Grand Sapphire Phase 4 Iskele: Buyer Guide (2026)

Grand Sapphire Phase 4 Iskele is presented by NorthernLAND Construction LTD as a further stage of the Grand Sapphire resort-residence complex on the Long Beach coast of İskele, Northern Cyprus. This guide sets out what the developer’s page says about Grand Sapphire Phase 4 Iskele, which is three short paragraphs, a gallery and a map, and adds sourced area facts, the purchase rules in force as of 25 October 2026 and written checklists. No price, unit count, size or delivery date is published, so the guide is built around verification.

Overview of Grand Sapphire Phase 4 Iskele

NorthernLAND’s English page for the project (browser title “Grand Sapphire Phase 4 Homes for Sale in İskele, Northern Cyprus”) has three headed paragraphs, a drone video, a 360-degree tour and a photo gallery. It says Grand Sapphire “consists of 6 blocks in total”, lists parking, a pool area, a supermarket, a fitness centre and other facilities, places the project in the “Iskele Long Beach area” and names five unit options: studio, 1+1, 2+1, 3+1 and penthouse. Read the page on the developer’s site.

The developer’s page does not publish a price, a unit count, a unit size, a delivery date or a title-deed category, and it carries no floor plan. Everything else in this guide that concerns those items is either a question to put in writing or a figure from an official source about the area and the law.

The projects page files the scheme under “Ongoing Projects” beside Blu and Grand Sapphire Resort & Residences. Page metadata gives a first publication date of 25 November 2022 and a last modification of 17 August 2026, the same day on which several other NorthernLAND pages were edited. That is 1,430 days, or nearly four years (calculated), between first publication and today with no delivery date printed.

The card for the scheme on that page speaks to investors in terms of rental returns. No figure or terms are published, and none is repeated here.

Two other points shape the rest of the guide. The map on the page is the same embed, with the same “Grand Sapphire Resort” query, that appears on the Blu and Resort pages, so it does not locate the Phase 4 blocks. And the English meta description places the project “in the city center”, while the body text says Long Beach; section 3 deals with that.

Unit types and sizes at Grand Sapphire Phase 4 Iskele: what the page lists

The first table holds everything the English page publishes about unit types. It is a single sentence, so every cell except the type name is empty. The bedroom count in brackets comes from the label convention used on the sister Blu page, where the feature list for 1+1 is headed “1 Bedroom”; the Phase 4 page itself prints no bedroom counts.

Unit type	Bedrooms	Size	Homes of this type	Price	Source
Studio	Not published	Not published	Not published	Not published	English prose
1+1	Not published (1 by label)	Not published	Not published	Not published	English prose
2+1	Not published (2 by label)	Not published	Not published	Not published	English prose
3+1	Not published (3 by label)	Not published	Not published	Not published	English prose
Penthouse	Not published	Not published	Not published	Not published	English prose

The three Grand Sapphire pages do not list the same types, which matters for a buyer who assumes that a phase is simply the next batch of the same product. The second table compares the lists as printed on each page.

Source for the second table: the Phase 4, Blu and Resort & Residences pages, with the Russian versions for the Blu penthouse mention. On this evidence Phase 4 offers a penthouse and no 4+1, while Resort offers 4+1 and duplexes and no penthouse. Neither list says how many homes of each type exist.

Because no area is printed, a price per square metre, an area per bedroom or a balcony-to-living ratio would be invented.

A buyer needs four separate numbers for any apartment: the closed (living) area, the covered and open terraces, the share of common areas included in a “gross” figure, and, for a penthouse, the roof or terrace area. Contracts may quote any of them as the “size”. One sourced threshold shows why it matters: the Tax Department’s VAT regulation of 7 October 2026 puts housing up to 300 m² of closed area in the 5% schedule and housing of 300 m² or more in the 10% schedule.

The ten gallery images selected for this listing are described in their alt texts as renders: a pool and blocks facing the sea, a terraced apartment building seen from the street, an aerial site render, interiors (living rooms, a bedroom, a kitchen) and a gym. None is tied to a unit type, and the page has no floor plan.

The checklist below lists what to ask for in writing before reserving any unit; none of it is published on the page.

1. The block name or letter and the floor of the unit, matched to a site plan that shows where Phase 4 stands within the resort.
2. The net closed area, the gross area and each balcony or terrace area, in square metres, as separate lines.
3. The condominium easement or title reference for the unit (section 4 explains why Law 52/2008 requires it before a permit application).
4. What the price includes: parking space, storage, furniture, air-conditioning units and white goods, none of which the page mentions.
5. How a sea view is defined and from which floor, because the Russian text refers to coastal views without a measurement.
6. Whether the facilities listed on the page are part of the contract, who owns them and from what date they are in use.
7. The currency of the price and the exchange rate used for each stage payment.

Location of Grand Sapphire Phase 4 Iskele: Long Beach and the İskele coast

Long Beach is the colloquial name of the İskele waterfront rather than an administrative unit. A February 2024 master’s thesis at Eastern Mediterranean University studies “the Iskele Waterfront, colloquially known as Long Beach” and covers a 3 km stretch from Pera Mackenzie to the last car park, within a district coastline of about 25 km. No official source gives the length of Long Beach; 3 km is the thesis’s study area. Pera Mackenzie appears on the developer’s group-of-companies page as one of its companies.

İskele is the smallest of the five districts in the 2011 census, with 22,492 residents, or 7.9% of the TRNC total of 286,257 (calculated: 22,492 ÷ 286,257). The district table and the municipality table give İskele municipality 7,906 residents across 18 wards. There has been no census since, and the only later figure is a year-end 2023 projection of 476,214 for the whole TRNC, so any current population quoted for İskele is an estimate.

The developer’s page names no ward. OpenStreetMap places the Long Beach roundabout (35.24681 N, 33.90092 E) inside Ötüken ward, which had 550 residents in the 2011 census ward table. The map pin on the Phase 4 page lies 0.54 km from that roundabout (calculated), so the project may sit in Ötüken or in the adjoining İskele ward. That is an inference from a map, not a published fact.

Distance to the sea is the one location figure the developer gives, and only on the Russian page: the new blocks are “just 250 metres from the sea”. The English text mentions a shuttle to the beach and no distance. The nearest point on the OpenStreetMap coastline layer is 0.67 km in a straight line from the centre of the embedded map. An embed’s centre is not a site boundary, so the numbers neither confirm nor contradict each other; a surveyed plan would settle it.

There is no in-patient hospital in the district. The Ministry of Health’s list of state hospitals names six and none is in İskele, and the Statistical Yearbook 2024 records zero in-patient beds there in every year from 2020 to 2024. The nearest state hospital with beds, Gazimağusa State Hospital, is 10.7 km and about 12 minutes by road from the Long Beach roundabout (OSRM estimate).

A Karpaz Hospital is under construction. On 17 August 2026 the Health Minister said the building would be finished by the end of 2026; its location and capacity are not published.

Daily services cluster on the Long Beach strip and in İskele town. Within 6 km of the roundabout OpenStreetMap shows 7 school tags, 9 bank branches, 8 pharmacies, 4 supermarkets, 8 convenience stores, 2 clinics and 2 police posts among 47 mapped features. OSM is not an official register. The research for this guide identified no university campus in İskele; Eastern Mediterranean University sits in Famagusta, 12.0 km by road from the roundabout.

The Mağusa–İskele road (D950) is drawn as a dual carriageway, mostly at 90 km/h. Ercan Airport is 54.7 km and about 58 minutes by car from the roundabout and, per Wikipedia, serves flights to and from Türkiye only. The airport shuttle operator names no İskele line, and no municipal bus line or official timetable to İskele was found.

The nearest WMO-listed climate record is Paralimni, a Republic of Cyprus station 21 km from Ötüken. For 2002 to 2011 it shows mean daily maxima of 32.9 °C in July and 33.3 °C in August, a January minimum of 8.1 °C and 331.1 mm of rain a year, about 90% of it from October to March (calculated: 299.8 of 331.1 mm; WMO data). Sunshine hours were not found in an official source and are not quoted.

Building activity gives scale, not demand. Dwellings with final approval in İskele district were 264 in 2021, then 391, 468 and 389, and 541 in 2025 (Statistical Institute tables): 2,053 over five years, and 2.05 times the 2021 figure (calculated). The 2025 bulletin headline gives 555 for 2025. These are completions only, not sales or rents.

Nearby places and distances from Grand Sapphire Phase 4 Iskele	What it is	Straight line from the map pin	By road (OSRM estimate)	Source
Long Beach roundabout	Landmark on the D950	0.54 km (calculated)	Not applicable	OpenStreetMap via Nominatim
Makenzi beach (OSM relation centre)	Beach relation, 0.6 km from roundabout	0.78 km (calculated)	Not applicable	OpenStreetMap
Nearest OSM coastline point	Shoreline	0.67 km (calculated)	Not applicable	OSM via Overpass
Ötüken village centre	Ward centre	2.81 km (calculated)	4.4 km, 6 min (from roundabout)	OSM; OSRM
İskele town centre (health centre point)	District centre	4.01 km (calculated)	5.7 km, 7 min (from roundabout)	OSRM, 17 October 2026
Salamis site board	Ancient city	7.05 km (calculated)	8.1 km, 9 min (from roundabout)	OSM; OSRM
Gazimağusa State Hospital	State hospital with beds	10.61 km (calculated)	10.7 km, 12 min (from roundabout)	Ministry of Health
Eastern Mediterranean University	State university	11.72 km (calculated)	12.0 km, 14 min (from roundabout)	OSM; OSRM
Famagusta Walled City centre point	City centre	14.54 km (calculated)	16.0 km, 19 min (from roundabout)	OSM; OSRM
Ercan Airport	Airport (flights to Türkiye)	37.37 km (calculated)	54.7 km, 58 min (from roundabout)	Airport operator
Larnaca Airport (Republic of Cyprus)	Airport	49.25 km (calculated)	69.0 km, 73 min (from roundabout, excludes crossing queues)	OSM; OSRM

Straight-line figures are haversine distances from the map pin at 35.25026 N, 33.89670 E to published coordinates; road figures are OSRM estimates from the Long Beach roundabout, 0.54 km from the pin, and exclude traffic and border queues. Whether a traveller may use the crossing to Larnaca depends on status and nationality (UK entry guidance).

One resort, three pages: how the Grand Sapphire phases relate

NorthernLAND publishes the Grand Sapphire resort as three project pages: Blu, Phase 4 and Resort & Residences. All three embed the same map query and show the same pin. Blu and Resort carry identical floor-plan files and specification lists, and one interior image appears on both the Phase 4 and Resort pages. Gallery images therefore do not identify a phase.

The developer’s group-of-companies page adds a structural detail. It lists “Grand Sapphire Residences”, a “Grand Sapphire Resort & Casino” hotel and “Pera Mackenzie” as separate group entries. How costs, access and maintenance are split between the residences, the hotel and Pera Mackenzie, which the Russian Phase 4 page calls the resort’s beach club, is not stated anywhere.

The table sets out what each page says about the same resort, using the English pages and, where marked RU, the Russian pages of Blu and Resort & Residences. “Not published” means the page is silent.

The numbers do not reconcile. Phase 4’s “6 blocks” matches neither the 11 buildings counted on the Resort page (3 + 7 + 1 hotel) nor the 13 on the Russian Blu page (5 + 8). The Russian Blu and English Resort apartment counts differ by 715 (2,345 − 1,630); together they would give 3,975, but the developer does not say whether the sets overlap, so no total is stated.

Calculated from the developer’s figures, 10,000 m² of pools is 6.1 m² per apartment on the 1,630 count and 4.3 m² on the 2,345 count. These ratios show the maintenance load a shared pool area puts on each owner, if every counted apartment shares every pool.

Now take the 60,000 m² green area and the 10,000 m² of pools. If both sit on the 90,727.18 m² plot of the Russian Blu page, they would take 66.1% and 11.0% of it, leaving 20,727.18 m² for towers, roads and parking. That does not prove an error, since decks and roofs can carry pools and gardens, but each figure needs a stated reference area.

A “phase” is a marketing label. For a buyer the legal units are the land parcel, the building permit, the final approval and the condominium title for each block. Law 52/2008 requires condominium title or easement before a foreign buyer applies for a purchase permit; the decree allows, for two years, an application on a building permit or planning approval where title could not be set up (Resmi Gazete 147). Which of these Phase 4 has reached is not published.

The sister pages hint at progress without stating it. NorthernLAND’s Resort page uses the future tense (“will host”), yet its gallery includes photographs of a hotel tower and entrance, pools, a restaurant lounge and tennis and padel courts, and the group page lists a Grand Sapphire Resort & Casino company. Parts of the resort may therefore operate already, but no page says which parts or since when; a site visit with the construction programme in hand is the way to find out.

Shared facilities are the practical issue. The English text mixes the present tense (“rises with”) and the future (“you will have”), so it does not say which pools, shops and gyms exist today. A buyer in a later phase may share facilities built for earlier phases, or may wait for facilities still to be built; the contract should say which.

The same applies to costs. The Tax Department’s 2025 property-tax schedule lists TL 35.60 per m² for a swimming pool, a reminder that pools carry running costs, and the Russian page’s private beach and beach club would need defining in the contract as a right of access, a service or a paid venue. Mixed-use sites also raise questions about access control, noise and parking where a hotel and casino share the estate, which a written management agreement can answer.

The ordered checklist below turns these points into requests that can be put to the developer and checked by a lawyer.

1. Ask which block letters make up Phase 4 and whether “F blocks” and the “6 blocks in total” are the same set; ask for a site plan.
2. Obtain the parcel numbers of the land under Phase 4 and run a Land Registry research document at the district office (section 6).
3. Request the building permit, the date of any final approval and the condominium easement or title reference for each block.
4. Ask which pools, gyms, shops and parking areas are complete today and which depend on later phases, with dates in the contract.
5. Request the service-charge budget, the name of the management company and the rule that divides costs between the residences and the hotel.
6. Ask whether beach access, the shuttle and the beach club are contractual rights and what each costs.
7. Ask how many units the phase contains and how many are allocated to foreign buyers, given the 80% cap in the decree.
8. Compare any unit count in the contract with the 1,630 and 2,345 figures on the developer’s pages and ask for the reason for any gap.
9. Check that stage payments are tied to completed construction milestones and that the contract fixes a delivery date and a remedy for delay.
10. Have an independent lawyer, not the seller’s, read the contract before the first payment.

Buying in Northern Cyprus: verify first, then pay, in six steps

For a staged off-plan block, the order that protects a buyer puts checks ahead of money, and the table follows it. Rules are stated as of 25 October 2026 and depend on Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026), a Council of Ministers decree whose 90-day validity ends about 5 November 2026 unless Parliament enacts it. The consolidated Law 52/2008 on the mevzuat site still shows the stricter 2024 text.

Step	Who	Time limit	Rule or source
1. Identify the unit and the land	Buyer’s lawyer	Before any deposit	Research document at the district Land Registry (Tapu notice, 15 July 2025)
2. Check the limits	Buyer’s lawyer	Before signing	Decree: up to 3 apartments (6 for nationals of states that recognise the TRNC); 2024 text on mevzuat: 1 apartment (3 for recognising states)
3. Sign and stamp the sale contract	Buyer and seller	At signing	Stamp duty 0.5% of the stated sum, paid by the buyer unless agreed otherwise (Stamp Duty Law)
4. Register the contract and apply for the permit	Buyer or lawyer	Within 1 month, or the contract is void	Decree art. 8; documents listed by the Interior Ministry
5. Permit published; pay fees; sign transfer	Buyer, seller, Land Registry	Fees within 75 working days (60 in the 2024 text); transfer within 1 year (6 months in the 2024 text)	Decree and Law 52/2008; fees under Resmi Gazete 197, 7 October 2026
6. Connect utilities and register residence	Buyer	After the fees are paid	Water and electricity connections wait for payment of all fees (decree art. 8)

Fees come next. Under RG 197 the Land Registry fee on a sale to a foreigner is 4% for the first property (3% transfer, 0.5% Immovable Property Commission, 0.5% Housing Acquisition Unit), 5.5% for the second and 6% for the third. On 100,000 of value that is 4,000, 5,500 and 6,000 in the same currency, if the fee base equals the price, which the schedule summary does not settle. The schedule is valid only to 5 January 2027 inclusive.

Agency pages that quote 6%, 9% or 12% predate this schedule and are not relied on here.

The permit application fee is half the gross monthly minimum wage, TL 35,446.50 at the TL 70,893 wage valid from 1 July 2026 (calculated: 70,893 ÷ 2). No official processing time exists, so developers’ figures of one to eight months are not used. Buying a home does not confer citizenship or EU rights; see the site’s citizenship and immigration guide and the guide to the cost of buying.

Payment structure is where a staged scheme differs most. An agency guide says developer instalment plans dominate off-plan sales in the north, and agency pages disagree on bank lending to foreigners (75% against 50% of the price), so neither figure is relied on. Foreigners may register a mortgage (1% of the secured debt) once the Land Registry fees are paid.

The only plan on NorthernLAND’s pages is a pop-up headed Blu, so no plan is published for Phase 4, and any schedule offered must be written into the contract.

One more question suits a large scheme: whether the seller is a licensed intermediary investor. The decree lets such an investor take up to 10 homes a year into disposal without taking title, and obliges it to transfer them to buyers within two years of final approval, failing which the homes fall under the holiday-homes rules. Ask who holds title to the unit today.

Risks, title and due diligence for a staged resort purchase

Identity risk comes first. Three pages, one map pin and two different building counts mean a reservation form could name the wrong block or phase. A contract should carry the block letter, floor, unit number and parcel reference, not a marketing name.

Title risk is regional rather than specific to this page. The UK Government’s property guidance says ownership of many properties in the north is disputed, that the European Court of Human Rights has treated pre-1974 owners as continuing legal owners, and that buyers can face proceedings in Republic of Cyprus courts.

The Court’s Demopoulos decision of 1 March 2010 accepted the Immovable Property Commission as the remedy, and the Court of Justice’s Orams ruling of 28 April 2009 allows such judgments to be enforced elsewhere in the EU. The developer publishes no title-deed category and no pre-1974 history for the land, so none is claimed here. The Immovable Property Commission’s site reports 8,807 applications lodged and 3,757 concluded as of 2 October 2026, and Law 67/2005 allows applications until 21 December 2027.

Off-plan risk is the second theme. The UK guidance lists payment plans left out of contracts, building without correct permits, difficulty obtaining completion certificates and title deeds, and developer mortgages on the land. For a tower scheme, the Chamber of Engineers and Architects said in 2023 that ground-investigation reports are required for hotels and tall buildings and that İskele has the most sensitive soil (Yenidüzen report, 14 February 2023, a secondary source). A buyer can ask for the permit file and the engineer’s sign-off.

Currency and cost risk complete the picture. The TRNC consumer price index rose 35.02% in the 12 months to September 2026 (Statistical Institute). Contracts in sterling or euros avoid lira exposure, but stamp duty on a foreign-currency sum is computed in lira at the official effective selling rate on the stamping date. The Foreign Exchange Law 38/1997 leaves such contracts free but requires remittances through banks.

How Grand Sapphire Phase 4 Iskele compares with the other NorthernLAND projects on this site

Seventeen NorthernLAND projects are listed on this site as new pages, and the table sets them side by side using the developer’s projects page categories and the project pages of 25 October 2026. No NorthernLAND page publishes a price, a delivery date or a title-deed category for any of the seventeen.

The developer’s website lists 23 projects. The other six are carried on this site under different names, and the relationship is stated here only as far as the evidence goes: NorthernLAND’s pages for the project in the first column and the listing on this site in the second share specification text and renders, and nothing in this guide says who built the listing.

Read neutrally, the comparison shows that Phase 4 belongs to the one group of three NorthernLAND pages that describe a single site, and that it carries the least project-specific data of the three: Blu has plan images and a payment pop-up, Resort has a unit count. The fourteen completed schemes differ in kind: they are finished buildings, most of which carry a shared boilerplate paragraph, a map and a gallery. For another Long Beach comparison on this site, see Caesar Resort Iskele. No ranking is implied.

NorthernLAND

The legal name in the page footer is NorthernLAND Construction LTD. Its About page says the company started in 2003 with the aim of “quality life” and has operated in Northern Cyprus for 23 years, and it describes its approach as transparent, environmentally friendly and customer-oriented. These are the company’s own statements and have not been checked independently. The About page also makes comparative claims about its standing in the sector, which this guide does not repeat.

The group-of-companies page lists eight entries: NorthernLAND Holiday Rentals, Grand Sapphire Resort & Casino, Grand Sapphire Residences, Grand Sapphire City Hotel in Famagusta, FitPlus Fitness & Wellness Center, NorthernLAND Rentals, Cyprus Ways Rent a Car and Pera Mackenzie on Long Beach. For a buyer in the residences, the hotel, casino and seafront restaurant are listed as group companies; their legal relationship to the building owners’ community is not described.

The projects page also quotes “23+ years”, “30+ completed projects” and “1000+ happy customers”, which are marketing figures from the developer, not verified here.

Contact details and sales-office addresses are on the developer’s site and are not reproduced.

Frequently asked questions

Where is Grand Sapphire Phase 4 Iskele?

The English page places the project in the Iskele Long Beach area, and the Russian page says the new blocks stand 250 metres from the sea. The map embed is shared with the Blu and Resort pages and centres on 35.25026 N, 33.89670 E, about 0.54 km from the Long Beach roundabout. No street, ward or parcel number is published, so the exact plot has to be confirmed from the title documents.

How many homes does Grand Sapphire Phase 4 Iskele have?

The developer does not say. The English, Polish and Turkish pages state that Grand Sapphire “consists of 6 blocks in total”, but it is unclear whether that counts the whole resort or this phase. Other Grand Sapphire pages print 1,630 apartments (Resort) and 2,345 (Blu, Russian only); neither is a Phase 4 figure. A buyer should ask for the number of units in the phase in writing.

What does Grand Sapphire Phase 4 Iskele cost?

No price, deposit or payment schedule is published for the project. The “8 year payment plan” pop-up that appears on every NorthernLAND page is headed Grand Sapphire Blu and is not attributed to Phase 4. Any figure has to come from the developer in a written offer that states the currency, what the price includes and the schedule of stage payments.

When will the project be finished?

No delivery date is printed. The project is listed as ongoing, and its page metadata gives first publication in November 2022. A buyer should ask for a dated construction programme, the building permit and any final approval, and a contract clause on delay and its remedy. This guide does not call any block finished or unfinished, because the developer’s text mixes present and future tense.

Is the sea 250 metres away?

Only the Russian text says so, and the English text gives no distance. The nearest point on the OpenStreetMap coastline is 0.67 km in a straight line from the centre of the embedded map, which is not a site boundary. The figures neither confirm nor contradict each other, so the distance between a given block and the shore should be shown on a surveyed plan.

Can a foreigner buy at Grand Sapphire Phase 4 Iskele?

A foreign buyer needs a Council of Ministers permit, and quantity limits apply. Under Decree-Law 89/2026, as of 25 October 2026, a buyer may acquire up to three apartments (six for nationals of states that recognise the TRNC), and the decree caps foreign sales in zoned housing projects at 80%. The 2024 text of Law 52/2008 on the mevzuat site still allows one. Unless Parliament enacts the decree, it lapses about 5 November 2026.

Which taxes and fees apply?

The Land Registry fee for a foreign buyer is 4%, 5.5% or 6% by property count under RG 197, valid to 5 January 2027. Stamp duty is 0.5% of the sum in the sale agreement. VAT is 5% on housing up to 300 m² of closed area and 10% from 300 m²; whether resales carry VAT is not settled officially. The 2025 annual property-tax schedule starts at TL 6.60 per m² up to 120 m², and no 2026 schedule was located.

Does buying give residence or citizenship?

No citizenship. A property-based short-term residence permit (Residence and Visa Regulation) needs one-third of the price paid and the purchase-permit application lodged for a contract-based purchase; with title, GBP 300,000 or more brings a 10-year permit and less brings a 5-year permit. Permanent residence (Permanent Residence Law) needs housing worth EUR 125,000, proof of income and six years of continuous permits (three at 60 or over). Permits issued in the north are not recognised by the Republic of Cyprus, per UK travel advice.

May the apartment be let to holiday guests?

Lets of up to 60 days need registration with the Tourism Planning Department, a registration certificate and an operating permit under the Holiday Houses Law. Rent carries 10% withholding tax under the Income Tax Law, and renting is at 0% VAT. The developer’s group lists rental companies but publishes no terms, and none is relied on. For the legal steps in more detail, see the site’s guide to legal compliance for short lets.

How far are the hospital and airport?

İskele has no state hospital. Gazimağusa State Hospital, the nearest with beds, is 10.7 km and about 12 minutes by road from the Long Beach roundabout. Ercan Airport is 54.7 km and about 58 minutes by road and serves flights to and from Türkiye only. All road figures are OSRM estimates that exclude traffic, and an emergency journey time depends on the hour and the route.

Sources and last check

Last checked: 25 October 2026. Sources:

• NorthernLAND: Grand Sapphire Phase 4 page, English version
• NorthernLAND: projects page (Ongoing and Completed categories)
• NorthernLAND: Grand Sapphire Blu page, English version
• NorthernLAND: Grand Sapphire Resort & Residences page, English version
• VAT rates regulation, updated 7 October 2026 (Tax Department)
• Eastern Mediterranean University repository: master’s thesis on the Iskele Waterfront (Long Beach), February 2024
• NorthernLAND: Group of Companies page
• TRNC Statistical Institute: 2011 census, Table 1 (districts)
• TRNC Statistical Institute: 2011 census, Table 2 (municipalities)
• TRNC Statistical Institute: 2011 census, Table 3 (wards)
• NorthernLAND: Grand Sapphire Phase 4 page, Russian version (250 m from the sea; F blocks)
• OpenStreetMap via Overpass API: coastline within 1.5 km of the map pin, query of 25 October 2026
• Ministry of Health: list of state hospitals
• TRNC Statistical Institute: Statistical Yearbook 2024
• Ministry of Health: Karpaz Hospital press item, 17 August 2026
• Wikipedia: Ercan International Airport
• KIBHAS airport shuttle operator
• WMO World Weather Information Service: Paralimni climatology
• TRNC Statistical Institute: 2025 statistical tables (final-approved dwellings by district)
• TRNC Statistical Institute: Construction and Parcel Statistics 2025
• OpenStreetMap via Nominatim: Ötüken ward boundary
• Ercan Airport operator site
• UK Government travel advice: Cyprus, entry requirements
• NorthernLAND: Grand Sapphire Blu page, Russian version (2,345 apartments; plot area)
• NorthernLAND: Grand Sapphire Resort & Residences page, Russian version (pool area over 7,000 m²)
• Official Gazette issue 147 of 7 August 2026, containing Decree-Law 89/2026
• Immovable property tax schedule effective 1 January 2025 (Tax Department)
• TRNC Law 52/2008 on acquisition of immovable property by foreigners, consolidated with 39/2024 (mevzuat.gov.ct.tr)
• Land Registry (Tapu) notice of 15 July 2025
• Stamp Duty Law 19/1963, consolidated (Tax Department)
• Interior Ministry: documents for a purchase permit
• Official Gazette issue 197 of 7 October 2026, Land Registry fee schedule
• Tax Department: minimum wage from 1 July 2026
• UK Government: Cyprus, buying property (guidance)
• ECHR: Demopoulos and Others v. Turkey, decision of 1 March 2010
• Court of Justice of the EU: Apostolides v Orams, press release 39/09
• Immovable Property Commission: homepage with statistics
• TRNC Law 67/2005 on the Immovable Property Commission, consolidated (mevzuat.gov.ct.tr)
• Yenidüzen: KTMMOB President on earthquake regulation and project approval, 14 February 2023
• TRNC Statistical Institute: Consumer Price Index, September 2026
• TRNC Foreign Exchange Law 38/1997 (mevzuat.gov.ct.tr)
• Central Legislation Office: list of laws
• NorthernLAND: About page
• Residence and Visa Regulation, consolidated 5 October 2026 (mevzuat.gov.ct.tr)
• Permanent Residence Law 51/2015, consolidated with 41/2026 (mevzuat.gov.ct.tr)
• UK Government travel advice: Cyprus, regional risks
• Holiday Houses Law (Tatil Evleri Yasası, mevzuat.gov.ct.tr)
• Income Tax Law, consolidated 25 May 2026 (Tax Department)
• NorthernLAND: Phase 4 page, Turkish version (4. Etap; “6 blocks” wording)

This is not legal, tax or financial advice.