Aloha Homes Esentepe: 400-Unit Two-Phase Guide (2026)

Aloha Homes Esentepe is a two-phase resort-style residential scheme of villas, bungalows, apartments and loft penthouses that Cyprus Constructions (CC) lists at Esentepe, in the Kyrenia district of Northern Cyprus, with a detail-page total of 400 units, a December 2026 delivery date and a project “from” price of GBP 154,950.

The pages below separate three things for Aloha Homes Esentepe: what the developer publishes, where its own pages contradict one another, and what a buyer of a furnished scheme close to handover must still obtain in writing. Plans with printed areas are used for sizes, a map-pin conflict is traced, and the 2026 purchase rules are dated 23 October 2026.

Overview of Aloha Homes Esentepe

Cyprus Constructions lists the scheme on its projects page as “ALOHA” at “Esentepe” with a “from” price of £154,950, and on its Aloha Homes detail page as a resort of two phases called Aloha Beach Resort. The text of both was captured on 23 October 2026. The developer’s knowledge file (llms-full.txt, dated 14 October 2026) gives the location as “Esentepe, Kyrenia”.

The overview text opens with a “READY TO MOVE” concept and says the price covers furniture and household appliances, a modern kitchen and bathrooms, central air conditioning and a card-entry system. It describes Phase I as 5+1 and 3+1 villas plus Type A and Type B 1+1 apartments, and Phase II as Type V bungalows with two or three bedrooms, Type A 1+1 apartments, Type B 1+1 garden apartments and 2+1 loft penthouses.

Ten amenity lines follow: a bar, a café, central generators for homes and for communal areas, a children’s playground, a cinema, a concierge service, a fitness facility, landscaped gardens and a laundry.

The statistics panel shows 400 units, a December 2026 delivery date, a payment plan of 35% down with 65% until project completion, and an availability line of 30% remaining. Other developer pages disagree. The homepage card shows 450 units, the Persian page shows 80 units and “ready for handover”, and the hero tags read “Ready to Move In” and “Pre Sale” beside the December 2026 date.

The unit cards under the plans carry areas, bedroom counts and prices that repeat across eight of the developer’s ten project pages, so none of those card figures is used in this guide. Sizes in section 2 come only from plans printed on the page, and the one price quoted is the project “from” figure.

Unit types and sizes of the two-phase resort: what the plans print

The developer names its unit types in one sentence per phase, set out in the first table. The “Project Plan & Types” block adds two cards per phase, but they are of little use. The Phase I Type A card repeats a sentence about Phase II, the card features (roof terrace, sea view, private pool, private plot, gym access, smart home, spa access) are wording reused on other project pages, and the areas, bedroom counts and prices on the cards follow the template profiles described in section 1.

Unit types named for the two phases	Types as published	Note
Phase I	5+1 villas; 3+1 villas; Type A 1+1 apartments; Type B 1+1 apartments	Overview sentence on the detail page
Phase II	Type V bungalows with 2 and 3 bedrooms; Type A 1+1 apartments; Type B 1+1 garden apartments; 2+1 loft penthouses	Overview sentence on the detail page
Card text	Type A 1+1 apartments, Type B 1+1 apartments and 2+1 loft penthouses, and Type V 2+1 and 3+1 bungalows; a second card text mentions a “studio penthouse”	The card wording differs from the overview: garden apartments are missing and the bungalows are written 2+1 and 3+1

Three plans on the page print real areas. One-bedroom plan: kitchen and living room 16.2 m2, bedroom 10 m2, wardrobe room 2.9 m2, WC 2 m2 and terrace 8 m2, with no total. Two-bedroom plan: kitchen and living room 31.5 m2, master bedroom 12.2 m2, guest bedroom 9 m2, WCs of 3.5 and 5 m2 and an 8 m2 terrace, again with no total.

The two-bedroom loft plan is the only one with totals: a 75 m2 penthouse, a 10 m2 terrace, a 50 m2 roof terrace and 135 m2 of total usage area. Only the loft plan carries a title and a phase label (see section 4); the other two carry neither.

The printed rooms of the two apartment plans add up to 31.1 m2 and 61.2 m2, which is about 31 m2 of room area per bedroom in both cases. The loft penthouse works out at 37.5 m2 of covered area per bedroom. These ratios are rough. The printed rooms leave out halls, shower rooms and wall thickness, so they are neither net nor gross areas, and a buyer should not treat them as the size of a unit.

The loft figure shows how the developer’s wording can mislead. Its “total usage area” counts a 50 m2 roof terrace, so 135 m2 cannot be set beside a built-up or gross area quoted for another project. No area is published for the 5+1 and 3+1 villas, the bungalows or the garden apartments, and no plot or garden area is given for any ground-level unit.

Before a reservation, the following should be requested in writing for the specific unit:

• net internal area, gross built-up area, and covered terrace and roof terrace shown separately
• for villas, bungalows and garden apartments, the plot or garden area and whether a private pool is part of the unit
• the phase, block and parcel number of the unit and the reference of its condominium plan
• bedrooms and bathrooms as shown on the permit drawings, since the card counts are template values
• the furniture and appliance inventory for that unit (section 4)
• the date and number of the building permit under which that block is being built

Location of Aloha Homes Esentepe: the village, the map-pin conflict and the distances

Esentepe (Greek Agios Amvrosios) is a village of Girne district on the north coast, roughly 23 km east of Kyrenia and below the Beşparmak (Five Finger) range, as the PRIO Cyprus Centre describes it. The 2011 census counted 2,414 people in the Esentepe municipality, split between Esentepe village (1,754), Bahçeli (388), Karaağaç (242) and Beşparmak (30) (Statistical Institute, Table 3).

Under Law 15/2022 the village now sits in the six-village Çatalköy-Esentepe municipality, for which no official population exists. Girne district had 69,163 residents in 2011, 24.2% of the TRNC’s 286,257 (derived; Table 1). OpenStreetMap data place the village centre about 1.2 km from the coast.

The developer’s label is Esentepe, but the map is less certain. The detail page draws its map from a pin in the page script (35.3755 N, 33.699 E) that is not shown as text. Calculated from the developer’s figures, the pin lies 11.2 km in a straight line east of the Esentepe village centre.

In the OpenStreetMap boundary data retrieved on 23 October 2026 (Nominatim polygon lookup), the point falls inside the Tatlısu village polygon and outside Esentepe’s, whose bounding box ends at 33.610 E, about 8 km west of the pin.

Tatlısu belongs to Gazimağusa (Famagusta) district per the 2011 census and its own municipality page, while Esentepe belongs to Girne district. The pin may be approximate, and OpenStreetMap is crowd-sourced, so this is a conflict to resolve and not a finding: a parcel number settles which village, municipality and district Land Registry office apply. The page’s address block is a generic “Kyrenia, North Cyprus” line repeated on every CC project page.

The pin is 0.19 km in a straight line from the nearest mapped coastline (OpenStreetMap way 729378736, distance calculated from OpenStreetMap coastline data). The developer’s aerial site plan labels Phase I beside a sandy shoreline and Phase II as a curved row of blocks set back inland.

No walking distance to the beach is published; a block of “2 minutes walk” amenity lines, identical on all ten pages, is left out. Caesar Cliff Esentepe, a planned scheme by another developer, is also listed at Esentepe, and the Esentepe area page groups the listings tagged to the village.

Road access runs through Kyrenia or Famagusta. From the pin, Kyrenia is 38.6 km by road (about 43 minutes) and Famagusta 44.7 km (about 44 minutes). From the village centre, OpenStreetMap reference points (Nominatim lookup) give 27.7 km and about 33 minutes to Kyrenia Castle, and 40.0 km and about 54 minutes to Ercan Airport (route).

UK government advice states that entering the Republic of Cyprus through the north, for example through Ercan, is treated as illegal entry by the Republic’s authorities (FCDO entry requirements).

For health care, the Esentepe Health Center had 8 staff in 2024 (1 general practitioner, 1 dentist and 3 nurses), and the village is listed with one state and no private health institution (Statistical Yearbook 2024; OSM point).

The yearbook lists 72 state beds in Girne district’s single state hospital, Dr Akçiçek (189 staff), and 112 beds across five private in-patient institutions. A new Girne hospital of about 148 beds was reported complete on 28 January 2026 with equipment still being installed (BRTK), and the Ministry’s hospital list on 23 October 2026 does not include it.

Climate and tourism data exist only at district level. The Girne station recorded monthly means from 15.0 C (January and February) to 30.7 C (July) in 2024, a mean of the twelve months of 22.0 C (derived), and 510.2 mm of rain; both are single-year values.

Girne district had 79 accommodation units with 15,208 beds, 54.5% of the TRNC’s 27,910 beds (derived). On 2 July 2025 the Çatalköy-Esentepe mayor described the area as part of a tourism region with several hotels being built and complained that too little water reached local storage tanks (Kıbrıs Postası).

Water arrives from Türkiye through the State Hydraulic Works to municipal tanks, as the same mayoral statement says, and a grid-wide blackout lasting almost a day followed a substation explosion in August 2025 (Cyprus Mail, 8 December 2025).

No coastal setback rule has been located in TRNC law, so Turkish and Republic of Cyprus setback figures should not be applied. Building permits for the village come from the Çatalköy-Esentepe municipality under Law 15/2022 (temporary article 8). Esentepe was entirely Greek Cypriot until 1974, which is why title is checked parcel by parcel (section 6).

Nearby places and distances for Aloha Homes Esentepe	What it is	Straight-line km from the pin	Road km and minutes from the pin	Source
Nearest mapped coastline	OSM way 729378736	0.19	not applicable	OSM way, computed
Tatlısu village centre	Village, Gazimağusa district	4.9	8.1 km, 11 min	OSRM
Esentepe village centre	Village, Girne district	11.2	15.2 km, 18 min	OSRM
Esentepe Health Center	State health centre	11.3	15.3 km, 18 min	OSRM
İskele town	Town, health-centre reference point	20.6	31.1 km, 32 min	OSRM
Gazimağusa State Hospital	State hospital, Famagusta	30.8	39.5 km, 41 min	OSRM
Dr Akçiçek Hospital	State hospital, Kyrenia	34.1	37.6 km, 41 min	OSRM
Kyrenia Castle	Kyrenia reference point	34.4	38.6 km, 43 min	OSRM
Bellapais Abbey	Heritage site near Kyrenia	32.0	36.6 km, 41 min	OSRM
Famagusta Walled City centre point	City reference point	35.5	44.7 km, 44 min	OSRM
Ercan Airport	Airport of the north	30.6	51.6 km, 57 min	OSRM
Nicosia city node	Capital	37.7	64.7 km, 71 min	OSRM
Larnaca Airport	Republic of Cyprus airport, border crossing needed	56.6	72.7 km, 76 min	OSRM

Straight-line figures are haversine distances calculated from the pin; road figures are OSRM estimates on OpenStreetMap data that start from the nearest road point, 192 m from the pin. Larnaca excludes border formalities.

Aloha Homes Esentepe as a two-phase resort: phases, the name on the plan and the December 2026 handover

The detail page offers a Phase I and a Phase II toggle, and the only phase-level facts are the two type lists in the overview. There is no unit count per phase, no delivery date per phase and no site area. The aerial plan on the page places Phase I along the shoreline and Phase II inland behind it.

The cards do not follow the type lists: the Phase I Type A card repeats the Phase II sentence and is marked sold out. Every assignment of a unit to a phase beyond the two lists is therefore a question for the developer.

Delivery and payment raise a second question. December 2026 is the only dated milestone, and the page does not say whether it applies to Phase I, Phase II or both. The Phase II cards show 48 monthly instalments. Counted from a November 2026 start, that runs to late 2030, nearly four years after the delivery date (calculated).

The page does not say whether instalments continue after handover. The point is practical: the decree starts the one-year window for signing the transfer on the day the whole stated price is paid when no mortgage has been registered for the seller. A long instalment plan therefore pushes title back unless a charge is registered, and either route changes the buyer’s position until the last payment.

The third question is the name. The two-bedroom loft plan is titled “Babylon Beach Resort Homes” and marked Phase 2, while the page is called Aloha Homes and its text refers to Aloha Beach Resort. The developer’s destination directory lists Aloha Beach Resort as a “Resort” location, described as a beachside destination for lifestyle, leisure and short stays.

Nothing explains the other name: it may be a former project name, a marketing alias, a plan reused from another scheme or an error. It matters because permits, approvals and condominium registrations are issued for a named project on a named parcel, and a contract that uses one name against a permit that uses another creates an identification problem.

The fourth question is the furniture. The overview says the price covers furniture and household appliances, whereas the FAQ answer describes several furniture packages to choose from; the furniture-package question appears on every one of the ten CC project pages, so the FAQ answer is generic. An itemised inventory is the remedy.

The VAT regulation updated on 7 October 2026 places housing with up to 300 m2 of closed area at 5% and sets 16% as the general rate for other supplies, and stamp duty is charged on the sum stated in the agreement, converted into lira at the official rate on the stamping date (VAT regulation; Stamp Duty Law). How furniture sold with a home is treated is not stated in those texts, so the contract should show it.

The fifth question concerns running costs. The amenity list includes a bar, a café, a cinema, a concierge service, a fitness facility, a laundry and central generators for homes and communal areas, and none of it comes with a published fee. The FAQ says the owners’ association fee covers common areas such as pools, landscaping, security and amenities, depends on the unit type and will be set out in the purchase agreement.

The amenity list itself names no pool, while the developer’s knowledge file lists “pool”. Whether a communal pool exists, and in which phase, needs a written answer. The latest annual property tax schedule found (Tax Department, 2025) charges TL 6.60 per m2 up to 120 m2, TL 7.15 per m2 beyond that and TL 35.60 per m2 of swimming pool; no 2026 schedule was located.

The last day of December 2026 falls 69 days after the date of this guide. A handover sequence has legal steps behind it. Final approval (nihai tasvip) is the step the TRNC statistics treat as completion, since they count only buildings that obtained it.

Utility connections then depend on payment: until every tax and fee is settled, neither a water nor an electricity connection may be given, other than temporary site supplies during construction (RG 147). Under the decree the fees are due within 75 working days of the permit’s publication, about 15 weeks (calculated), so a December handover and a working home are not necessarily the same date.

Checklist before paying a deposit

1. Obtain the parcel number and ask which village, municipality and Land Registry district it falls in, given the pin conflict in section 3.
2. Ask in writing why one Phase II plan carries the name Babylon Beach Resort Homes and which entity holds the permit.
3. Request the building permit, the condominium easement or title reference and the drawings for the exact unit and block.
4. Request a handover protocol: date, state of completion, snagging procedure, utility connections and the documents delivered with the keys.
5. Request the furniture and appliance inventory, with brands, warranty holders and the delivery date, as an annex to the sale agreement.
6. Have the payment schedule written into the agreement by date, including whether any instalment falls after handover.
7. Ask for the owners’ association fee in figures, the services it covers and who operates the bar, café, cinema and concierge.
8. Ask whether the unit may be let and under which registration; keep any rental management offer separate from the sale agreement.
9. Have an independent lawyer, not the developer’s, run the Land Registry search and check the acquisition limits in section 5.
10. Ask how and when the whole stated price is paid, because the one-year transfer period starts on the day the whole price is paid where no mortgage is registered for the seller.

Buying in Northern Cyprus in brief: from the parcel to the keys, with the 2026 time limits

Because the parcel is not published, the first step of an Aloha Homes Esentepe purchase is to identify it. The acquisition limits and deadlines below are set by Decree-Law 89/2026 (Resmi Gazete No. 147, 7 August 2026), a re-issue of Decree-Law 63/2026 (RG 87, 11 May 2026).

The instrument is a Council of Ministers decree rather than an act of Parliament, and its 90-day life runs out around 5 November 2026 unless Parliament converts it into an act. Law 52/2008 in its consolidated form still prints the older, stricter wording, which is why published sources disagree. General cost context is in the guide to the cost of buying, building and renting on this site.

Step	Who	Time limit as of 23 October 2026	Source
1. Identify the parcel and its district office	Buyer’s lawyer; district Tapu Amirliği	Before any payment; transactions are handled at the office of the district where the property is registered	Land Registry notice, 15 July 2025
2. Confirm condominium easement or title for the unit	Developer; Land Registry	Needed before a permit application (Law 35/2010); the decree allows a building permit or Planning Approval instead for 2 years from its entry into force	RG 147
3. Sign and stamp the sale agreement	Buyer, seller; Tax Department	Stamp duty on the stated sum: 0.5% up to TL 89,000,000, normally borne by the buyer	Stamp Duty Law
4. Register the stamped agreement and lodge the permit application	Lawyer; district Tapu Amirliği; Interior Ministry	Within 1 month; otherwise the decree makes the contract void automatically	RG 147
5. Council of Ministers permit, published in the Gazette	Interior Ministry Property Unit	No official processing time exists	Property Unit documents
6. Pay transfer fees	Buyer	Within 75 working days of publication (decree); 60 in the 39/2024 text	RG 147
7. Sign the transfer declaration	Buyer, seller before the Tapu Amirliği official	Within 1 year of publication (decree); 6 months in the 39/2024 text	RG 147
8. Connect water and electricity	Municipality; electricity authority	Only after all taxes and fees are paid	RG 147

The decree lets a foreign buyer take one of four routes: up to 3 apartments; a plot of no more than 1,338 m2 carrying a single house; a detached house on a plot up to 3,300 m2; or 2 two-storey detached villas inside a mass-housing project. Nationals of states that recognise the TRNC may buy 6 apartments or 3 two-storey villas. The consolidated 39/2024 text still allows one property.

The decree’s wording refers to two-storey villas and does not say how single-storey bungalows, semi-detached units or loft penthouses are counted, so the buyer’s lawyer should confirm the classification with the Interior Ministry. A further decree rule limits the share of a zoned housing project that may go to foreigners to 80%. Agricultural and forest land and military zones are closed to foreigners, and foreign holdings are capped at 7% of a district’s area and 3% of the country (limits regulation).

A Council of Ministers regulation in RG 197, 7 October 2026 sets Land Registry fees for foreigners at 4% in total on a first property, 5.5% on a second and 6% on a third, valid to and including 5 January 2027. Agency quotations of 6%, 9% or 12% predate that schedule and are not used.

Foreign-currency remittances are free provided banks are used and the sender and recipient are recorded (Foreign Exchange Law 38/1997). A contract in pounds avoids lira exposure for the price, yet the TRNC consumer price index rose 35.02% in the twelve months to September 2026 (Statistical Institute), and stamp duty is computed in lira.

Risks, title and due diligence

Two features of the file for Aloha Homes Esentepe raise the stakes: the parcel is unnamed and the project carries two names. Before 1974 Esentepe was a wholly Greek Cypriot village; PRIO records 1,543 residents in 1973, all of whom left in 1974 (PRIO). That past does not say who holds title to any parcel, but it makes the title category and the pre-1974 owner of the specific plot a necessary check.

The UK government’s guidance calls many properties in the north disputed, says the European Court of Human Rights regards pre-1974 owners as still the legal owners, and warns that buyers of such land can face proceedings in Republic of Cyprus courts (FCDO guidance). The article on title deeds on this site discusses the deed categories in general terms.

The Immovable Property Commission reported 8,820 applications and 3,787 concluded cases on 23 October 2026, and its bulletin lists no village or parcel names, so Esentepe cannot be isolated from the published data (IPC). Applications can be made until 21 December 2027 under Law 67/2005, and the European Court of Human Rights treated the Commission as the remedy to use first in Demopoulos and Others v. Turkey (1 March 2010). In Apostolides v Orams (28 April 2009) the EU Court of Justice ruled that Republic of Cyprus judgments concerning land in the north can be enforced elsewhere in the Union (press release 39/09).

The UK guidance also names the problems found in off-plan buying across Cyprus: a lawyer acting for both seller and builder, building without correct permits, payment plans left out of contracts, difficulty in obtaining final completion certificates and title deeds, and mortgages the developer has placed on the land. Instalments that may run past handover make the payment-plan point and the developer-mortgage point especially relevant here.

Sales beyond the legal limits, sales without condominium title and sales of agricultural or forest land are offences with a fine capped at 500 times the gross monthly minimum wage, which at the wage valid from 1 July 2026 of TL 70,893 is TL 35,446,500 (derived). These offences fall on the seller, yet the buyer’s permit and title depend on the same facts.

How Aloha Homes compares with the other Cyprus Constructions projects on this site

Four schemes on the ongoing list show a project “from” price between GBP 94,950 and GBP 154,950: Bahamas Homes, Hawaii Homes, Phuket Wellness Resort and Aloha Homes. Aloha Homes is at the top of that range, and its detail-page total of 400 units is the smallest of the four (400, 440, 450 and 650).

Every one of the ten detail pages carries the same hero tags “Ready to Move In” and “Pre Sale”, including Edremit Villas with a January 2028 date, so the tags do not separate finished from unfinished schemes. Of the ten overview texts, only Aloha’s states that the price includes furniture.

The map pins in the page scripts of four ongoing schemes fall 5.5 to 12.5 km east of the Esentepe village centre (calculated from the pins), while the Edremit Villas pin lies 29.9 km west of it and 6.2 km from Kyrenia Castle. The five completed schemes share one rounded placeholder pin. The comparison involves no ranking: the pages publish different amounts of detail, prices are not like-for-like, and none of the ten publishes a unit price list. The Northern Cyprus country page shows the wider portfolio.

Cyprus Constructions

This section reports only what the developer’s About Us and Company Profile pages state. Cyprus Constructions describes itself as a professional developer providing quality properties in North Cyprus, and its company profile calls it a real estate development company based in North Cyprus with a presence in Kyrenia, Bahçeli, Esentepe and Famagusta. None of the ten projects covered on this site is in Famagusta.

The About Us page carries three marketing counters (“28+” years, “2000+” properties delivered, “60+” nationalities served) and an awards counter that names no award. They are not verified here. They sit beside a hero line that says “for over a decade” and a footer that says “for over 20 years”, and the company profile’s header strip shows “2,500+” projects completed against the About page’s 2000+ properties delivered, so no figure is relied on.

The company profile lists in-house legal coordination, investment advisory and property management among its services. The developer’s menu also links related brands: a rentals and stays brand (CC360), an app (CC Connect) and a restaurant and catering group (Califorian). The developer’s public brand knowledge file carries a disclaimer that rental income and capital appreciation are not assured.

No registered company number, legal entity form or named officer is published on the pages read, and the footer uses “Cyprus Constructions”, “Cyprus Construction” and “Cyprus Constructions Development” A buyer should therefore ask for the exact legal entity that signs the sale agreement and holds the permit.

Frequently asked questions

What is Aloha Homes Esentepe and who builds it?

It is a two-phase resort-style scheme listed by Cyprus Constructions (CC) at Esentepe, with villas, bungalows, 1+1 apartments, garden apartments and 2+1 loft penthouses. The developer’s detail page calls it Aloha Homes and describes Aloha Beach Resort; one Phase II plan carries the name Babylon Beach Resort Homes. The legal entity, permit and parcel are not published, so a buyer should ask for all three in writing before relying on any page.

When is Aloha Homes Esentepe due for delivery, and is it ready?

The detail page gives December 2026 as the delivery date and also says the concept of the project is ready to move, with tags reading “Ready to Move In” and “Pre Sale”. The Persian page says ready for handover. These statements conflict, and no phase-by-phase date is published. Because the date falls within about 69 days of 23 October 2026, the handover status, snagging process and documents delivered with the keys should be confirmed in writing.

How many units does Aloha Homes Esentepe have?

The detail page shows 400 units, the homepage card shows 450 and the Persian page shows 80. A statistic of 30% remaining sits beside the 400, and the homepage card says 70% sold, but the page’s own unit cards list far fewer available units than 30% of 400 would be (120, calculated). The percentages are therefore not treated as stock information; a dated unit list per phase is the document to request.

What does the price include?

The overview says the price includes furniture and household appliances, a modern kitchen and bathrooms, central air conditioning and a card-entry system. The FAQ answer describes several furniture packages, a question that appears on all ten CC project pages. Which of the two applies to a given unit is not stated. An itemised inventory annexed to the sale agreement, with brands, warranty holders and delivery date, resolves it.

What is the starting price?

The developer’s projects page shows a “from” price of GBP 154,950 as of 23 October 2026. It matches none of the unit cards: the lowest card is about 23% higher (calculated), and two Phase II card prices stand at exactly 2:1. It is therefore the developer’s published minimum for the project, not the price of an identified unit. With a 35% down payment, the first stage on that figure would be GBP 54,232.50 (calculated, illustration only).

Which unit sizes are published?

Only plans carry real areas. The two-bedroom loft penthouse is shown as 75 m2 with a 10 m2 terrace and a 50 m2 roof terrace, 135 m2 in total usage area. Two apartment plans print room sizes but no totals, and no area is published for villas or bungalows. The sizes and bedroom counts on the unit cards are template values shared with other CC pages and are not used.

What does the name Babylon Beach Resort Homes on a plan mean?

The two-bedroom loft plan for Phase 2 is titled Babylon Beach Resort Homes, although the page and the developer’s directory use Aloha. The page does not explain it. It may be a former name, an alias or a reused plan. A buyer should ask which name appears on the building permit and the condominium plan, and whether the same entity built any earlier scheme under the other name.

How far is Aloha Homes Esentepe from Kyrenia, the airport and the hospital?

Measured from the map pin in the page script, Kyrenia Castle is 34.4 km in a straight line and 38.6 km by road (about 43 minutes), Ercan Airport 51.6 km by road, and the Gazimağusa State Hospital 39.5 km by road. The pin lies inside OpenStreetMap’s Tatlısu boundary, about 11 km east of Esentepe village centre. Routing excludes traffic and border queues, and a parcel number would settle the exact location.

How many properties can a foreigner buy, and which fees apply?

As of 23 October 2026 the limits come from Decree-Law 89/2026 (RG 147, 7 August 2026): up to 3 apartments, or the land and villa routes, each needing a Council of Ministers permit. The decree lapses around 5 November 2026 unless Parliament enacts it, and the older consolidated Law 52/2008 text allows a single property. Land Registry fees of 4%, 5.5% and 6% by property count apply until 5 January 2027 (RG 197), and stamp duty is 0.5% of the agreement sum.

Does a purchase give residence, and can the home be let?

A property-based residence permit exists under the Residence and Visa Regulation of 5 October 2026: with title and a value below GBP 300,000, a 5-year permit without an income test; on a stamped contract alone, income proof and one-third of the price paid. It gives neither citizenship nor EU rights (see residence and citizenship). Letting for up to 60 days needs registration and an operating permit under the Holiday Houses Law; rent bears 10% withholding under the Income Tax Law (see letting rules).

Sources and last check

Last checked: 23 October 2026. Sources:

• Cyprus Constructions: Aloha Homes detail page, read 23 October 2026
• Cyprus Constructions: all projects page, read 23 October 2026
• Cyprus Constructions: About Us
• Cyprus Constructions: Company Profile
• Cyprus Constructions: knowledge file llms-full.txt, generated 14 October 2026
• Cyprus Constructions: brand-knowledge.json (disclaimer)
• Official Gazette issue 147 of 7 August 2026: Decree-Law 89/2026
• Official Gazette issue 87 of 11 May 2026: Decree-Law 63/2026
• Official Gazette issue 197 of 7 October 2026: Land Registry fee regulation
• TRNC Law 52/2008, consolidated with 39/2024
• TRNC regulation on limits to acquisition by foreigners
• Interior Ministry Property Unit: documents for a purchase permit
• TRNC Land Registry: notice on district-office transactions, 15 July 2025
• TRNC Stamp Duty Law 19/1963, consolidated
• TRNC VAT rates regulation, updated 7 October 2026
• TRNC Income Tax Law, consolidated 25 May 2026
• TRNC Tax Department: minimum wage from 1 July 2026
• TRNC Tax Department: immovable property tax schedule 2025
• TRNC Residence and Visa Regulation, 5 October 2026
• TRNC Holiday Houses Law
• TRNC Foreign Exchange Law 38/1997
• TRNC Statistical Institute: consumer price index, September 2026
• TRNC Law 15/2022 on the merger of municipalities
• TRNC Statistical Institute: 2011 census, Table 3
• TRNC Statistical Institute: 2011 census, Table 1
• TRNC Statistical Institute: Statistical Yearbook 2024
• TRNC Ministry of Health: list of state hospitals
• Immovable Property Commission: statistics, 23 October 2026
• TRNC Law 67/2005 (Immovable Property Commission), consolidated
• UK government: buying property in Cyprus
• UK government: Cyprus entry requirements
• European Court of Human Rights: Demopoulos and Others v. Turkey, 1 March 2010
• Court of Justice of the EU: press release 39/09, Apostolides v Orams
• Tatlısu Municipality: history and facts page
• BRTK: new Girne hospital nears opening (secondary)
• Kıbrıs Postası: Mayor Kırok on water supply, 2 July 2025 (secondary)
• Cyprus Mail: north set to face energy and water problems, 8 December 2025 (secondary)
• PRIO Cyprus Centre: Agios Amvrosios (secondary)
• OpenStreetMap Nominatim lookup of reference points (secondary)
• OpenStreetMap Nominatim polygons for Esentepe and Tatlısu, run 23 October 2026 (secondary)
• OpenStreetMap: coastline way 729378736
• OpenStreetMap Nominatim lookup: Esentepe Health Center (secondary)
• OSRM routing estimate, pin to Kyrenia Castle

This is not legal, tax or financial advice.