Pearl Island Esentepe: 156-Studio Guide (2026)

Pearl Island Esentepe is a completed studio-apartment community by Cyprus Constructions (CC), placed by the developer’s projects page in Esentepe, Girne (Kyrenia) district, and counted in its own unit text as 156 studios of 35 m2 gross area. This page collects what the developer publishes about Pearl Island Esentepe, flags where its figures conflict, applies the 2026 purchase rules to a small unit and lists what to verify before paying. Every legal point is given as of 23 October 2026.

Overview of Pearl Island Esentepe

Cyprus Constructions lists the scheme as “Pearl Island” under its completed projects, with the location “Esentepe”, the line “A jewel of the Mediterranean” and a price of GBP 220,000. The projects page and the detail page were read on 23 October 2026. The detail page is headed “Pearl Island Homes”, calls the product “Studio Apartments” and shows the status “Ready to Move In” beside a “Pre Sale” tag, a pair of tags repeated on every project page, including one due in 2028.

The most specific statement is the unit text. It says the scheme consists of 156 studio apartments. Ground-floor studios have 35 m2 gross area and an 8 m2 garden terrace, and first-floor studios have 35 m2 gross area, an 8 m2 terrace and a 35 m2 roof terrace.

A communal salt-water swimming pool and a children’s pool are on the site. Other panels on the same page disagree: the overview panel shows 80 total units and a unit-type line naming a villa and an apartment, and the projects-page blurb speaks of villas. The unit text is the version used here.

The place is labelled three ways. The projects page says Esentepe, the detail-page heading says Kyrenia, and the footer and the developer’s llms-full.txt knowledge file name the project together with Bahçeli, Kyrenia. Bahçeli sits in the same municipality as Esentepe (see the location section), so the labels may describe one area, yet no parcel number or coordinates are published and the map pin is a rounded placeholder shared by five completed projects.

Availability and unit prices are not published. The knowledge file describes the project as a completed coastal community with availability “resale”, and the card text “Key Ready / Resale” points the same way, so units may be obtainable only on the resale market. No unit list is published.

Unit types and sizes of the 156 studios

The detail page offers one unit card, “Pearl Island – Type A”, and one paragraph of unit text. The card lists 105 m2 net, 128 m2 gross, three bedrooms, two bathrooms and a private garden. The same profile appears on eight CC project pages, including projects that contain no such unit, and it cannot describe a 35 m2 studio, so no value from the card is used in this guide.

What the developer publishes	Value	Where	Use in this guide
Number of studios	156	Unit text on the detail page	Used, with the 80 shown in the overview panel noted as a conflict
Ground-floor studio	35 m2 gross; 8 m2 garden terrace	Unit text	Used
First-floor studio	35 m2 gross; 8 m2 terrace; 35 m2 roof terrace	Unit text	Used
Card profile	105 m2 net, 128 m2 gross, 3 bedrooms, 2 bathrooms	Unit card	Not used: template value
Card availability	A “units available” count	Unit card	Not used: such counts do not reconcile with the percentages on CC pages
Type plan	Aerial render with blocks labelled A1, B1, C1 to C7 and D1	Plan image on the detail page	Used as a layout hint only; it prints no areas
Fit-out	Ceramic interior flooring; non-slip exterior flooring; customisable kitchens and wardrobes; double glazing; air-conditioning infrastructure; wooden entrance door; designated parking	Overview text	Used as stated; whether air conditioners are installed is not stated
Construction	Damp-proof course; concrete structure; climate-resistant roofing; fully insulated design	Overview text	Used as stated

The unit text states the interior as “gross area” and lists the terraces separately, which suggests they are additional to it. The table below reads them that way. All inputs are the developer’s figures and every output is calculated from them.

The arithmetic is simple, but it shows what a buyer is really comparing. The ground-floor studio has 43 m2 of interior and terrace together (35 + 8). The first-floor studio has 78 m2 in total (35 + 8 + 35), so its outdoor space (43 m2) is larger than its interior, at 122.9% of it.

The first-floor unit therefore offers 35 m2 more usable surface than the ground-floor unit (78 – 43), or 81.4% more, although both are sold under the same unit name and the developer publishes no separate price for either.

If the 8 m2 terrace were already counted inside the 35 m2 gross figure, the enclosed area would fall to 27 m2 (35 – 8), 22.9% less than the figure first read. The text does not say which reading is right, and the difference matters because price per square metre, service charges and property tax can all follow the area stated in the contract.

For scale within the same developer, the Hawaii Homes plan prints a one-bedroom apartment of 50 m2 with a 10 m2 terrace (see the Hawaii Homes guide). A 35 m2 studio is 70% of that 50 m2 (35 / 50) and 13.3% of the 264 m2 closed area that the Moonlight Villas plan prints (35 / 264). Among the unit areas the developer publishes on the pages read, the 35 m2 studio is the smallest.

The roof terrace deserves a separate question. A roof terrace equal to the footprint of the unit is a large addition, and a buyer can ask whether it is covered by the building permit and the final approval certificate, whether it is private or shared, and whether it can be roofed or enclosed. The developer publishes none of this. Request the following in writing before any payment:

• The block label and floor of the exact studio (the plan image names A1, B1, C1 to C7 and D1), with a plan that prints its areas.
• Net and gross interior area, how the gross figure is measured, and whether the 8 m2 terrace is inside or outside it.
• For a first-floor unit, the roof-terrace area, who may use it, and the permit and final-approval status of that roof.
• A list of what is included at handover: kitchen, wardrobes, white goods, furniture, and whether air-conditioning units are installed or only pipework.
• The parking space number, if one is allocated, and whether it is registered with the unit.
• The written scope and start date of the five-year structural cover the developer advertises, and who stands behind it.

Location of Pearl Island Esentepe: the village, Bahçeli and the Kyrenia coast

The developer publishes no coordinates and no parcel number, so this section describes Esentepe as a place and measures distances from the Esentepe village centre point used in the OpenStreetMap lookup (Nominatim reference points), not from the gates of the project. A distance measured from Bahçeli would differ by an amount that cannot be stated, because no source here gives the position of the project inside the municipality.

Esentepe (Greek: Agios Amvrosios) lies in Girne district on the northern foothills of the Five Finger (Beşparmak) mountains. PRIO’s displacement record puts it about 23 km east of Kyrenia, and a straight line from the village centre to Kyrenia Castle measures 23.7 km (calculated from OpenStreetMap coordinates). The 2011 census (Table 3) credits the Esentepe municipality with 2,414 residents, made up of Esentepe village (1,754), Bahçeli (388), Karaağaç (242) and Beşparmak (30). No census has been taken since 4 December 2011.

Law 15/2022, passed on 24 August 2022, merged the municipalities, and Esentepe now belongs to Çatalköy-Esentepe municipality with five other villages: Çatalköy, Arapköy, Beşparmak, Karaağaç and Bahçeli (text). No official post-merger population exists. The same law’s temporary article 8 makes the merged municipality the issuer of building permits for its attached settlements.

A Bahçeli label and an Esentepe label can therefore point to parcels under one permitting authority, but they are different villages, and which one holds the parcel is a Land Registry fact, not a marketing choice.

The coast is close to the village centre. An OpenStreetMap coastline query run on 23 October 2026 puts the nearest mapped shore about 1.2 km north of the centre point (coastline query). The developer gives no sea distance for its own site. The only distance claims on the detail page, which place a beach, marina, golf course and spa “2 minutes walk” away, are identical on all ten CC project pages and are not used.

The type-plan image is an aerial render with the sea in its upper background, but a render is not a survey.

For climate the nearest official station is Girne (7 m), about 24 km away. In the Statistical Yearbook 2024 (tables A2 and A4) its monthly means ran from 15.0 C in January and February to 30.7 C in July, which averages 22.0 C over the year (calculated), and 510.2 mm of rain fell in 2024 (calculated sum). One year is not a climate normal.

Health care is thin in the village and fuller in Kyrenia. The yearbook counts eight staff at the state Esentepe Health Center in 2024 (a doctor, a dentist, three nurses, a pharmacy assistant and two others) and lists no private health institution in Esentepe. The nearest in-patient state hospital is Akçiçek Hospital in Kyrenia, 26.7 km by road.

Across Girne district the 2024 capacity was 72 state beds in one hospital and 112 beds in five private institutions. The New Girne Hospital, planned at about 148 beds, was reported complete in January 2026 (BRTK), but the Ministry of Health’s list of 23 October 2026 (state hospitals) still names six hospitals without it, so it is not described as open.

At the end of 2024 Girne district counted 79 accommodation establishments and 15,208 beds, 54.5% of the north’s 27,910 (calculated); the yearbook gives no village breakdown. The Çatalköy-Esentepe mayor told the press on 2 July 2025 that too little water reached the area’s storage tanks and that new hotels would add strain (Kıbrıs Postası).

An August 2025 substation explosion took the whole grid down for almost a day, and the public works minister warned of energy and water problems in 2026 (Cyprus Mail). Neither report measures Pearl Island, but both bear on running a 156-unit community.

Esentepe was an entirely Greek Cypriot village until 1974, with 1,543 residents in 1973 according to PRIO (record). That history does not say who holds any given parcel, and the Immovable Property Commission’s October 2026 bulletin (bulletin No. 223) carries no place names, so its figures cannot be narrowed to Esentepe. Other Esentepe listings on this site, from different developers, include Caesar Cliff Esentepe and Esvillas Esentepe.

Nearby places and distances for Pearl Island Esentepe (from the Esentepe village centre)	What it is	Straight-line (km)	By road (km, minutes)	Source
Esentepe Health Center	State health centre	0.2	0.2, 1	OSRM route
Nearest mapped coastline	OpenStreetMap coastline, north of the centre	1.2	not computed	Overpass query
Bellapais Abbey	Abbey on the Kyrenia side	20.9	25.6, 31	OSRM route
Ercan Airport	The north’s airport	22.1	40.0, 54	OSRM route
Akçiçek Hospital, Kyrenia	State in-patient hospital	23.4	26.7, 31	OSRM route
Kyrenia Castle	Landmark at Kyrenia harbour	23.7	27.7, 33	OSRM route
Nicosia (Lefkoşa)	Capital of the north	27.1	55.6, 65	OSRM route
İskele town	Centre of İskele district	29.2	45.1, 45	OSRM route
Gazimağusa State Hospital	State hospital, Famagusta	35.6	53.6, 53	OSRM route
Famagusta Walled City	Walled City centre point	40.4	58.7, 57	OSRM route
Larnaca Airport	Republic of Cyprus; the route crosses the Green Line, formalities not included	52.3	86.8, 89	OSRM route
Dipkarpaz	Karpaz village, a long day trip	77.7	87.0, 84	OSRM route

Straight-line figures are haversine distances between OpenStreetMap or Wikipedia coordinates, and road figures are estimates from the public OSRM router, with no traffic and no border queues. UK government guidance warns that entering the Republic of Cyprus through the north, for example via Ercan, counts as illegal entry for its authorities (FCDO entry requirements). For the wider area see the Esentepe city page and the Northern Cyprus country page, and for the Famagusta side the Famagusta city page.

Pearl Island Esentepe as a studio scheme: three prices, a shared pool and resale of small units

A scheme of 156 small units changes what a buyer is exposed to: the price per square metre is high, the shared parts are paid for by many owners, and a sale depends on buyers who each need a state permit. No rent, service charge or resale price is published, so only the conflicting prices, official rates applied as arithmetic and the shared facilities are examined.

The projects page shows GBP 220,000 for Pearl Island. The detail-page hero shows GBP 149,800, a figure that appears on five completed CC pages and is therefore a template value. The unit card shows GBP 299,950, which is also the Type A card price on the Maldives, Mykonos, Moonlight and Idyll pages. Only the 220,000 is specific to this project, and nothing says whether it is current. None of the three is an offer.

The highest price is twice the lowest (299,950 / 149,800 = 2.00), so a quoted “from” price and a contract price for the same studio could differ by a six-figure sum. The fee column assumes the 4% first-property total in the Land Registry schedule of Resmi Gazete No. 197, 7 October 2026 (RG 197), valid only to 5 January 2027, applied to the contract price; the registry’s own base and any seller share should be confirmed.

Stamp duty (Pul Yasası) falls on the buyer unless agreed otherwise and is computed in lira, so the pound figures are illustrations.

Buyers of several studios meet a rising scale: 5.5% for a second property and 6% for a third, so three studios at GBP 220,000 each would cost 8,800 + 12,100 + 13,200 = GBP 34,100 in registry fees, 5.2% of the 660,000 total (calculated).

Decree-Law 89/2026 (RG 147, 7 August 2026) lets a foreign buyer hold three apartments, but it was issued by the Council of Ministers, lapses about 5 November 2026 (90 days from publication) unless Parliament enacts it, and the consolidated Law 52/2008 (text on mevzuat.gov.ct.tr) still shows one.

Value-added tax is a second unknown. The regulation updated on 7 October 2026 (VAT rates regulation) puts housing with a closed area up to 300 m2 in the 5% schedule, which would cover any studio; on GBP 220,000 that would be GBP 11,000 (calculated) if added on top. Agencies say resales are outside VAT, but no official text confirms it, so ask whether the price includes VAT.

A later sale is easier to estimate. For a seller who is not a dealer, the Income Tax Law (Gelir Vergisi Yasası) deems the gain to be 20% of the higher of assessed value and sale price, exempts 30% of it and withholds 20% of the rest: an effective 2.8% of value (20% x 70% x 20%, calculated), or GBP 6,160 on GBP 220,000.

Foreigners cannot use the one-off exemption, and selling more than three properties in a year, or five in three years, makes a person a trader, a test that matters to anyone buying several studios to resell.

Letting is the other lever. Rent bears 10% withholding on gross rent and 0% VAT. A tourism let of up to 60 days is a holiday-house letting under the Holiday Houses Law, which needs registration and an operating permit; letting without them can bring a fine of up to ten times the gross monthly minimum wage of TL 70,893 (from 1 July 2026), up to TL 708,930 (calculated).

The developer offers management and promises no fixed return; no rent figure is published, and none is assumed.

Annual immovable property tax is small on a studio but not zero. The 2025 schedule (Taşınmaz Mal Vergisi), the latest located, sets TL 6.60 per m2 for housing up to 120 m2 plus 10% to 60% category surcharges and a separate rate for swimming pools: TL 231 on 35 m2 (35 x 6.60) and TL 254 to TL 370 after surcharges (calculated), if the gross interior is the base. No 2026 schedule was located.

The shared pool gets least attention in a studio purchase. One communal salt-water pool and a children’s pool serve 156 studios, with no dimensions published, so the load per owner cannot be calculated. The developer’s FAQ says fees cover pools, landscaping, security and shared facilities, with exact costs in the purchase agreement, but that FAQ carries template wording (its subtitle names another project), so the claim is unverified.

Resale of a 35 m2 unit is the least measurable point. No official house-price index or sales count was found, and TRNC consumer prices rose 35.02% in the twelve months to September 2026 (TRNC CPI), which undermines lira comparisons. The property-based residence rule (Residence and Visa Regulation) gives 10 years with title when total property value is GBP 300,000 or more and 5 years below it, and at the card price one studio is GBP 50 short of the line (300,000 – 299,950).

Whether several units count together should be asked of the immigration authorities; the residency and citizenship guide covers the wider question.

Work through the following before committing to a studio:

1. A written price for the named unit, with VAT status, furniture and the allocation of fees between buyer and seller.
2. Which of the three published prices, if any, matches the unit, and the developer’s current price list in writing.
3. The management agreement, the service-charge budget, three years of accounts and the reserve rules for the pool and grounds.
4. Who operates and pays for the pool, parking and lighting, and what unpaid charges trigger.
5. Condominium title (kat mülkiyeti) or easement for the block and the unit.
6. Evidence from the seller of recent sales of comparable studios in the same block, since no public record exists.
7. A total-cost sum with a lawyer (permit fee, stamp duty, registry fee, any VAT) and the management rules on short lets.
8. The start date, scope and holder of the advertised structural cover, in writing.

How a Pearl Island studio changes hands: seller, title, permit, transfer

Because Pearl Island is described as completed and as a resale source, the first question is who the seller is: the developer, a private owner or an agent. The steps below start there and then follow the legal path in the order a buyer meets it, as of 23 October 2026.

The numeric limits come from Decree-Law 89/2026, a Council of Ministers decree that lapses about 5 November 2026 unless Parliament enacts it; the consolidated Law 52/2008 on mevzuat.gov.ct.tr shows stricter text, and the table gives both where they differ.

Step	Who	Typical time or deadline	Source
1. Identify the seller and what is being sold	Buyer, seller, independent lawyer	Before any payment; UK guidance warns of lawyers acting for both sides	FCDO guidance
2. Land Registry search (araştırma belgesi) at the office of the district where the parcel is registered	Lawyer	No official time; transactions are handled at the registering district’s office (announcement of 15 July 2025)	Tapu announcement
3. Confirm condominium title or easement for the unit	Lawyer, Land Registry	A prerequisite for the permit; sales without it are criminal offences	Law 52/2008, art. 8(2)
4. Sign the sale agreement and have it stamped	Buyer, seller, Tax Department	Stamp 0.5% of the stated sum, buyer pays unless agreed otherwise	Stamp Duty Law
5. Register the stamped agreement at the district Land Registry and apply for the purchase permit	Buyer or lawyer	1 month from signing; failure voids the contract (decree)	RG 147
6. Interior Ministry checks and Council of Ministers permit, published in the Resmi Gazete	Interior Ministry Property Unit	No official time limit exists in the laws read; durations quoted by developers are not official	Interior Ministry document list
7. Pay transfer fees	Buyer	75 working days after publication (decree); 60 in the consolidated text	RG 147
8. Sign the transfer declaration before the Land Registry official	Buyer and seller	1 year after publication (decree); 6 months in the consolidated text	RG 147
9. Connect utilities; register a holiday let if letting	Owner	Connections wait until fees are paid; a registration certificate is needed before any let	Holiday Houses Law

Three rules shape the first months. The foreign limit is three apartments under the decree against one in the consolidated text, with six for nationals of states that recognise the TRNC. Foreigners may not hold more than 7% of a district’s area or 3% of the country, and no source read says how much of Girne district is used.

The registry fee schedule is valid to 5 January 2027, so a contract signed late in the year may meet a different schedule at transfer. The wider cost picture is in the cost-of-buying guide.

Money moves under separate rules. Contracts may be expressed in foreign currency and remittances are free if they go through banks that record the parties (Foreign Exchange Law 38/1997), though stamp duty is computed in lira at the official effective selling rate. A mortgage costs 1% of the secured debt to register, and lending policy for foreigners is not stated in any official source read.

Applications for the permit may be made in person, by proxy or through a lawyer, and the application fee is half the gross monthly minimum wage, TL 35,446.50 on the July 2026 wage (70,893 / 2, calculated).

A buyer who lives outside the north should also plan for distance. UK guidance says British consular help in the north is limited and that local authorities do not share information on British nationals with the High Commission (regional risks page), and the Interior Ministry accepts permit applications by proxy or through a lawyer, so the independence of that lawyer matters. The title-deed guide explains the title categories that appear in this process.

Risks, title and due diligence for a completed studio scheme

The developer’s FAQ says units come with “legally verified and transferable title deeds” and mentions “freehold condominium ownership or secure leasehold structures”, but no title-deed category is stated for Pearl Island, and the same FAQ wording is generic on several CC pages. Treat tenure as unknown until a Land Registry document shows it.

The structural risk in Esentepe is historical. UK government guidance calls the ownership of many northern properties disputed, notes the European Court of Human Rights view that owners dispossessed in 1974 remain legal owners, and warns of serious financial and legal implications for buyers of such property (FCDO guidance). The Court’s Demopoulos decision of 1 March 2010 sends complainants to the Immovable Property Commission first (ECHR decision).

In Apostolides v Orams (2009) the Court of Justice ruled that a Republic of Cyprus court’s order over northern land is enforceable in other EU states (CJEU release). A Republic of Cyprus criminal-law amendment in force since 20 October 2006 makes dealing in such property without the registered owner’s permission an offence, and the UK guidance says purchase documents may be confiscated when crossing the Green Line.

Building risk is separate. The same guidance lists payment plans missing from contracts, final completion certificates and title deeds that are hard to obtain, and developer mortgages over the land as recurring problems in Cyprus. For a completed community the questions become: does a final approval certificate exist for every block, is there a developer mortgage on the parcel, and is the roof terrace inside the approved plan. A one-line answer from the developer is not evidence; the documents below are.

The Land Registry offers an information-only ownership query, and an agency guide says the official search shows the registered owner, the property description, mortgages and restrictions (Tekce). No official fee for lawyers or utility connections was found, so those costs have no verified figure. The European Commission says EU law is suspended in the areas the Republic does not control (Green Line Regulation page), and nothing in northern purchase law confers EU rights.

Pearl Island beside the other nine Cyprus Constructions listings

Pearl Island is the only completed CC project whose projects-page entry shows a price rather than “Sold Out” or “Resale Only”, and the only one whose unit text describes a single studio type. Hawaii Homes also contains studio blocks (22 blocks of two-storey studio apartments in its text), but alongside loft penthouses and villas, and its 450 units are 2.9 times the 156 here (450 / 156, calculated).

The comparison is of published labels and no more. The “from” prices of the ongoing projects do not match their own unit cards, the unit totals differ between pages, and the status labels overlap, so the table does not rank the projects. For a different developer’s planned scheme in the same village, with its own gaps, see Caesar Cliff Esentepe.

Cyprus Constructions

The developer’s About page (source) describes Cyprus Constructions as a professional developer providing quality properties in North Cyprus, and says its success rests on the principle that customers are its most valuable asset. The company profile page (source) calls it a real estate development company based in North Cyprus and says it has a presence in Kyrenia, Bahçeli, Esentepe and Famagusta.

The pages give three different statements of its age: the About-page subtitle says “for over a decade”, the same page’s counters say “28+ years of experience”, and the footer says “over 20 years”. The About page also shows counters of “2000+ properties delivered” and “60+ nationalities served”. These are the developer’s marketing figures, are not independently verified here and are attributed to it.

No registered company number, named director or audited figure appears on the pages read. The pages name no prize, certification or independent rating, so none is repeated. The projects the developer lists number ten; none of them is in Famagusta, although the company profile names it. The developer’s contact line gives its address with the project’s own name, which fits the Bahçeli label noted in the overview. Contact details are not reproduced here.

Frequently asked questions

Where is Pearl Island Esentepe?

The developer’s projects page places Pearl Island in Esentepe, in Girne (Kyrenia) district. The Esentepe village centre is 23.7 km in a straight line from Kyrenia Castle and 27.7 km by road, and it lies about 1.2 km from the nearest mapped coastline. No coordinates or parcel number are published, so the exact position inside the Çatalköy-Esentepe municipality, which also contains Bahçeli, must be confirmed from the title documents before any payment is made.

How big are the studios at Pearl Island Esentepe?

The developer’s unit text gives 35 m2 gross area for both ground-floor and first-floor studios. Ground-floor units add an 8 m2 garden terrace, and first-floor units add an 8 m2 terrace and a 35 m2 roof terrace. That makes 43 m2 and 78 m2 of interior plus outdoor space respectively (calculated). The unit card’s 105 m2 net and three bedrooms are template values, so they are not used, and the text does not say whether the terrace sits inside the gross figure.

How much does a studio at Pearl Island Esentepe cost?

The developer’s projects page shows Pearl Island “from GBP 220,000” (developer’s projects page, 23 October 2026). The detail page shows GBP 149,800 in its hero and GBP 299,950 on its unit card, and both numbers appear on other CC pages as well. At 35 m2 the three prices work out at GBP 4,280, 6,286 and 8,570 per square metre. No price list is published, so ask for a written price for the named unit, with VAT status.

Is Pearl Island Esentepe still sold by the developer or only resold?

The developer does not publish availability. It lists the scheme under completed projects, the unit card says “Key Ready / Resale”, and the developer’s knowledge file describes availability as resale. The unit card’s availability count does not match the percentages shown on CC pages, so it is not relied on. A buyer should ask who holds each studio and what the seller can document about title and charges.

Which title-deed category applies?

None is stated. The developer’s FAQ says units have legally verified and transferable title deeds and mentions freehold condominium or leasehold structures, but that wording is generic. A Land Registry research document and a lawyer’s review show the category, the owner and any mortgage. For land that was Greek Cypriot before 1974 the UK government warns of restitution risk, so the history of the parcel should be traced.

How many units does the scheme have?

The unit text says 156 studio apartments. The overview panel shows 80 units, a figure that also appears on the Moonlight and Idyll pages. The projects-page blurb speaks of villas, which the unit text does not support. The 156 is used here because it is the specific statement, but a buyer should ask for the number of units per block and how many are still owned by the developer.

What shared facilities does the scheme have?

The developer’s unit text names a communal swimming pool with a salt-water treatment system and a children’s pool, and the overview names designated parking. A grid of other amenities on the page (bar, cinema, concierge and so on) is identical on other CC pages and is treated as template text. No dimensions, opening rules or service-charge amounts are published for any of these facilities.

Can a foreigner buy a studio at Pearl Island Esentepe?

Yes, but only after a Council of Ministers purchase permit is granted. Under Decree-Law 89/2026, which lapses about 5 November 2026 unless Parliament enacts it, a foreigner may hold three apartments; the consolidated Law 52/2008 text still shows one. The stamped contract must be registered within one month. No official processing time was found, and the transfer fees follow a Land Registry schedule valid to 5 January 2027.

Which taxes and fees come with buying a studio?

As of 23 October 2026 a foreign buyer pays 4% to the Land Registry on a first property, 5.5% on a second and 6% on a third, under a schedule valid to 5 January 2027. The sale agreement is stamped at 0.5% of the stated amount. VAT is 5% on housing up to 300 m2 closed area, but whether it applies to a given resale is not officially established. The permit application fee is half a gross monthly minimum wage.

Can a studio be let to holidaymakers?

A tourism let of up to 60 days is a holiday-house letting under the Holiday Houses Law and needs registration, a registration certificate and an operating permit before any let. Rental income bears 10% withholding. The developer says management is available and that no fixed return is promised, and it publishes no rent figure. The short-term rental guide explains the legal-compliance side.

Sources and last check

Last checked: 23 October 2026. Sources:

• Cyprus Constructions, Pearl Island Homes detail page (read 23 October 2026)
• Cyprus Constructions, all projects page (price, status, location label)
• Cyprus Constructions, English page-text file (unit text, FAQ)
• Cyprus Constructions, llms-full.txt (location and availability statements)
• Cyprus Constructions, About page
• Cyprus Constructions, company profile
• TRNC Law 52/2008, consolidated, mevzuat.gov.ct.tr
• Resmi Gazete 147, 7 August 2026 (Decree-Law 89/2026)
• Resmi Gazete 197, 7 October 2026 (Land Registry fees)
• TRNC Law 15/2022 on the merger of municipalities
• TRNC Foreign Exchange Law 38/1997
• TRNC Statistical Institute, 2011 Census Table 3
• TRNC Statistical Yearbook 2024
• TRNC Statistical Institute, Consumer Price Index, September 2026
• TRNC Ministry of Health, list of state hospitals
• BRTK, New Girne Hospital report, 28 January 2026
• PRIO Cyprus Centre, Agios Amvrosios (Esentepe)
• OpenStreetMap Nominatim reference points for distances
• OpenStreetMap Overpass coastline query near Esentepe
• OSRM route, Esentepe to Kyrenia Castle (other routes in the distance table)
• Kıbrıs Postası, Çatalköy-Esentepe water supply, 2 July 2025
• Cyprus Mail, north energy and water outlook, 8 December 2025
• Tapu ve Kadastro Dairesi announcement, 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 immovable property tax schedule, 2025
• TRNC Tax Department, minimum wage from 1 July 2026
• Interior Ministry, purchase-permit document list
• TRNC Holiday Houses Law
• TRNC Residence and Visa Regulation, 5 October 2026
• UK FCDO and British High Commission, buying property in Cyprus
• UK FCDO travel advice, Cyprus entry requirements
• UK FCDO travel advice, Cyprus regional risks
• ECHR, Demopoulos and Others v. Turkey, admissibility decision, 1 March 2010
• Court of Justice of the EU, press release 39/09, Apostolides v Orams
• Immovable Property Commission, bulletin No. 223, 23 October 2026
• European Commission, Green Line Regulation page
• Tekce, due diligence on North Cyprus title deeds (agency guide, secondary)

This is not legal, tax or financial advice.