Malibu Tatlisu: 75-Residence Guide (2026)

Malibu Tatlisu is a seafront development at Tatlısu, on the north coast of Northern Cyprus, that Carrington Group describes as 75 residences (70 apartments in 10 blocks and 5 bungalows) about 100 m from the sea; its own card says 44 units. This guide sets out what the developer’s page, plans and payment text state, where they conflict, the area facts that sources support and the rules in force as of 26 October 2026, with a checklist of documents to request in writing.

Overview of Malibu Tatlisu

Carrington Group’s English project page shows a header card with four fields: a starting price of £399951 with no unit type attached, the location “Tatlısu, Famagusta”, “44 Units”, and a list of four unit types (studio garden, 1+1 garden, 1+1 duplex and 2+1 duplex apartments). The body text then describes a seafront scheme “just 100 meters” from the Mediterranean on a 13,776 m² site with 75 residences: 70 apartments in 10 blocks and 5 private bungalows.

The page gives four signals about completion, and none of them is a certificate. The projects list marks Malibu “Completed”. The body text says twice that it is nearing completion with delivery scheduled for 2026. An FAQ answers “Is Malibu completed?” with “yes”. The payment section speaks of the “final construction phase”. The card carries no delivery date. Section 4 lists the documents that would settle the question.

The location line says Tatlısu, Famagusta. The map pin on the same page, however, falls inside the OpenStreetMap boundary of Bahçeli, a village of the Çatalköy-Esentepe municipality in Girne (Kyrenia) district, about 6 km east of Esentepe village centre and about 10 km west of Tatlısu village centre (calculated). Section 3 gives the figures and explains why the district matters for the Land Registry.

Price is published only as that single starting figure, in pounds sterling as of 26 October 2026, and the page does not say which unit it refers to. No title-deed category is stated. The marketing sections make claims about rising values and holiday-rental demand without any figure, and this guide does not repeat them. The page’s structured data carries the dates 13 and 14 April 2026, so its figures are more than six months old. Contact details are not reproduced.

Unit types and sizes at Malibu Tatlisu: the card, the text and the plans

Three parts of the page describe unit types and they do not agree. The first table sets them side by side. Only the plan drawings print areas, so every unit size below comes from them.

Unit types by source	What it lists	Observation
Header card	Studio garden, 1+1 garden, 1+1 duplex and 2+1 duplex apartments	The same four types are on the cards of Malibu Zone 5 and Malibu Zone 6; no studio drawing is in the Malibu plan set
FAQ	Studio, 1+1 and 2+1 duplex options	Repeats the card
Body text	1-bedroom garden apartments and penthouses, 2-bedroom garden apartments and penthouses, 3-bedroom penthouses, 3-bedroom private bungalows	No count per type
Floor-plan sheets	2+1 garden apartments (blocks A and B), 2+1 terrace apartments (B first floor), 2+1 units A4 to A6 with a mezzanine, 3-bedroom bungalows C1 to C5, duplexes numbered 7 to 12 in blocks D, E and F	No sheet is labelled studio, 1+1 garden or 3-bedroom penthouse; the duplex mezzanine drawing shows one bedroom

The plan sheets give covered and terrace areas by level. The second table adds them per unit group and divides terrace by covered area. Unit counts are calculated from the unit numbers on the sheets (blocks A1 to A3 carry numbers 1 to 6, blocks B1 to B4 four each, and the published duplex sheets for D, E and F cover numbers 7 to 12); the developer does not state them.

The 57 units whose sheets print areas add up to 5,345 m² of covered area (9 × 80 + 6 × 155 + 3 × 75 + 8 × 80 + 4 × 85 + 4 × 90 + 5 × 120 + 18 × 85), an average of 93.8 m² a unit.

The other 18 of the 75 units, numbered 1 to 6 in blocks D, E and F on the site plan, have no sheet among the 12 plan files. The card’s studio and 1+1 garden types might correspond to them; the page does not say.

Terrace ratios run from 0.23 (A4 and A6) to 1.58 (bungalows), and the bungalow figure includes a 120 m² roof terrace that sits on a separate sheet. A quoted “size” can therefore mean covered area, covered plus terrace, or a total including roof terraces, and the difference between the first and the last is up to 190 m² on a bungalow.

The site figure can be read the same way. 13,776 m² divided by 75 residences is 183.7 m² of site per residence; divided by the card’s 44 it would be 313.1 m². Both are calculated from the developer’s figures, and the page does not say what the 13,776 m² includes, for example access roads, shared land or the shoreline strip.

The card’s £399,951 cannot be matched to a unit. Divided by the covered areas on the plans it would equal about £2,580 per m² (155 m², A4 and A6) to about £5,333 per m² (75 m², A5); that range is arithmetic, not a price list. The Malibu Zone 6 card, which carries the same unit list, shows £169,950, about 2.35 times lower (399,951 ÷ 169,950).

What to request in writing before relying on any size or price:

• A unit schedule signed by the seller: unit number, block, floor, type, bedrooms, bathrooms, covered area, terrace area and roof-terrace area in one table.
• The unit number to which the £399,951 figure belongs, with currency, VAT treatment and what the price includes (kitchen, furniture, parking, pool access).
• The plan sheets for the 18 units numbered 1 to 6 in blocks D, E and F, or confirmation of what those units are.
• Whether roof terraces (35 m² on the B blocks, 120 m² on the bungalows) are part of the sold area and of the area on the title.
• The area printed in the condominium title (kat mülkiyeti) for the unit, which can differ from a marketing figure.
• The specification schedule behind the text’s claims, such as the concrete class, the underfloor-heating “infrastructure” and the kitchen worktops.

Location of Malibu Tatlisu: the stated town, the map pin and the distances

The developer places Malibu Tatlisu in “Tatlısu, Famagusta” on the card and about 100 m from the sea in Tatlısu in the text. It gives 53 km to Ercan airport and 74 km to Larnaca airport, and names Korenium Golf Resort, Esentepe beaches and Karpaz Gate Marina without distances. No street, parcel number or plot is published.

The Malibu Zone 5 page, whose pin is 0.32 km away, gives 10 km to the Tatlısu municipality and health centre and 8 km to the Esentepe public beach.

Tatlısu is, per the 2011 census, a municipality of Gazimağusa (Famagusta) district in the Geçitkale sub-district, with three wards (Aktunç, Küçükerenköy and Yalı) and 1,459 residents (census table). The municipality calls it the north-westernmost settlement of the district, 40 km east of Kyrenia between the Beşparmak mountains and the sea. Its undated fact sheet gives 2,700 residents, about 1,200 of them non-citizens.

The same fact sheet puts the municipal coast at 22 km and describes it as mostly rocky, with small beaches and coves in places (Tatlisu Municipality). That bears on two undefined phrases in the Malibu text, “direct beach proximity” and “Private Beach”. A buyer can ask what the beach is, who owns the foreshore strip and whether the parcel boundary reaches the water; no TRNC coastal setback rule was found.

The pin on the developer’s page is a Google Maps embed at about 35.345 N, 33.649 E, identical on the Turkish version. OpenStreetMap’s reverse geocoder (query) places that point inside the boundary of Bahçeli, Greek Kalogreia, a village of the Çatalköy-Esentepe municipality in Girne district. By calculation the pin is 6.0 km in a straight line from Esentepe village centre and 9.9 km from Tatlısu village centre.

Other Carrington pages use almost the same pin: Lagoon Tatlisu is 0.17 km away, Malibu Zone 5 Tatlisu 0.32 km and Poseidon Girne Bahceli 1.4 km, and that last page itself gives the town as Bahçeli. An embed can mark a sales point or a rounded location rather than the plot, so this is a reason to ask for the parcel number and not a finding about where the buildings stand.

The pin also lies 1.3 km from the nearest coastline mapped in OpenStreetMap, calculated from the coastline ways returned by the Overpass API on 26 October 2026, against the 100 m in the text. The gap may come from the pin, the text or the map; the site-plan image, which shows the blocks beside the sea, does not settle it.

The district matters because the Land Registry announced on 15 July 2025 that, during its automation roll-out, transfers, mortgages and search documents are handled only at the Tapu Amirliği of the district where the property is registered (notice). A parcel in Girne district goes to a different office from one in Gazimağusa district. Building permits for villages attached to a merged municipality are issued by that municipality under Law 15/2022 (text).

At the 2011 census the former Esentepe municipality had 2,414 residents, 388 of them in Bahçeli. No census has followed, and no official population exists for the merged municipality. This site also carries an Esentepe area page, a Tatlısu area page and the Northern Cyprus country page; other developers’ schemes in the area include Caesar Bay Tatlisu and Aloha Homes Esentepe.

Health care nearby is basic. According to a press report, the health centre in Tatlısu received a doctor again on 21 January 2026, a general practitioner present five days a week, after twelve years without one; the Esentepe Health Center had 8 staff in 2024, including one doctor and one dentist (Statistical Yearbook 2024).

State in-patient care is in Kyrenia (one state hospital in the district, 72 state beds in 2024) and in Famagusta. The new Kyrenia hospital was still being equipped in January 2026, and the Ministry’s hospital list still names six hospitals without it.

The nearest official weather stations are Girne and Gazimağusa. In 2024 Girne’s monthly means averaged 22.0 °C and its rainfall totalled 510.2 mm, while Gazimağusa averaged 21.6 °C with 364.6 mm. These are single-year values from the yearbook, not climate normals. A drive to Larnaca crosses the Green Line, and UK government advice updated on 14 August 2026 (entry requirements) says the Republic of Cyprus considers a person who enters its territory after arriving through Ercan to have entered illegally.

Nearby places and distances from the map pin of Malibu Tatlisu	What it is	Straight line (km)	Road estimate (km, minutes)	Source and label
Esentepe village centre	Village, Çatalköy-Esentepe municipality	6.0	12.0, 23	Straight line calculated; road: OSRM
Tatlısu village centre	Village centre, Gazimağusa district	9.9	14.5, 25	Straight line calculated; road: OSRM
İskele town	District town (health centre point)	23.6	37.6, 46	Calculated; OSRM estimate
Kyrenia Castle	Reference point in Kyrenia	29.6	35.5, 48	Calculated; OSRM estimate
Akçiçek State Hospital, Kyrenia	State hospital	29.4	34.5, 46	Calculated; OSRM estimate
Ercan Airport	Airport near Nicosia	25.3	58.0, 70	Calculated; OSRM estimate; developer says 53 km, type unstated
Nicosia	City reference point	32.1	63.4, 80	Calculated; OSRM estimate
Gazimağusa State Hospital	State hospital, Famagusta	31.4	46.0, 54	Calculated; OSRM estimate
Famagusta Walled City	City reference point	36.2	51.1, 58	Calculated; OSRM estimate
Larnaca Airport	Airport, Republic of Cyprus	52.9	79.2, 90	Calculated; OSRM estimate crosses the Green Line, formalities excluded; developer says 74 km
Nearest mapped coastline	OpenStreetMap coastline way	1.3	not applicable	Calculated from the Overpass result; text says 100 m

Straight-line figures are haversine distances from the pin to OpenStreetMap or Wikipedia coordinates. Road figures are public-router estimates from a road the router found 305 m from the pin, so they are indicative and exclude traffic and border queues. The developer’s 53 km and 74 km do not say whether they are road or straight-line distances.

Status and payment plan: completed, nearing completion or both

The status of the scheme is stated four ways on one page (section 1), and its payment plan carries an end date that had passed when the page was checked. Each statement can be settled by a document, and the table names the document and the office that issues it.

For completed units the paperwork differs from an off-plan purchase. Law 52/2008 requires condominium title or easement (kat mülkiyeti or kat irtifakı) to exist before a foreign buyer applies for the purchase permit, and the 2026 decree allows, for two years from its entry into force, an application with a building permit or Planning Approval where condominium title could not be established (Official Gazette 147).

The Statistical Institute counts a building in its construction statistics only once it holds a final approval certificate, which makes that certificate the official marker of completion (bulletin).

The plan as printed is a 5,000 deposit (in GBP, EUR or USD) that holds a unit for 4 weeks, then 35% on contract and 65% over 3 years without interest. On the card figure that is £139,983 on contract and £259,968 over 36 months, or £7,221 a month if split evenly (calculated from the developer’s figures; the page does not say whether the deposit counts towards the 35%).

The interest-free offer is dated “until September 2025”, more than a year before 26 October 2026, and the page does not say whether it still applies.

A three-year schedule runs against the purchase-permit clocks. The decree requires the stamped contract to be registered at the district Land Registry, and the permit application lodged, within one month, or the contract becomes void automatically. After the permit is published, title must be transferred within one year (six months in the consolidated Law 52/2008 text), and where no mortgage is registered in the seller’s favour that period starts only when the whole price has been paid (Official Gazette 147).

Payments spread over 36 months therefore raise two questions for the contract: when the buyer is entered on the title, and what security each side holds while instalments run, such as a registered mortgage or an escrow. The off-plan guide covers payment schedules and delay clauses in more detail.

The five bungalows raise a classification question. For one foreign buyer the decree allows up to 3 apartments, or in a mass-housing project 2 two-storey detached villas, among other options. The bungalow sheets show a ground floor (120 m² covered, 70 m² terrace) and a terrace floor with a 120 m² roof terrace, and the page calls the units bungalows.

Which category the Interior Ministry’s Property Unit applies to a given unit should be asked before signing, because selling beyond the limits is an offence with a fine of up to 500 times the gross monthly minimum wage (Law 52/2008, art. 16).

A separate rule limits foreign sales in zoned housing projects to 80% of the units. On the text’s count of 75 residences that is at most 60 units (calculated); on the card’s 44 it is about 35. The sources do not say whether the cap is measured per project or per parcel, so a late buyer can ask how many units have already gone to foreigners.

A scheme beside the sea carries building-quality questions the page cannot answer. It names a reinforced-concrete frame, a concrete class and an aluminium glazing system. The Chamber of Engineers and Architects stated in February 2023 that every structure needs static calculations under the earthquake regulation and that project approval checks seismic compliance (Yenidüzen).

In November 2025 its president recalled that the earthquake-zone building regulation dates from 2015 with a risk map (Kıbrıs Gazetesi). The approved project, the engineer’s calculations and supervision records are the documents to ask for.

Connections need paperwork: until transfer taxes and fees are paid, local authorities may not give permanent water connection and the electricity authority may not give temporary or permanent electricity connection, apart from site connections during construction.

Supply quality is a separate matter. In a statement of 2 July 2025 the Çatalköy-Esentepe mayor complained that the municipal storage tanks serving Çatalköy and Esentepe were not receiving enough water (Kıbrıs Postası), and a press report of 8 December 2025 describes a grid-wide blackout of almost a day in August 2025 (Cyprus Mail). Neither measures supply at the pin, and no 2026 follow-up was found.

The Environment Protection Department’s 2024 turtle note lists beach rules for nesting zones, such as no umbrellas within 35 m of the sea (note); it does not say whether the shoreline at the pin is a monitored zone.

Order in which to collect the documents for a unit in the scheme:

1. Establish the district of the parcel (Girne or Gazimağusa) and obtain the Land Registry search report (araştırma belgesi) from the Tapu Amirliği of that district.
2. Obtain the title category and the pre-1974 history of the parcel, and ask whether any Immovable Property Commission claim exists.
3. Obtain the building permit, the approved project and the final approval certificate for the block, plus the condominium title or easement for the unit.
4. Obtain the unit schedule and the plan sheet for the unit number, with covered, terrace and roof-terrace areas.
5. Obtain the status in writing: delivered or not, the handover date and the consequence of a delay.
6. Obtain the payment schedule with dates, currency and the security held while instalments run, and whether the interest-free plan is still offered.
7. Obtain the management arrangements: who runs the pools, bar and restaurant, the service charge and the rules for the beach area.
8. Obtain proof of utility connections: meter numbers, permanent water and electricity connection receipts and any arrears.
9. Obtain the name of the legal entity that sells, builds and gives the 5-year structural warranty, and what the warranty covers.

Buying in Northern Cyprus in brief: from the parcel check to the title

Foreign-buyer limits as of 26 October 2026, and so for a unit at Malibu Tatlisu, rest on Decree-Law 89/2026 (Official Gazette 147, 7 August 2026), which the Council of Ministers issued as a re-issue of Decree-Law 63/2026. The decree is valid for 90 days, which end about 5 November 2026 unless Parliament enacts it; the consolidated text of Law 52/2008 on the legislation portal has not caught up and still carries the stricter one-apartment rule.

Every limit and deadline below is therefore conditional on the decree staying in force or being enacted. The foreign-buyer guide and the step-by-step guide explain the permit in full. UK government guidance recommends independent legal advice and notes a separate bar association for each district (Nicosia, Kyrenia, Famagusta and Morphou).

Step	What happens	Time limit	Source
1. Establish the parcel	Find the district and obtain the Land Registry search report before signing	Before signing	Land Registry notice
2. Test the limits	Check the unit against the decree limits, the 80% cap and the condominium-title rule	Before signing	Official Gazette 147
3. Sign and stamp	Sale agreement stamped at the Tax Department; stamp duty 0.5% of the stated sum	On signing	Stamp Duty Law
4. Register and apply	Register the stamped contract at the district Land Registry and apply to the Interior Ministry for the permit	Within 1 month, otherwise void	Official Gazette 147
5. Permit decision	Security and military checks; Council of Ministers decision published in the Gazette	No period set in the texts read	Law 52/2008
6. Pay transfer fees	4%, 5.5% or 6% by property count	Within 75 working days of publication (60 in the consolidated text)	Official Gazette 197
7. Transfer title	Sign the transfer declaration at the Tapu Amirliği	Within 1 year of publication (6 months in the consolidated text)	Law 52/2008
8. Connections and residence	Permanent water and electricity after taxes are paid; residence permit if wanted	After step 6	Residence Regulation

The fee schedule for foreign buyers is a Council of Ministers regulation printed in Official Gazette 197 on 7 October 2026 and valid until 5 January 2027 inclusive. It charges 4% for a first property, 5.5% for a second and 6% for a third, which on the card figure of £399,951 is about £15,998, £21,997 and £23,997.

Stamp duty on the agreement would be about £2,000, converted to lira at the official rate on the stamping date and borne by the buyer unless agreed otherwise.

VAT is 5% for housing up to 300 m² of closed area and 10% from 300 m² (regulation of 7 October 2026), and the page does not say whether its price includes VAT. If it excluded VAT, 5% of £399,951 would be about £19,998; every unit with a printed plan is below the 300 m² line. Consumer prices in the lira economy rose 35.02% in the 12 months to September 2026 (Statistical Institute), and the taxes guide sets the tax detail out.

A property-based residence permit under the regulation of 5 October 2026 runs 10 years with title in the buyer’s name and property worth GBP 300,000 or more, and 5 years below that. With only a stamped contract, GBP 300,000 or more gives 5 years, and at least one third of the price must be paid and the permit application lodged. The card figure exceeds GBP 300,000 but the unit it belongs to is unknown. A purchase confers no EU rights and no citizenship; see the residence and citizenship page.

Risks, title and due diligence

The page states no title-deed category. Category names such as Turkish, exchange and allocation title are agency terms, and the sources used for this guide found no official definition table, so the category of the parcel can only be read from the deed and the Land Registry search. UK government guidance adds that consent for a foreign buyer may be refused even for pre-1974 Turkish-title land and that no reason need be given (UK guidance).

Pre-1974 history is a parcel question. Esentepe village was entirely Greek Cypriot before 1974 according to PRIO, and no source used here covers Bahçeli or Tatlısu parcels individually.

The Immovable Property Commission’s bulletin of 23 October 2026 lists 8,820 applications lodged and 3,787 concluded but carries no place names (bulletin), so a claim over a given parcel can be neither excluded nor confirmed from public data. Law 67/2005 lets claims be filed until 21 December 2027 (consolidated text). The title-deed guide and the safety guide cover the rules in full.

The UK guidance also lists problems met in Cyprus purchases: one lawyer acting for both vendor and builder, building without correct permits, payment plans left out of contracts, difficulty obtaining completion certificates and title deeds, and developer mortgages on the land. The developer says it provides legal and title-deed process management under its own umbrella, so an independent lawyer, paid by the buyer, removes the overlap that the guidance names.

A developer mortgage would appear in the Land Registry search report, which lists mortgages and other encumbrances; registering a mortgage costs 1% of the secured debt, and removing one costs TL 149 (Official Gazette 197). For a buyer paying by instalments, the same report shows whether the seller has charged the land to a bank.

The marketing text claims holiday-rental demand without a figure. Letting a unit for up to 60 days is regulated by the Holiday Houses Law, which requires registration with the Tourism Planning Department and an operating permit before the first let (law text), and rent is subject to 10% withholding; the renting guide sets out both.

How Malibu Tatlisu compares with the other Carrington projects on this site

The table lists all 24 Carrington projects on this site with the figures each developer page prints on 26 October 2026. Contradictions inside a page are shown as separate values.

Fourteen of the 24 pages print a starting price. The £399,951 on the Malibu card is the highest of those fourteen, £1 above Poseidon Girne Bahceli (£399,950), whose pin lies 1.4 km away; the other twelve run from £144,950 to £369,950. Each card figure is printed without a unit type, so the comparison ranks printed numbers, not homes (price levels are discussed in the prices guide). Sixteen pages are marked completed and eight ongoing.

The developer’s pages do not explain how Malibu, Malibu Zone 5 and Malibu Zone 6 relate. Zone 5’s pin is 0.32 km from Malibu’s and Zone 6’s is 3.4 km away; the Zone 5 and Zone 6 cards carry the same unit list as Malibu’s. Zone 5 and Zone 6 are shown as ongoing for 2027 or 2028, Malibu as completed or nearing completion, and unit counts range from 24 to 75 across the three.

Carrington Group

On its About Us page Carrington Group says it has developed, built and managed beachfront villas and apartments in North Cyprus for over 35 years, while the developer box on the Malibu page says over 30 years. Both are the company’s own statements and no founding year is given. The About page describes the group as family-run and as having won prizes but names none.

The page says its projects are in Kyrenia and Esentepe, that it specialises in coastal, low-density developments with horizontal architecture, and that every development carries a 5-year structural warranty; the warranty’s cover, start date and issuer are not described. It lists services under one corporate structure: site and landscape maintenance, rental and property management, airport-transfer coordination, car rental, after-sales technical support, and legal and title-deed process management.

The pages name no legal entity that sells or builds Malibu. A contract names the seller, the builder and the landowner, and these can be three different companies; the entity that gives the warranty should be named in the same document. The Turkish version of the Malibu page and the developer’s projects page, which lists all 24 projects, are among the sources.

Frequently asked questions

Where is Malibu Tatlisu?

Carrington’s card says “Tatlısu, Famagusta”, and the text puts the scheme about 100 m from the sea in Tatlısu. No street or parcel number is published. The map pin on the same page falls inside the OpenStreetMap boundary of Bahçeli, in Çatalköy-Esentepe municipality, Girne district, 6.0 km from Esentepe village centre and 9.9 km from Tatlısu village centre. The district decides which Land Registry office handles the parcel, so the parcel number and its registered district should be obtained in writing and checked before any payment.

How many homes does the scheme have?

The developer gives two figures. The header card says 44 units, and the text says twice that there are 75 residences: 70 apartments in 10 blocks and 5 private bungalows. The plan sheets fit 75 if blocks D, E and F carry 12 numbered units each (calculated: 18 in block A, 16 in block B, 5 bungalows and 36 in D, E and F). The developer does not say which count is current, and a unit schedule signed by the seller would settle it.

Is Malibu Tatlisu completed?

The page says both. The projects list marks it completed and an FAQ answers yes, while the text says twice that it is nearing completion with delivery scheduled for 2026, and the payment section refers to a final construction phase. The card shows no delivery date. The documents that settle it are the final approval certificate for each block, the condominium title for the unit and a signed handover date. On 26 October 2026 there were 66 days of 2026 left.

What does Malibu Tatlisu cost?

The only price is the header card’s starting figure of £399,951 in pounds sterling on 26 October 2026. The page does not say which unit it belongs to and gives no price per type, per m² or per unit number. The Malibu Zone 6 card, with the same unit list, shows £169,950. A written offer should name the unit number, area, currency, VAT treatment and inclusions. On the card figure the Land Registry fee at 4% would be about £15,998.

Is the interest-free payment plan still available?

The page does not say. It describes a 5,000 deposit held for 4 weeks, 35% on contract and the remaining 65% over 3 years without interest, but dates the interest-free offer “until September 2025”, which was more than a year in the past on 26 October 2026. The same plan appears in the text, the payment section and the feature list. Any current plan should be set out in the contract with dates, currency, instalment amounts and the security each side holds.

What sizes do the homes have?

Sizes appear only on the plan drawings. Printed covered areas include 80 m² for the 2+1 garden apartments in blocks A and B, 75, 85, 90 and 115 m² for first-floor apartments, 155 m² where a 40 m² mezzanine is added to a 115 m² apartment, 85 m² for the duplexes in blocks D, E and F, and 120 m² for each bungalow, with a 70 m² terrace and a 120 m² roof terrace. No sheet is published for 18 units, so a unit schedule is the reliable source.

Is the scheme really 100 m from the sea?

The text says so and an FAQ answers yes to a seafront question, but no parcel plan with a measured distance is published. The map pin lies 1.3 km from the nearest coastline mapped in OpenStreetMap (calculated), while the site-plan image shows the blocks beside the sea. The two may be reconciled if the pin marks a sales point rather than the site. The registered parcel boundary and a surveyor’s measurement would settle the distance.

Can a foreigner buy a home in the scheme?

Yes, subject to a Council of Ministers purchase permit and numerical limits. Under Decree-Law 89/2026 (Official Gazette 147, 7 August 2026) one foreign buyer may hold up to 3 apartments, or choose other forms such as 2 two-storey detached villas in a mass-housing project. The decree lapses about 5 November 2026 unless Parliament enacts it, and the consolidated Law 52/2008 text on the portal still states a one-apartment rule. Condominium title must exist before the application.

Which taxes and fees apply?

Foreign buyers pay Land Registry fees of 4% on a first property, 5.5% on a second and 6% on a third under Official Gazette 197 (7 October 2026), valid to 5 January 2027. The sale agreement carries stamp duty of 0.5% of the stated sum, paid by the buyer unless agreed otherwise. VAT is 5% for housing up to 300 m² of closed area and 10% from 300 m². The page does not say whether its price includes VAT.

What title deed does Malibu Tatlisu have?

The page does not state a title-deed category, and nothing else on it says whether the land is Turkish, exchange or allocation land. Those names are agency terms and no official definition table was found, so the Land Registry search report for the parcel is the evidence. UK government guidance says ownership of many properties in the north is disputed and that consent can be refused even for pre-1974 Turkish-title land, so the title question should be answered before the first payment.

Sources and last check

Last checked: 26 October 2026. Sources:

• Carrington Group: Malibu project page (English, developer)
• Carrington Group: Malibu project page (Turkish, developer)
• Carrington Group: projects list (developer)
• Carrington Group: About Us page (developer)
• Resmi Gazete 147, 7 August 2026 (Decree-Law 89/2026)
• Resmi Gazete 197, 7 October 2026 (Land Registry fees, valid to 5 January 2027)
• TRNC Law 52/2008, consolidated text, mevzuat.gov.ct.tr
• TRNC Law 15/2022 on municipal mergers (Central Legislation Office)
• TRNC Law 67/2005, Immovable Property Commission, consolidated
• TRNC Tax Department: VAT rates regulation, updated 7 October 2026
• TRNC Stamp Duty Law 19/1963, consolidated
• Land Registry (Tapu ve Kadastro Dairesi) announcement, 15 July 2025
• Interior Ministry Property Unit: documents for a purchase permit
• TRNC Residence and Visa Regulation, consolidated 5 October 2026
• TRNC Holiday Houses Law (Central Legislation Office)
• TRNC Statistical Institute: Statistical Yearbook 2024
• TRNC Statistical Institute: Construction and Parcel Statistics 2025 (October 2026)
• TRNC Statistical Institute: 2011 census, Table 3 (wards and villages)
• TRNC Statistical Institute: Consumer Price Index, September 2026
• Tatlisu Municipality: history and facts page
• TRNC Ministry of Health: list of state hospitals
• Immovable Property Commission: monthly bulletin of 23 October 2026
• Environment Protection Department: 2024 sea-turtle monitoring note (9 December 2024)
• UK Government: Cyprus, buying property (guidance)
• UK Government: Cyprus travel advice, entry requirements (updated 14 August 2026)
• PRIO Cyprus Centre: Internal Displacement in Cyprus, Agios Amvrosios (Esentepe)
• Kibris Postasi: Tatlisu health centre receives a doctor, 21 January 2026
• Kibris Postasi: Mayor Kirok on water supply, July 2025
• Cyprus Mail: North set to face serious energy and water problems in 2026 (8 December 2025)
• Yeniduzen: Chamber of Engineers and Architects on project approval and earthquake rules, 14 February 2023
• Kibris Gazetesi: Chamber of Engineers and Architects on earthquake work, 12 November 2025
• OpenStreetMap Nominatim: reverse geocode of the Malibu map pin
• OpenStreetMap: Bahceli (Kalogreia) village boundary, relation 16272367
• OpenStreetMap Overpass query: coastline ways near the Malibu map pin (26 October 2026)
• OSRM public router: example route from the Malibu map pin to Tatlisu village centre
• OSRM public router: example route from the Malibu map pin to Esentepe village centre

This is not legal, tax or financial advice.