Atlantis Beach Apartments Tatlisu: 43-Unit Guide (2026)

Atlantis Beach Apartments Tatlisu is a completed scheme of 43 apartments at Tatlısu on the northern shore of Cyprus, which its developer, Carrington Group, describes as delivered in 2024 and about 100 m from the sea. This guide to Atlantis Beach Apartments Tatlisu sets out what the developer’s page states, where its card, text and plans disagree, what the area facts on record add, and what a buyer of a finished unit should check before paying anything. It reads the page as it stood on 26 October 2026.

Overview of Atlantis Beach Apartments Tatlisu

On its project page, Carrington Group titles the scheme “Atlantis Beach Apartments Tatlısu | Ready Apartments by the Sea in North Cyprus”. The header card shows a starting price of £199,950, a delivery date of 2024, the location “Tatlısu, Famagusta”, 43 units and the type line “1+1, 2+1, 3+1, 5+1 Duplex Apartments”.

The body text calls the project completed in 2024, ready to move into and “just 100 meters from the sea”, with sea, mountain and forest views. All figures here are the developer’s as read on 26 October 2026; the page’s structured data gives 5 July 2026 as its last modification.

Three features stand out. Status, year and unit count agree between the card, the text and the FAQ. The floor plans are real drawings with printed areas, so sizes can be stated without guesswork. And the one real disagreement concerns types: the card and the FAQ name a 5+1 duplex that no plan shows. The page publishes no title-deed category, no statement of how many units remain unsold and no list of handover documents.

Two warnings apply from the start. The starting price has no unit type attached, so it cannot be turned into a price per square metre. And the gallery file names contain the word “esentepe”, although the card, the text, the distance list and the map pin say Tatlısu; section 3 deals with that label. The project has no earlier page on this site. Regional background is given by the Northern Cyprus country page and the Tatlısu city page, and section 7 sets all 24 Carrington listings side by side.

Unit types and sizes: what the plans print

The developer lists six drawings for the scheme: one site plan and five unit plans (Block A ground floor, Block A first floor, Block B ground floor, and Block B first floor in a one-bedroom and a two-bedroom version). Each unit plan prints the type, the closed area, the terrace area and, for penthouses, the roof-terrace area, together with the unit numbers it covers. The first table gathers them. The developer prints no count by type; the counts are calculated here from the numbering on the plans.

Atlantis Beach Apartments Tatlisu plan data by type	Block and unit numbers	Closed area	Terrace	Roof terrace	Units (calculated)
3+1 garden apartment, ground floor	A1-A2 nos 1-4; B1-B3 nos 1-3	100 m²	42 m²	none printed	8 + 9 = 17
3+1 penthouse, first floor	A1-A2 nos 5-8	100 m²	20 m²	50 m²	8
1+1 penthouse, first floor with mezzanine	B1-B3 nos 5, 7, 9	60 m²	15 m²	30 m²	9
2+1 penthouse, first floor with mezzanine	B1-B3 nos 4, 6, 8	80 m²	7 m²	28 m²	9
Total	A1, A2 (8 each); B1, B2, B3 (9 each)				16 + 27 = 43

Block A has two buildings of eight numbered units: four ground-floor garden apartments and four first-floor penthouses in each. Block B has three buildings of nine units: three garden apartments on the ground floor and six penthouses above. The sum, 16 + 27 = 43, matches the 43 on the card, in the text and in the FAQ, so count and plans agree. The mix is weighted to three-bedroom homes: 25 of 43 units, or 58.1 percent, are 3+1.

The 5+1 duplex has no counterpart in the drawings. The largest plan is a 3+1 of 100 m² closed area, no drawn type has more than three bedrooms and no plan shows two units combined. The page does not explain the entry; other Carrington cards disagree with their own plans too: the Malibu, Malibu Zone 5 and Malibu Zone 6 cards share one identical type list, and the Pine Hills card differs from its plan legend.

Until the developer states in writing what 5+1 means, it is treated here as unsupported and left out of the type count.

On the roof terraces the text speaks of prepared infrastructure “for barbecue, outdoor shower, sink, and jacuzzi installation”. That describes connections, not installed fittings, and the plans draw the roof areas as open space with a service core. Inside, the developer lists porcelain tile floors, marble staircases, aluminium double glazing, granite kitchen worktops and underfloor-heating infrastructure in bathrooms. The kitchen and bathroom layouts are visible on the plans; no brand, grade or supplier is named.

For any single unit, the following should be obtained in writing, because the page cannot supply them:

• the block, building, floor and unit number, to be set beside the Land Registry entry;
• closed, terrace and roof-terrace areas for that unit, and whether the Block B mezzanine counts inside the closed area;
• the type to which the “Starting Price” of £199,950 belongs, and whether any unit is still offered at it;
• what “5+1 Duplex” means, and which unit numbers it covers, if any;
• the plan approved with the building permit, to compare with what was built;
• what is installed at each roof terrace (water, drainage and electrical points) and who may fit a jacuzzi.

Location of Atlantis Beach Apartments Tatlisu: Tatlısu, Esentepe and the map pin

Carrington Group places the scheme in “Tatlısu, Famagusta”, “just 100 meters from the sea”. The Google Maps embed on the project page is centred on 35.36399 N, 33.67556 E. That is a map centre read from the page, not a surveyed plot boundary, and no parcel number is printed.

Calculated in a straight line from coordinates held in the research packs, the centre lies 7.1 km west of the Tatlısu village centre and 8.8 km east of the Esentepe village centre. The developer’s own pins for Atlantis Pearl and Malibu Zone 6 are 0.42 km and 0.26 km away (calculated from the map embeds).

The label matters, because the two villages sit in different districts. The 2011 census ward table (Table 3) files Tatlısu municipality, with three wards (Aktunç 671, Küçükerenköy 339, Yalı 449; 1,459 in all), under Gazimağusa district. The municipality calls itself that district’s north-westernmost settlement, about 40 km east of Kyrenia.

Esentepe belongs to Girne (Kyrenia) district and, under Law 15/2022, to the merged Çatalköy-Esentepe municipality (the Esentepe city page covers its listings). The developer’s “Famagusta” therefore reads as the district name, and the word “esentepe” in the photograph file names remains unexplained.

The packs hold no boundary polygon against which the pin was tested, so they do not settle whether the plot lies in Tatlısu or Esentepe municipality. The parcel record does.

A Land Registry notice dated 15 July 2025 tells the public that, while the new Web Tapu system is introduced, sale transfers, mortgages and research documents are handled only in the office of the registration district. A Gazimağusa plot would point to that district’s office and a Girne plot to the Kyrenia one; the notice names no office, so the mapping is an inference. The permitting municipality and the district bar association follow the same split.

The shore is the next claim to test. The text says 100 m from the sea, the FAQ says “directly on the seafront” and the feature list says “Private Beach”: three wordings for one fact. The Tatlısu municipality calls its 22 km of coast mostly rocky, with some small beaches and coves, which makes a private beach a point for the contract, not an assumption.

No TRNC coastal-setback rule appears in the Central Legislation Office’s list of laws; Turkey’s 50 m and 100 m figures are not TRNC rules. The Environment Protection Department’s 2024 turtle note sets May-to-October conduct rules on nesting beaches (umbrellas 35 m back from the sea, shielded lights) and counts 1,585 nests at Alagadi and Akdeniz together. It does not say whether the shore at the pin is a nesting beach.

On health care, a press report says a doctor started at the Tatlısu health centre on 21 January 2026 after 12 years without one, with specialists on single days. The Yearbook 2024 lists one staff member there and eight at the Esentepe centre (one general practitioner, one dentist, three nurses). For beds, Gazimağusa State Hospital is 45.0 km by road from the Tatlısu village centre, and Girne Dr. Akçiçek Hospital 26.7 km from the Esentepe village centre.

A broadcaster report of 28 January 2026 says building work on the New Girne Hospital was complete and equipment installation continued; the Ministry’s hospital list still names six hospitals without it. The developer says supermarkets, restaurants and cafés are within walking distance; no source in the packs lists shops at the pin.

The developer’s 53 km to Ercan and 74 km to Larnaca are not labelled straight-line or road. They sit between the straight-line figures calculated here (28.3 and 55.1 km) and the road estimates from the Tatlısu village centre (57.0 and 78.2 km), so they read as road distances from a point somewhat west of the village.

Wikipedia’s Ercan entry says the airport handles Türkiye flights only. Larnaca means crossing the Green Line, where the UN’s report of 5 January 2026 notes long delays at the main Nicosia crossing; road times leave queues out.

For water and power, the nearest sourced items concern Çatalköy-Esentepe. Its mayor said in July 2025 that neither homes nor hotels in the area received enough water, and Cyprus Mail reports that a substation explosion in August 2025 knocked out the north’s whole grid for nearly a day. The packs hold no Tatlısu outage record, so these two items are context, not a survey. Girne, the nearest official climate station, averaged 22.0 °C across its twelve monthly means in 2024 and logged 510.2 mm of rain (one year only).

Nearby places and distances for Atlantis Beach Apartments Tatlisu	What it is	Straight line from the map pin (calculated)	Road distance in the packs and its start point	Developer’s figure and source
Tatlısu village centre	Village at the centre of the municipality	7.1 km	Not computed from the pin	Not given; OpenStreetMap centre point, municipality page
Esentepe village centre	Village in Girne district	8.8 km	Not computed from the pin	Esentepe public beach 8.5 km (unlabelled)
Çiftlikdüzü coast point	Coastal area east of Tatlısu village with an excavation site	11.3 km	7.0 km from Tatlısu centre	Not given; OSRM estimate, municipality
Alagadi beaches	Turtle-nesting beaches on the Kyrenia coast	16.7 km	28.2 km from Tatlısu centre	Alagadi Turtle Beach 19 km (unlabelled)
Kyrenia Castle	Castle and harbour to the west	32.1 km	27.7 km from Esentepe centre; 46.0 km from Tatlısu centre	Not given; OSRM estimates
Girne Dr. Akçiçek Hospital	State hospital in Kyrenia	31.9 km	26.7 km from Esentepe centre	Not given; OSRM estimate, Ministry list
Gazimağusa State Hospital	State hospital with in-patient beds	31.1 km	45.0 km from Tatlısu centre	Not given; OSRM estimate, Ministry list
Famagusta Walled City	Centre point of the old city	35.9 km	50.1 km from Tatlısu centre	Not given; OSRM estimate
İskele town	Administrative centre of İskele district	22.0 km	36.6 km from Tatlısu centre	Not given; OSRM estimate
Ercan Airport	Airport east of Nicosia	28.3 km	40.0 km from Esentepe centre; 57.0 km from Tatlısu centre	53 km (unlabelled)
Larnaca Airport	Airport in the Republic of Cyprus; the route crosses the Green Line	55.1 km	86.8 km from Esentepe centre; 78.2 km from Tatlısu centre, queues excluded	74 km (unlabelled)
Korenium Golf & Beach Resort	Named by the developer	Not calculated	Not in the packs	17.5 km (unlabelled)

Road figures come from the OSRM public router (shown here for Tatlısu to Famagusta) and its Esentepe counterpart on OpenStreetMap data, without traffic or border formalities.

Atlantis Beach Apartments Tatlisu as a completed scheme: the 5+1 card, the plans and the handover file

A completed scheme changes the questions a buyer asks. There is no stage payment to compare with works and no delivery date to wait for. The checks concern what exists: the approval of the building, the title of each unit, the state of the common parts and who pays for them.

The scheme is described by its developer as finished in 2024, yet the page still offers a payment plan and a starting price. The page itself says the plan gives flexibility “even for a completed project”, which is a reason to have every term written into the contract.

Start with the sales position. The page says deliveries are ready, but it does not say how many of the 43 units are unsold, whether any are resales, or whether the starting price is current. A unit may come from the developer or from an earlier owner, and the paperwork differs.

On VAT, the regulation updated on 7 October 2026 lists housing of up to 300 m² closed area at 5 percent and housing of 300 m² or more at 10 percent. No official source established whether VAT reaches a resale, so the contract should say whether tax is included in the price.

For a resale, the seller’s own tax is withheld at the Land Registry: the Income Tax Law deems the seller’s gain to be one fifth of the higher of assessed value and price, exempts 30 percent of that gain and withholds 20 percent of what remains as a final tax. The effective rate is 2.8 percent of the value.

The reservation comes next. The page gives the deposit as GBP 5,000, EUR 5,000 or USD 5,000, valid for four weeks. One figure in three currencies is worth three different sums, so the contract needs to name one currency, the rate for later instalments and the treatment of the deposit.

The Statistical Institute’s index for September 2026 shows consumer prices 35.02 percent above a year earlier, which bears on the currency chosen for the 65 percent instalments. Stamp duty on a sum stated in foreign currency is worked out in lira at the official selling rate on the stamping day.

The developer lists a 30 cm insulated reinforced-concrete slab with a steel frame, brick and block reinforced with “RM concrete beams”, and double glazing. The chamber of engineers and architects’ president was reported in February 2023 as saying that every structure needs static calculations under the earthquake regulation and that project approval includes a seismic check. The approved project, the supervision record and the completion certificate are therefore fair documents to request and to read against the specification the page prints.

Shared parts come last. The site plan draws a cross-shaped open area between the Block A and Block B buildings (apparently the pool, though the plan carries no label) and two parking areas; the text names landscaped areas, a children’s playground and a yoga area.

The developer’s About page lists site and landscape maintenance and property management among services under one roof. Whether any of them is compulsory for owners, what a management fee covers, and who owns the pool and playground are not stated, and the answer belongs in writing before a purchase.

Annual property tax has an official anchor, though a dated one. The newest schedule found (effective 1 January 2025) gives normal concrete housing a base of TL 6.60 per m² up to 120 m², adds 10 to 60 percent by category and charges TL 35.60 per m² for a pool. On a plain reading, 100 m² at the base rate is TL 660 a year (calculated) before surcharges. No 2026 schedule was located, and no official tariff for utility connections or legal fees was found.

A buyer of a finished unit can work through the following in order; each step builds on the one before.

1. Match the unit number to the plan (Block A or B, building, floor) and obtain its closed, terrace and roof-terrace areas.
2. Request a Land Registry research document on the parcel from the registration district’s office and read the owner, mortgages and encumbrances; the UK Government guidance lists developer mortgages on the land among known problems.
3. Ask for the title of the unit itself, either condominium title (kat mülkiyeti) or a registered easement (kat irtifakı); Law 52/2008 requires one of them before a purchase-permit application, with a two-year allowance under the decree where it could not be established.
4. Collect the building permit, approved plans and final approval certificate, and compare the built layout with the approved one.
5. Find out whether the sale is a first sale by the developer or a resale, and what VAT, stamp duty and Land Registry fees the contract assigns to each party.
6. Put the payment schedule, its currency and the treatment of the reservation inside the contract; the UK guidance lists payment plans missing from contracts among common problems.
7. Ask who maintains the pool, planting and parking, whether a management company exists, and for the fee and reserve schedule.
8. Have an independent surveyor inspect the unit, including the roof terrace and bathroom floor infrastructure, before the last instalment.
9. Check that electricity and water can be connected or transferred to the buyer’s name; the decree bars connections until transfer fees are paid.

Buying in Northern Cyprus in brief: the paper trail first, the money second

Rules in this section are stated as of 26 October 2026, and two instruments are time-limited. Decree-Law 89/2026, published in Resmi Gazete 147 on 7 August 2026, sets the foreign purchase limits. It is a Council of Ministers decree that re-issued Decree-Law 63/2026, and its 90 days run out about 5 November 2026, ten days after this check, unless Parliament enacts it.

The consolidated Law 52/2008 on the legislation portal still carries the stricter text of Law 39/2024. The Land Registry fee schedule in Resmi Gazete 197 of 7 October 2026 holds through 5 January 2027 inclusive, 71 days after this check.

Step	Who acts	Clock or limit (decree text; consolidated text where different)	Source
1. Establish the unit and the parcel	Buyer’s lawyer, Land Registry district office	Before any payment; research document at the registration district only	Land Registry notice, 15 July 2025
2. Check the buyer’s capacity	Buyer, lawyer	Up to 3 apartments under the decree (1 in the consolidated text); sales of housing projects in zoned areas capped at 80 percent to foreigners	RG 147
3. Sign and stamp the sale contract	Buyer, seller, Tax Department	Stamp duty 0.5 percent 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, Land Registry, Interior Ministry	Within 1 month, after sale taxes and fees are paid; otherwise the contract is void automatically	Interior Ministry document list
5. Permit published; sign the transfer	Council of Ministers, Land Registry	Transfer within 1 year of publication (6 months in the consolidated text)	RG 147
6. Pay transfer fees	Buyer	Within 75 working days of publication (60 in the consolidated text); first property 4 percent, second 5.5 percent, third 6 percent	RG 197
7. Title registered; utilities	Land Registry, utilities	Connections are barred until taxes and fees are paid	RG 147
8. Optional residence permit	Applicant, migration authority	At least one-third of the price paid and the permit application lodged	Residence and Visa Regulation

The paper check sits first because the later steps record a defect rather than repair it: a contract on a parcel that does not match the unit, or on a title that carries a mortgage, stays defective however promptly the fees are paid. The permit application also needs condominium title or a registered easement for the unit and the buyer’s police record, among the documents the Interior Ministry lists.

Because the decree’s periods are longer than the consolidated text’s, a timetable that meets the consolidated periods also meets the decree’s; the reverse does not hold. For a seller who contracted before the 2024 amendment, the decree’s transitional rules (registration within six months of the decree, transfer within 24 months, completed and delivered homes within 36 months, otherwise a use certificate) may apply to that earlier contract, so a buyer should see how the seller acquired the unit.

Money moves under the Foreign Exchange Law 38/1997: holding foreign currency and stating contract sums in it is allowed, and remittances in or out go through banks that record sender and recipient. The lira stays the official currency. A foreigner may mortgage a property after paying the fees, and the registration charge is 1 percent of the debt; the page describes no bank finance, and agency claims on loan-to-value contradict each other, so none is quoted.

Agency quotations of 6, 9 or 12 percent Land Registry fees differ from the official schedule above and are not used. The site’s step-by-step guide walks through the same sequence, and its taxes and fees guide sets out the cost lines.

Risks, title and due diligence for a finished seafront scheme

The title is the first risk. The developer’s page states no title-deed category, and the area has a pre-1974 history. Wikipedia’s Akanthou entry says about 1,300 Greek Cypriots were displaced from Tatlısu in 1974, while the municipality tells the village’s history differently; PRIO records Esentepe as having been entirely Greek Cypriot before 1974. Neither source says who holds title to the plot at the pin, which only the parcel record can show.

The Immovable Property Commission is the domestic remedy that the European Court of Human Rights accepted in 2010. Its home page and bulletin of 23 October 2026 report 8,820 applications lodged, 3,787 concluded and GBP 783,124,123 awarded, with restitution alone ordered in 7 cases; applications are open until 21 December 2027, and the bulletin carries no village names.

The UK Government’s property guidance says ownership of many northern properties is disputed, notes a Republic of Cyprus criminal offence in force since 20 October 2006 and warns of court proceedings elsewhere in the EU.

Several risks sit with the parties rather than the land. The developer’s About page lists legal and title-deed process management among its own services, while the UK guidance lists a lawyer acting for both vendor and builder among general problems; an independent adviser removes that overlap. Currency risk follows the instalment plan, and the decree’s uncertainty follows the calendar: the purchase limits rest on a decree whose validity ends about 5 November 2026 unless enacted. The site’s title-deed guide and safety guide cover the checks in more detail.

A purchase also leaves some things unchanged. The European Commission’s Green Line page records that EU law is suspended in the north. The UK’s travel advice adds that the Republic of Cyprus does not recognise residence permits issued in the north and that British consular help there is limited. Both pages are worth reading beside the permit rules.

How Atlantis Beach Apartments Tatlisu compares with the other Carrington projects on this site

Below, the 24 Carrington listings appear as the projects list and the individual project pages present them on 26 October 2026. “Not published” means the page gives no figure; where a page contradicts itself, both values are shown with their source line.

By the developer’s list badges, 16 of the 24 are completed, four are off plan and four are under construction; nine are in Esentepe, seven in Tatlısu, seven in Kyrenia and one in Bahçeli. This is the only Tatlısu page on which status, year and unit count agree across card, text and FAQ.

Its from-price of £199,950 is the fourth lowest of the six priced Tatlısu cards (Atlantis Pearl £144,950, Malibu Zone 6 £169,950, Malibu Zone 5 £189,950, then this page, Lagoon £344,950, Malibu £399,951), though the six are at different stages and the price attaches to unspecified unit types. For asking prices by town the site also keeps a price guide.

The nearest neighbours are the developer’s Atlantis Pearl Tatlisu and Malibu Zone 6 Tatlisu, 0.42 km and 0.26 km away by the pins; Malibu and Lagoon sit about 3 km from them. Two other Tatlısu and Esentepe schemes by other developers are on the site, Caesar Bay Tatlisu and Aloha Homes Esentepe. The comparison ranks nothing.

Carrington Group

This section is limited to wording on carringtoncyprus.com. The About page presents Carrington Group as a family-run developer that builds, develops and manages beachfront villas and apartments in North Cyprus and has done so “for over 35 years”. The page title and the developer box on the project page say 30 or more years, so the developer’s own figures differ by five years. The About page also calls the group “award-winning” without naming an award.

It says the group concentrates on low-density coastal schemes of “horizontal” design, and lists internationally certified materials and a five-year structural warranty. It also describes a single corporate structure that covers airport transfers, car rental, landscape upkeep, rental and property management, after-sales technical support and the handling of legal and title-deed procedures. The About page and the project page both make statements about rental returns, price appreciation and “investment security”; these are not repeated here because no figures or documents support them.

The About page names Kyrenia and Esentepe as example locations of the group’s projects; the developer’s project list also carries Tatlısu entries, including this one. No registration number, company name or list of delivered projects with dates appears on the About page, so those facts are not stated here. Section 7 sets the 24 project pages in a table.

Frequently asked questions

Where is Atlantis Beach Apartments Tatlisu?

The developer places it in “Tatlısu, Famagusta”, about 100 m from the sea. Tatlısu belongs to Gazimağusa district and lies roughly 40 km east of Kyrenia by the municipality’s own description. The map pin on the page is 7.1 km west of the Tatlısu village centre and 8.8 km east of Esentepe village (calculated), and the gallery file names say “esentepe”. The parcel number and the Land Registry district settle which village applies; the page prints neither.

Is Atlantis Beach Apartments Tatlisu finished, and does the developer still sell units?

The page says the project was completed in 2024, that deliveries are ready and that it is ready to move in. It does not say how many of the 43 units remain unsold, whether any are resales, or whether the starting price of £199,950 is current. A unit may therefore come from the developer or from an owner. The contract should show which, and the title and approval documents should be seen before payment, since a finished building has no works left to monitor.

How many units and which types does Atlantis Beach Apartments Tatlisu have?

The card, text and FAQ give 43 units. The plan numbering gives 16 in Block A and 27 in Block B, which sum to 43. The plans show 17 three-bedroom garden apartments, 8 three-bedroom penthouses, 9 one-bedroom penthouses and 9 two-bedroom penthouses (calculated). The card and FAQ also name a 5+1 duplex, which appears on no plan and is therefore not counted in any figure here.

What does the developer publish about price and payment for Atlantis Beach Apartments Tatlisu?

The card shows “Starting Price £199950” with no unit type. The text gives a reservation of 5,000 in GBP, EUR or USD valid four weeks, 35 percent on signing the contract and 65 percent over two interest-free years. The page does not say whether the reservation counts towards the 35 percent, which currency governs, or whether the plan is still open. No other price is published.

How far is it from the sea?

Three wordings appear: “just 100 meters from the sea” in the text, “positioned directly on the seafront” in the FAQ and “Private Beach” in the feature list. The page gives no survey, and no TRNC coastal-setback rule was found. The Tatlısu municipality calls its coast mostly rocky with a few small beaches and coves, so the distance in metres and any beach-use right belong in the contract.

Is a title-deed category stated?

No. The page names no category, no parcel number and no unit title. The pre-1974 history of the area makes the category relevant, because disputed ownership is a documented risk in the north. A Land Registry research document from the district office where the property is registered, and the title of the individual unit, are the documents that answer it.

May a foreign buyer take a unit?

As of 26 October 2026, Decree-Law 89/2026 lets one foreign buyer hold up to 3 apartments, each purchase needing a Council of Ministers permit, and caps foreign sales in a zoned housing project at 80 percent. The consolidated Law 52/2008 text still allows one apartment. The decree lapses about 5 November 2026 unless Parliament enacts it, so the position needs re-checking when a contract is signed. The foreign-buyer guide covers the limits.

Which taxes and fees apply on a purchase?

The Land Registry schedule of 7 October 2026 charges a foreign buyer 4 percent on a first property, 5.5 percent on a second and 6 percent on a third, and expires after 5 January 2027. The sale agreement bears stamp duty of 0.5 percent of the stated sum. VAT is 5 percent for housing up to 300 m² of closed area where it applies. A later seller’s capital-gains withholding works out at 2.8 percent of the value on the law’s formula.

Does buying a unit give residence rights or citizenship?

Not automatically. The Residence and Visa Regulation (text of 5 October 2026) gives an owner holding title to property worth GBP 300,000 or more a 10-year permit, and a 5-year permit below that value. With only a stamped contract the permit runs 5 years: without an income test from GBP 300,000, and below that only on proof of regular monthly income of one minimum wage.

For a contract purchase, one-third of the price must be paid first. Naturalisation needs five years of residence or an exceptional Council of Ministers decision, and no provision makes a purchase an automatic route. The site’s citizenship and immigration page gives the wider picture.

May an owner let a unit to holidaymakers?

Under the Holiday Houses Law, letting a unit built as housing for tourism purposes for up to 60 days needs a registration certificate from the Tourism Planning Department and an operating permit before the first guest. Rent is taxed through a 10 percent withholding on gross rent. The developer’s page speaks of short-term rental income without figures, and none is repeated here. The site’s letting guide covers licences, taxes and management in more detail.

Sources and last check

Last checked: 26 October 2026. Sources:

• Carrington Group, Atlantis Beach Apartments project page (card, text, FAQ, plans, map embed)
• Carrington Group, projects list
• Carrington Group, About Us
• Resmi Gazete 147 of 7 August 2026, carrying Decree-Law 89/2026
• Resmi Gazete 197 of 7 October 2026, with the Land Registry fee schedule
• Law 52/2008, consolidated with 39/2024 (foreign acquisition of immovable property)
• Interior Ministry, Property Unit document list
• Land Registry and Cadastre Department, announcement of 15 July 2025
• Tax Department, VAT rates regulation updated 7 October 2026
• Income Tax Law, consolidated 25 May 2026
• Stamp Duty Law 19/1963, consolidated
• Residence Permits and Visas Regulation, 5 October 2026
• Permanent Residence Law 51/2015, consolidated with 41/2026
• Holiday Houses Law
• Statistical Institute, Construction and Parcel Statistics 2025
• Statistical Institute, Statistical Yearbook 2024
• Statistical Institute, 2011 census Table 3
• Statistical Institute, Consumer Price Index, September 2026
• Tatlısu Municipality, history and facts page
• Law 15/2022 on the merger of municipalities
• Environment Protection Department, 2024 sea-turtle monitoring note
• Central Legislation Office, list of laws
• Ministry of Health, list of state hospitals
• Immovable Property Commission, home page and statistics
• Immovable Property Commission, bulletin of 23 October 2026
• UK Government, Cyprus: buying property
• UN Secretary-General, report S/2026/8 on the UN operation in Cyprus
• European Commission, Green Line Regulation page
• UK Foreign Office travel advice, Cyprus: regional risks
• Foreign Exchange Law 38/1997, consolidated
• Kıbrıs Postası, Tatlısu health centre (21 January 2026; secondary)
• Kıbrıs Postası, Çatalköy-Esentepe water supply (2 July 2025; secondary)
• Cyprus Mail, energy and water in 2026 (8 December 2025; secondary)
• BRTK, New Girne Hospital (January 2026; secondary)
• Yenidüzen, chamber of engineers and architects on earthquake regulation (14 February 2023; secondary)
• PRIO Cyprus Centre, Agios Amvrosios (secondary)
• Wikipedia, Akanthou (secondary)
• Wikipedia, Ercan International Airport (secondary)
• OSRM route, Tatlısu to Famagusta (road estimate method)
• OSRM route, Esentepe to Kyrenia (road estimate method)

This is not legal, tax or financial advice.