, and home maintenance.

The group’s completed-projects page lists 15 projects, and none of them is Royal Sun Residence. The sources reviewed show no project-level handover records or completion certificates, so a buyer who relies on track record should ask for the completion certificate and title evidence for the specific home, not for the group as a whole.

Frequently asked questions

What is Royal Sun Residence Iskele?

The project is a 959-unit residential scheme that Noyanlar Group lists under “İskele Long Beach”, with studio, studio penthouse, 1+1, 2+1 and two twin-villa types. The developer’s page names ten amenities, including a swimming pool and a gym. Neither a price, a usable floor area nor a visible delivery date is published, and its status fields disagree: a ready-to-move-in category, a coming-soon tag and a pre-sale label. The rest of this guide is sourced area and legal context, not developer data.

How many homes and which unit types does the project list?

The developer states 959 units in six types: studio, studio penthouse, 1+1, 2+1, 2+1 twin villa and 3+1 twin villa. Reading the names in the usual way gives from none to three bedrooms. The number of homes in each type is not published, so the average of 159.8 per type (959 ÷ 6) is arithmetic only and says nothing about how many twin villas exist or how many are unsold.

What does a home cost, and is there a payment plan?

No price is published, so none is given here. A generic payment-plan panel, hidden from visitors, repeats on 21 of the developer’s project pages, and this guide treats it as an unverified template. UK Government guidance lists payment plans missing from contracts among recurring problems, so any plan belongs in the signed contract. Fees depend on a Land Registry schedule that expires after 5 January 2027 and runs from 4% to 6% by property count.

When will the homes be delivered?

The developer’s project page does not display a delivery date. The page source holds a year, but visitors cannot see it, so it is not relied on. The page also calls the project pre-sale while sitting on the ready-to-move-in category page, and its description speaks of satisfaction built up over years. A buyer should ask in writing for the delivery date, the phase the home belongs to and the remedy if handover is late.

How big are the units?

No usable floor area is published for any type. The plan section of the page is hidden from visitors and holds only a site-plan image, and other Noyanlar pages show identical placeholder areas whatever the type. Without areas, comparisons such as area per bedroom or price per square metre cannot be made. The sales contract should state net and gross area per home, and say whether balconies and terraces are included.

What is a twin villa, and how does the law count one for a foreign buyer?

A twin villa is generally one of two homes built side by side on a shared wall. Under Decree-Law 89/2026 (Resmi Gazete 147), as of 17 October 2026, a foreigner may hold three apartments or, within a site, two two-storey detached villas, whereas the consolidated Law 52/2008 allows one apartment. The sources do not say whether a semi-detached villa counts as a villa, a house or an apartment, so a TRNC lawyer should confirm the classification in writing before a deposit.

Where is Royal Sun Residence Iskele?

The developer says “İskele Long Beach” and gives no street, ward or coordinates, so the exact site is unknown. On OpenStreetMap the Long Beach roundabout lies within the Ötüken ward of İskele municipality. From that roundabout, Famagusta Walled City is 16.0 km by road and İskele town 5.7 km; these are distances from a reference point, not from the project. A buyer should obtain the parcel number and check it at the Land Registry.

Is there a hospital nearby?

İskele has no state hospital: the Health Ministry lists six, none there, and the 2024 Statistical Yearbook shows zero in-patient beds in the district. An İskele health centre exists. Gazimağusa State Hospital, the closest state hospital with beds, lies 10.7 km from the Long Beach roundabout by road, about 12 minutes on a routing estimate. A Karpaz Hospital was promised for the end of 2026, with no published site or capacity.

Can a foreigner buy here, and what do the limits mean?

A Council of Ministers permit is required for any foreign purchase, as of 17 October 2026. The decree applied now sets three apartments as the ceiling, or six for nationals of states that recognise the TRNC, and caps foreign sales in zoned housing projects at 80%. Its validity ends around 5 November 2026 unless Parliament enacts it, and the consolidated text still reads one apartment, so check which applies at signing.

What should a buyer check before signing for Royal Sun Residence Iskele?

Start with an independent lawyer who does not act for the developer. Ask for the Land Registry research document, proof of condominium title or easement, the classification of the home under the acquisition limits, net and gross area in the contract, the delivery date and delay remedy, the management and service-charge terms, and which phase the home belongs to. Section 4 sets these out as a ten-point list.

Sources and last check

Last checked: 17 October 2026. Sources:

• Noyanlar Group: Royal Sun Residence project page, as shown on noyanlar.com on 18 October 2026
• Noyanlar Group: About page and services page, as shown on 18 October 2026
• TRNC Law 52/2008, consolidated text (Merkezi Mevzuat Dairesi)
• Resmi Gazete No. 147, 7 August 2026 (Decree-Law 89/2026)
• Resmi Gazete No. 197, 7 October 2026 (Land Registry fees)
• Interior Ministry: purchase-permit document list
• Land Registry announcement of 15 July 2025
• Stamp Duty Law 19/1963, consolidated
• VAT rates regulation, updated 7 October 2026
• Immovable property tax schedule, effective 1 January 2025
• Financial Transactions Tax Law 62/2026
• Residence Permits and Visas Regulation, 5 October 2026
• UK Government: buying property in Cyprus and travel advice on regional risks
• Strasbourg court: admissibility decision in Demopoulos and Others v. Turkey, 1 March 2010
• CJEU press release 39/09 on the Orams judgment, 28 April 2009
• European Commission: Green Line Regulation page
• Immovable Property Commission: statistics and Law 67/2005
• Statistical Institute: Statistical Yearbook 2024
• Statistical Institute: construction tables 2025 and 2025 bulletin
• 2011 census Table 1, Table 2, Table 3 and Population and Demography Bulletin
• Statistical Institute: consumer price index, September 2026
• Ministry of Health: state hospitals and Karpaz Hospital press item
• Ministry of National Education: home page
• Eastern Mediterranean University: master’s thesis on Long Beach, İskele
• Yenidüzen: chamber president on earthquake regulation and Kıbrıs Gazetesi
• Haber Kıbrıs: Land Registry fee change of 7 October 2026
• OpenStreetMap: Long Beach roundabout, Makenzi Plajı, ward outlines, service features and main road
• KIBHAS shuttle operator; Wikipedia: Ercan Airport, Trikomo, Salamis and İskele District
• OSRM routing estimates from the Long Beach roundabout, run 17 October 2026

This is not legal, tax or financial advice.