Poseidon Girne Bahceli: 48-Unit Guide (2026)

Poseidon Girne Bahceli is a scheme of 48 units, per the developer’s card, in the village of Bahçeli on the Kyrenia district coast of Northern Cyprus, developed by Carrington Group. The list marks it Completed and the card shows 2024 and GBP 399,950, but the text never says the building is finished. This guide covers what the developer publishes about Poseidon Girne Bahceli, how its plans, price and location can be tested, and what the purchase rules of 26 October 2026 mean for a finished apartment on a three-year plan.

Overview of Poseidon Girne Bahceli

Carrington Group (Carrington Cyprus) shows the project on its detail page and on page 3 of its projects list. Both were read on 26 October 2026, and the detail page carries a machine-readable modified date of 14 April 2026. The list badge reads Completed and the location reads Bahçeli, Kyrenia. The detail card adds 2024 as the delivery date, GBP 399,950 as the starting price, 48 units and a unit-type line, “2+1 ve 3+1 Daireler”, in mixed Turkish and English that means 2+1 and 3+1 apartments.

The developer’s text describes sea-view apartment options, low-density architecture, spacious balconies, landscaped communal areas, on-site management infrastructure and social spaces. It publishes no distance to the sea beyond a statement that the site is within walking distance, no unit count in the prose, no area in the prose, no title-deed category and no handover document. All areas come from floor-plan images, read in the next section.

Three features separate the Poseidon Girne Bahceli page from many others in the portfolio. First, the status rests on the list badge and a year: the prose never says that the building is completed, ready or delivered. Second, the plans cover blocks B, C and E1/E2 with six apartments each, against 48 units on the card. Third, the starting price is within GBP 1 of Malibu’s GBP 399,951, so the two are the highest from-prices printed on the 24 Carrington pages.

Unit types and sizes: what the plans print and where they disagree

The card names two unit types, 2+1 and 3+1. The developer’s plan files give the measured detail: nine images titled by block and floor (ground, first and terrace floor of blocks B and C, and of blocks E1 and E2 together). Each plan set shows six apartments per block, three labelled garden apartments on the ground-floor plan and three labelled penthouses on the first-floor plan.

The areas below were read on 26 October 2026 from the ground plans of blocks B, C and E1/E2 and from the first-floor plan of block B. The first-floor plans of blocks C and E1/E2 and the terrace-floor plans are published but were not read for this guide, so penthouse areas rest on block B alone.

Unit type on the plans	Bedrooms	Total area (m2)	Closed area (m2)	Terrace area (m2)	Where printed	Note
Garden apartment, 2 bedrooms	2	131	105 (blocks B and C); 85 (blocks E1/E2)	46	Ground plans of blocks B, C and E1/E2	105 + 46 = 151, not 131; 85 + 46 = 131
Garden apartment, 3 bedrooms	3	135	105	30	Ground plans of blocks B, C and E1/E2	105 + 30 = 135
Penthouse, 2 bedrooms	2	146	85	61	First-floor plan of block B	85 + 61 = 146
Penthouse, 3 bedrooms	3	200	105	95	First-floor plan of block B	105 + 95 = 200

One printed breakdown fails its own sum. The two-bedroom garden apartment shows a closed area of 105 m2 and a terrace of 46 m2 on the plans of blocks B and C, which adds up to 151 m2, but the printed total is 131 m2. The same type on the E1/E2 plan shows 85 m2 closed and 46 m2 terrace, which does add up to 131 m2.

Either the closed area differs between blocks or one printout is mistyped. The developer does not explain the difference, and a buyer of that type needs the area confirmed per unit in the contract. This guide uses 131 m2 as the printed total and shows both closed areas.

The second table converts the published figures into ratios. They are calculated from the developer’s figures and say nothing about quality.

The ratios show that the penthouses are terrace-heavy: nearly half of the 200 m2 three-bedroom penthouse is terrace, against a little over a fifth of the three-bedroom garden apartment. The closed area of the three-bedroom penthouse equals that of the garden apartment (105 m2), so the extra 65 m2 of total area is all terrace.

A buyer comparing prices per square metre should therefore separate closed from terrace area, and should ask whether the terraces are covered, whether they can be enclosed, and whether the terrace on the first-floor plans is private or shared.

The plans show living room and kitchen as one open space, which fits the card’s “+1” convention, and the bedroom counts match the plan titles. The page does not state bathroom counts in text, so none is reported here. The list that follows sets out what to request in writing before any payment.

• The block letter and unit number of the apartment offered, with the plan of that block.
• Closed, terrace and total areas of that unit, stated as measured on the approved plans, with the treatment of balconies.
• Which unit type the GBP 399,950 starting price applies to, and the list price of the unit offered.
• The number of bathrooms and the fixtures included, since the page states neither.
• Whether the 2+1 and 3+1 names on the card correspond one to one to the plan types above.
• The condominium title or easement reference for the unit.

Location of Poseidon Girne Bahceli: Bahçeli, Esentepe and the Kyrenia coast

The developer places the project in three ways. The card and the list say Bahçeli, Kyrenia. The prose says the project lies along the Kyrenia and Esentepe coastline, in a region where horizontal architecture is preserved. The FAQ repeats a Kyrenia-Esentepe coastline and a low-density residential area. The page embeds a map whose pin is at 35.3577 N, 33.6517 E, and it publishes no parcel number and no distance to any named place.

The pin can be tested. An OpenStreetMap reverse lookup places it on a residential road in the village of Bahçeli, in Çatalköy-Esentepe municipality, Girne district (OpenStreetMap lookup). Law 15/2022 on municipal mergers lists Bahçeli among the six villages of that municipality (Law 15/2022).

So the card’s “Bahçeli, Kyrenia” matches the map, while “Esentepe” in the prose names the neighbouring village that gives the municipality its second name. Straight-line, the pin lies 2.9 km from the village point of Bahçeli, 6.5 km from the centre of Esentepe and 9.4 km from the centre of Tatlısu.

The developer files another scheme, Malibu Zone 5, under Tatlısu, Famagusta, and a comparison of the two map pins puts them about 1.4 km apart. The list filter of the developer carries separate entries for Bahçeli, Kyrenia and Tatlısu, Famagusta. Two cards whose pins are 1.4 km apart therefore carry different district labels.

The district matters in practice because transactions are handled at the Land Registry office of the district where the property is registered (Land Registry announcement of 15 July 2025); for a Bahçeli unit that is expected to be the Kyrenia office, to be confirmed against the parcel number.

Bahçeli is small. At the 2011 census it had 388 residents, against 1,754 in Esentepe village and 2,414 in the former Esentepe municipality (TRNC Statistical Institute, 2011 census table 3). No later census exists, and the municipality merger of 2022 has no official population figure.

Esentepe was an entirely Greek Cypriot village before 1974, and Turkish Cypriots from Paphos were settled there in 1975 (PRIO Cyprus Centre). The sources read give no pre-1974 history for Bahçeli itself. That history does not decide the title of any parcel, but it is a reason to check the title category and the pre-1974 owner of the unit (section 6).

Services are those of a village within a Kyrenia-district municipality. Esentepe Health Centre had 8 staff in 2024, among them one general practitioner and one dentist, and the Kyrenia district had one state hospital with 72 beds and five private in-patient institutions with 112 beds (Statistical Yearbook 2024).

The Ministry of Health list on 23 October 2026 still named the existing hospitals and not the New Girne Hospital, whose equipment installation was reported in January 2026 with about 148 beds planned and no opening date (BRTK report; Ministry of Health hospital list).

The nearest official climate station is Girne. Its 2024 monthly means average 22.0 C (July 30.7 C, January 15.0 C) and its 2024 rainfall was 510.2 mm, single-year values and not a climatology (yearbook).

Utilities are a stated concern in the area. The Çatalköy-Esentepe mayor said on 2 July 2025 that not enough water was reaching the storage tanks of homes and hotels (Kıbrıs Postası), and a substation explosion in August 2025 took the whole northern grid offline for almost a day (Cyprus Mail, 8 December 2025). Neither report is a measurement for Bahçeli.

To the east, Tatlısu lies in Famagusta district. Its municipality describes the village as 40 km east of Kyrenia and its own 22 km coast as generally rocky with small beaches and coves (Tatlısu Municipality); its health centre received a doctor for the first time in 12 years in January 2026 (Kıbrıs Postası, 21 January 2026).

No source read for this guide gives a shore description for Bahçeli, and the distance from the pin to the sea was not measured, because the developer publishes none and the coastline query to the public mapping service returned no data.

Overviews of the two towns are on the pages for Esentepe and Tatlısu, the Northern Cyprus country page lists the regions, and the town-by-town guide compares areas.

Nearby places and distances for Poseidon Girne Bahceli	What it is	Straight-line (km)	Road (OSRM)	Source
Bahçeli village centre	OSM administrative point of the village	2.9	4.7 km, 8 min	OSRM route
Esentepe village centre	Village and municipal seat of the coast	6.5	10.3 km, 12 min	OSRM route
Esentepe Health Centre	State health centre	6.6	10.4 km, 12 min	OSRM route
Tatlısu village centre	Village to the east	9.4	12.8 km, 14 min	OSRM route
Akçiçek Hospital, Kyrenia	State hospital	29.7	32.8 km, 35 min	OSRM route
Kyrenia Castle	Kyrenia reference point	29.9	33.8 km, 37 min	OSRM route
Bellapais Abbey	Heritage site above Kyrenia	27.4	31.7 km, 35 min	OSRM route
Ercan Airport	Northern Cyprus airport	26.6	56.2 km, 60 min	OSRM route
Nicosia (Lefkoşa)	Capital city node	33.1	61.7 km, 69 min	OSRM route
İskele town	Health centre on 20 Temmuz Avenue	23.8	35.8 km, 35 min	OSRM route
Gazimağusa State Hospital	State hospital, Famagusta	32.1	44.2 km, 43 min	OSRM route
Famagusta Walled City	Famagusta reference point	36.9	49.3 km, 47 min	OSRM route
Larnaca Airport	Republic of Cyprus airport, reached by a crossing	54.3	77.4 km, 79 min	OSRM route

The distances in the table are calculated for this guide from the developer’s map pin to points whose coordinates are listed in the OpenStreetMap reference lookup, the Bahçeli boundary and the Tatlısu boundary. Straight-line figures use the haversine formula with a radius of 6,371.0088 km.

Road figures come from the OSRM public demonstration router on OpenStreetMap data, run on 26 October 2026, and ignore traffic, border formalities and queues. The developer publishes none of these distances. Ercan Airport is 26.6 km away in a straight line but 56.2 km by the routed road, so the road figure, not the straight line, applies to a journey.

Poseidon Girne Bahceli as a completed scheme: price, plans and payment plan read together

A completed building changes the questions. There is no build programme to monitor against stage payments; the questions concern evidence of completion, the title of the specific unit, the price and its basis, and the payment plan attached to a finished apartment. This section reads the published numbers against one another.

Evidence that the building is complete

Three signals exist. The list badge says Completed, the card says 2024, and the FAQ speaks of the structural warranty in the present tense. The prose, by contrast, has no sentence that says the building is finished.

The Statistical Institute counts a building only once it has a final approval certificate from the municipality (construction statistics 2025), so that certificate, not a marketing badge, is the document that separates a finished building from a built one. Its number and date should match the card year of 2024, and the date should be read as either completion or handover, because the card does not say which it is.

As district context, the rural parts of Kyrenia district recorded 1,460 dwelling units with final approval in 2025, the largest rural figure of any district; the series counts completions, not sales or demand, and no village-level series exists.

The starting price in the portfolio

The 24 Carrington pages print 14 starting prices, from GBP 144,950 (Atlantis Pearl Tatlisu) to GBP 399,951 (Malibu). Poseidon’s GBP 399,950 is 2.76 times the lowest, calculated as 399,950 divided by 144,950.

The multiple does not show that the project is priced above comparable ones, because the developer gives no unit type for the figure, no size and no date of the quotation. The page states a price and a year only, and the Malibu figure differs by a single pound, so the number is treated here as unverified until a written price list exists. The price guide shows how listing prices differ between towns.

What the plan areas imply

Because the unit type is unknown, the table gives the possible range per square metre. The result runs from GBP 2,000 per m2 of total area (if the figure applied to the 200 m2 penthouse) to GBP 3,053 (131 m2 garden apartment). Per square metre of closed area the range is GBP 3,809 to GBP 4,705. These are arithmetic bounds, not market prices.

The payment plan on a finished apartment

The developer offers a 35% down payment and the rest in interest-free instalments for up to three years, without bank financing. The page states no deposit amount, no instalment schedule and no currency for the instalments, and it points to a payment-plan link without reproducing terms.

For a completed unit the instalments run after purchase, so the practical questions are legal. The transfer of title must be signed within one year of publication of the purchase permit under the decree, and where no mortgage is registered in the seller’s favour that period starts only when the whole price stated to the Ministry has been paid (Resmi Gazete 147).

A three-year plan therefore either postpones the title transfer to the end of the plan or requires a registered mortgage in the seller’s favour, which costs 1% of the secured debt at the Land Registry (Resmi Gazete 197). On the remainder above, that fee would be GBP 2,599.68, calculated. How the developer secures its plan is not published.

Photographs, plans and management

The developer’s photographs, as described in the image notes for this page, show white buildings with pools, terraces and roof terraces on a headland above the sea, and the page captions none of them. The plans show apartments in six-unit blocks and mention no pool, and the feature list names none. The two sets are not tied together by a site plan, so a buyer cannot tell from the page which photographed building is block B or which blocks are for sale.

The text also promises on-site management infrastructure and social spaces without naming a management company or a service charge.

The ordered checklist below turns these gaps into requests, in the order in which they affect a payment decision.

1. Obtain the final approval certificate for the block, with its number and date, and compare the date with the card year of 2024.
2. Obtain the site plan that places blocks B, C, E1 and E2 and every other block, and the list of blocks and units still owned by the developer.
3. Obtain the current written price list in one stated currency, with the unit type, area and VAT treatment of the unit offered.
4. Request the payment schedule, the amount of the deposit and the security for the instalments, in the contract itself.
5. Ask for the title-deed category, parcel number and condominium title or easement of the unit, and check them at the Land Registry.
6. Request the text of the 5-year structural warranty: start date, covered elements, claim procedure and who stands behind it.
7. Obtain the management arrangement: who manages the common areas, the service charge per unit and the sinking fund, if any.
8. Ask whether electricity and water meters are connected in the name of the unit, and who bears connection costs.
9. Reconcile the 105 m2 and 85 m2 closed-area figures for the two-bedroom garden apartment before signing.
10. Have the pin and the boundary of the plot verified on site by the buyer’s own lawyer or surveyor.

Buying in Northern Cyprus in brief: a finished apartment on a three-year plan

For a completed apartment sold on a developer’s plan, a buyer meets the rules in this order. All statements of law are dated 26 October 2026. Two instruments carry time limits: the acquisition limits come from 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, and the Land Registry fee schedule (Resmi Gazete 197, 7 October 2026) is valid only to 5 January 2027.

The consolidated Law 52/2008 on the legislation portal still shows the stricter earlier text (Law 52/2008, consolidated), and no source read for this guide reports enactment of the decree. The step-by-step buying guide covers the full sequence.

The first step is eligibility. Under the decree a foreigner may buy up to three apartments, or up to six where the buyer is a national of a state that recognises the TRNC; the consolidated 39/2024 text says one apartment (guide to foreign buyers).

Foreigners may not hold more than 7% of a district or 3% of the country, and the decree caps sales of a housing project in a zoned area at 80% to foreigners, which would be 38.4 of the 48 units if the cap counts units.

A purchase permit from the Council of Ministers is needed, and a condominium title or easement must exist before application. The stamped contract must be registered at the district Land Registry within one month, together with the permit application, or it is void.

After publication of the permit, transfer fees must be paid within 75 working days (60 in the 39/2024 text) and the title signed within 1 year (6 months in that text). Water and electricity connections cannot be made until the taxes and fees are paid.

Costs on the starting price, calculated and illustrative: Land Registry fee 4% for a first property, GBP 15,998 (5.5% for a second, GBP 21,997.25; 6% for a third, GBP 23,997); stamp duty on the contract at 0.5%, GBP 1,999.75, charged in lira at the official rate on the stamping date; and VAT at 5% for housing up to 300 m2 of closed area if VAT is charged on the sale, GBP 19,997.50 when added to the price. Whether VAT is included in the starting price is not published.

A contract in GBP avoids lira price exposure, but consumer prices in the TRNC rose 35.02% in the twelve months to September 2026 (Statistical Institute). The taxes and fees guide gives a worked example. A holiday letting of up to 60 days requires registration with the Tourism Planning Department (Holiday Houses Law; letting guide).

Order	Who acts	Time limit or typical time	Source
1. Check the buyer’s acquisition right and the 80% project cap	Buyer and lawyer	Before any payment	Resmi Gazete 147
2. Search the Land Registry and confirm condominium title	Lawyer	Before the contract	Land Registry announcement
3. Sign and stamp the sale contract	Buyer, seller, Tax Department	Stamp duty 0.5% of the stated sum	Stamp Duty Law
4. Register the contract and apply for the purchase permit	Lawyer, Land Registry, Interior Ministry	Within 1 month, or the contract is void	Interior Ministry document list
5. Permit published in the Official Gazette	Council of Ministers	No statutory decision time	Law 52/2008
6. Pay transfer fees	Buyer and seller as agreed	Within 75 working days (60 in the 39/2024 text)	Resmi Gazete 197
7. Sign the title transfer	Both parties at the Land Registry	Within 1 year (6 months in the 39/2024 text)	Resmi Gazete 147
8. Connect water and electricity	Buyer, local authority, utility	After taxes and fees are paid	Resmi Gazete 147

Risks, title and due diligence

The developer’s page states no title-deed category. In the register the category matters: the official fee schedule distinguishes ordinary titles from titles issued under the equivalent-property law, and the UK Government warns that exchange or gift land may face restitution claims if a settlement is reached (UK Government guidance). Esentepe was Greek Cypriot before 1974, so the category and the pre-1974 owner of the specific parcel should be established (title-deed guide).

The Immovable Property Commission reported 8,820 applications and 3,787 concluded cases on 23 October 2026, and applications are open until 21 December 2027 (Immovable Property Commission); the Commission publishes no place data, so no village can be cleared from its statistics.

The European Court of Human Rights treated the Commission as the effective domestic remedy in 2010 (Demopoulos decision), and the Court of Justice of the EU held in 2009 that a Republic of Cyprus judgment against buyers on land in the north must be enforced in other member states (Orams press release). These are general risks of buying in the north, not findings about Bahçeli.

EU law is suspended in the north (European Commission), and the UK states that it can provide only limited consular support there (UK travel advice). The safety guide and the comparison with the south cover these points in full.

The developer’s own pages describe, among its services, legal and title-deed process management. The UK guidance lists lawyers acting for both vendor and builder, payment plans not written into contracts, and difficulty in obtaining final completion certificates and title deeds as general problems in Cyprus. It follows that the buyer’s lawyer should be independent of the developer, that the three-year plan should appear in the contract, and that the completion certificate should be in hand before the second instalment.

A developer mortgage over the land is another listed problem: the Land Registry search shows mortgages and encumbrances.

Selling beyond the acquisition limits, without condominium title or above the half-of-parcel rule is an offence for the seller, with a fine of up to 500 times the gross monthly minimum wage, but a void sale harms the buyer first. Residence is a separate matter: a property permit does not give citizenship or EU rights, and the guides on this site cover the routes (citizenship and immigration).

Comparison with the other Carrington projects on this site

The table lists all 24 Carrington listings on this site as the developer’s pages show them on 26 October 2026. Status is the list badge or the page wording, units are as printed, prices are the starting prices on the cards, and delivery is the card year or the year in the text. Where the developer’s own pages disagree the table shows both values and does not choose. Poseidon Girne Bahceli is shown without a link because it is this page.

Read across the table, the schemes fall into three groups: completed buildings with a stated build year, schemes the developer lists as off plan or under construction, and pages that publish no unit count or year. The Poseidon page sits in the first group by badge, while its prose is silent on completion; other pages show the same gap in other forms, since the text of Malibu speaks of nearing completion and the photographs on the Carrington 55 page show scaffolding.

Its from-price is within GBP 1 of Malibu’s; the next highest printed figure is GBP 369,950 at Sea Magic Royal, and the lowest is GBP 144,950 at Atlantis Pearl.

Poseidon prints a block-by-block plan set with areas for four unit types, which makes its sizes checkable. The pages for Carrington 44, Carrington 55 and Gold Tower publish no sizes.

Its card and text show no delivery conflict, because the text gives no date, unlike Atlantis Pearl, Lagoon and Malibu Zone 5, where the two disagree. The comparison does not rank the schemes: differences in price, location and status are not differences in quality, and none of the pages publishes the data that a ranking would need. For the schemes still under construction, the off-plan guide sets out contract and delivery checks.

Carrington Group

Carrington Group describes itself on its About page as a family-run developer that has been developing, building and managing beachfront villas and apartments in North Cyprus for over 35 years, with projects in Kyrenia and Esentepe. The company page adds that its projects use internationally certified building materials and a 5-year structural warranty. The home page and the project pages, including this one, say over 30 years instead. Both figures are the developer’s own statements, and neither is verified or used here as a fact.

The About page also refers to awards without naming one, so no award is reported here. It lists services that it says are delivered 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. For a buyer, the last item is the one to read with section 6 in mind: the developer says it can manage the title process, and the UK Government’s guidance recommends independent legal advice.

The developer’s projects list is paginated (six pages at the time of reading) and has a location filter with four entries: Bahçeli (Kyrenia), Esentepe (Kyrenia), Tatlısu (Famagusta) and City Center (Kyrenia). It also has a status filter with the values Under Construction, Completed and Off Plan. The Poseidon page also exists in Turkish, German and Russian with the same card values. No registered company number, licence or completion record for any Carrington project appears on the pages read for this guide, so none is cited.

Frequently asked questions

Where is Poseidon Girne Bahceli?

The developer’s card says Bahçeli, Kyrenia, and its prose says along the Kyrenia and Esentepe coastline. The embedded map pin, about 35.3577 N and 33.6517 E, falls on a road in Bahçeli village according to an OpenStreetMap lookup. Bahçeli belongs to Çatalköy-Esentepe municipality in Girne district. The pin is about 6.5 km in a straight line from Esentepe village centre and 9.4 km from Tatlısu village centre. No parcel number is published, so the plot should be confirmed at the Land Registry.

Is Poseidon Girne Bahceli completed?

The developer’s projects list marks it Completed and the card shows 2024, but the page text never says that the building is finished, ready or delivered. The decisive document is the final approval certificate issued by the municipality, which the Statistical Institute uses to count completed buildings. A buyer should obtain its number and date, ask whether 2024 is the completion or the handover year, and check the unit’s condominium title before paying.

How many apartments are in Poseidon Girne Bahceli and how big are they?

The card says 48 units. The plans show six apartments per block and cover blocks B, C and E1/E2, so 24 units are covered by the plan sets read. Printed total areas are 131 and 135 m2 for two- and three-bedroom garden apartments and 146 and 200 m2 for two- and three-bedroom penthouses, including terraces. One printed breakdown for the two-bedroom garden apartment (105 + 46) does not add up to its total.

What does Poseidon Girne Bahceli cost?

The developer prints GBP 399,950 as the starting price on the card and the list, read on 26 October 2026, without stating the unit type or size. Another Carrington page prints GBP 399,951, so the figure is treated as unverified. Divided by the printed total areas it gives between GBP 2,000 and GBP 3,053 per m2, depending on the type. No unit price table, VAT statement or availability count is published.

What payment plan does the developer state?

The page states a 35% down payment and the remainder in interest-free instalments for up to 3 years, with no bank financing. It gives no deposit amount, instalment dates, currency or security. On the starting price, 35% is GBP 139,982.50 and the remainder GBP 259,967.50, calculated. Under the decree the one-year transfer period starts at full payment where no mortgage is registered in the seller’s favour, so the plan and its security should be written into the contract.

Which title-deed category does the developer state?

None. The page states no category, and no source read for this guide names one. The categories in use, such as Turkish, exchange or allocation titles, carry different risks, and the UK Government warns about exchange land. The buyer’s lawyer should obtain a Land Registry search report for the exact parcel, confirm the category and the pre-1974 owner, and check mortgages and condominium title before the contract is stamped.

How far is the sea, and how far are Kyrenia and the airport?

The page says only that the site is within walking distance of the sea, and the distance was not measured for this guide. From the map pin, Kyrenia Castle is 29.9 km in a straight line and 33.8 km by road (37 minutes), Ercan Airport 26.6 km straight but 56.2 km by road (60 minutes), and Larnaca Airport 77.4 km by road through a crossing. Road figures come from a public router and exclude queues.

How many apartments may a foreigner buy?

Under Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026) a foreigner may buy up to three apartments, or six if a national of a state that recognises the TRNC. The consolidated Law 52/2008 on the legislation portal shows one apartment. The decree is a Council of Ministers decree whose validity ends about 5 November 2026 unless Parliament enacts it, so the current text should be checked on the day of signing.

What taxes and fees apply on the starting price?

As calculated on GBP 399,950: Land Registry fee 4% for a first property, GBP 15,998, valid under the schedule to 5 January 2027; stamp duty 0.5% of the contract sum, GBP 1,999.75, charged in lira; and VAT at 5% for housing up to 300 m2 closed area if VAT applies to the sale, GBP 19,997.50. Whether the price includes VAT is not published. The permit application fee is TL 35,446.50.

Does buying here give residence rights?

A property can support a residence permit but gives no citizenship or EU rights. Under the residence regulation of 5 October 2026, a buyer with title and property worth GBP 300,000 or more can receive a 10-year permit, and a buyer with only a stamped contract and the same value a 5-year permit; at least one-third of the price must be paid for a contract-based permit. Permanent residence needs housing of EUR 125,000 and six years’ residence.

Sources and last check

Last checked: 26 October 2026. Sources:

• Carrington Group, Poseidon detail page
• Carrington Group, projects list page 3
• Carrington Group, projects list
• Carrington Group, About page
• Carrington Group, home page
• Carrington Group, Poseidon page in Turkish
• Carrington Group, Poseidon page in Russian
• TRNC Law 52/2008, consolidated, mevzuat.gov.ct.tr
• TRNC Resmi Gazete 147, 7 August 2026 (Decree-Law 89/2026)
• TRNC Resmi Gazete 197, 7 October 2026 (Land Registry fee scale)
• Interior Ministry, purchase-permit document list
• Land Registry announcement of 15 July 2025
• TRNC Law 15/2022 on municipal mergers
• TRNC Stamp Duty Law 19/1963, consolidated
• TRNC VAT rates regulation, updated 7 October 2026
• TRNC Income Tax Law, consolidated 25 May 2026
• TRNC Tax Department, minimum wage from 1 July 2026
• TRNC Statistical Institute, Statistical Yearbook 2024
• TRNC Statistical Institute, Construction and Parcel Statistics 2025
• TRNC Statistical Institute, 2011 census table 3
• TRNC Statistical Institute, Consumer Price Index, September 2026
• TRNC Ministry of Health, hospital list
• Immovable Property Commission, statistics
• ECHR, Demopoulos and Others v. Turkey, decision of 1 March 2010
• Court of Justice of the EU, press release 39/09, Apostolides v Orams
• UK Government, Cyprus: buying property
• UK Government, Cyprus travel advice, regional risks
• European Commission, Green Line Regulation
• TRNC Residence Permits and Visas Regulation, 5 October 2026
• TRNC Permanent Residence Law 51/2015, consolidated
• TRNC Holiday Houses Law
• PRIO Cyprus Centre, Agios Amvrosios (Esentepe)
• Kıbrıs Postası, Çatalköy-Esentepe water supply, 2 July 2025
• Cyprus Mail, north energy and water outlook, 8 December 2025
• BRTK, Girne New Hospital, January 2026
• Tatlısu Municipality, history and facts page
• Kıbrıs Postası, Tatlısu health centre, 21 January 2026
• OpenStreetMap Nominatim, reference points for distances
• OpenStreetMap Nominatim, Bahçeli boundary
• OpenStreetMap Nominatim, Tatlısu boundary
• OpenStreetMap Nominatim, reverse lookup of the developer’s map pin

This is not legal, tax or financial advice.