The Residence Esentepe: 24-Home Guide (2026)

The Residence Esentepe is a completed scheme of 24 loft apartments in eight townhouse-style blocks, which the developer Carrington lists in Esentepe, in the Kyrenia (Girne) district of Northern Cyprus, with a printed build year of 2008 and no published price as of 26 October 2026. This guide sets out what the developer prints, where its own versions disagree, where the map pin places the site and what the 2026 purchase rules mean for an 18-year-old building sold on a twelve-month payment plan.

Overview of The Residence Esentepe

Carrington (Carrington Group, carringtoncyprus.com) shows the scheme on its project page under the title “The Residence | Seafront Townhouses with Private Outdoor Spaces” and on its projects list with a “Completed” badge (both read on 26 October 2026). The card prints the location “Esentepe, Kyrenia”, “24 Units” and two unit types: 1+1 loft apartments of 60 m2 and 2+1 loft apartments of 100 m2 plus a 30 m2 roof terrace.

The text describes eight townhouse-style blocks, each holding three loft apartments with separate entrances, on an 8,000 m2 site. It states that the scheme was built in 2008 and is ready for immediate delivery. The facilities it lists are an outdoor communal swimming pool, a poolside shower and on-site parking.

Three points in the developer’s material do not line up, and each is taken up below. The tagline says “directly on the seafront”, while the body gives 200 m to the sea and 900 m to the beach. The header says Esentepe, while the body says Bahçeli, Esentepe. And the plan areas of the 1+1 add up to 62 m2, not the 60 m2 of the text.

The page prints no price, no delivery card and no title-deed category. The Turkish, German and Russian addresses of the page returned 404 on the day of checking, so only the English version exists. Where a figure is missing, this guide says so once and leaves the gap open. The developer’s statements about investment value, rental income and scarcity of supply are not repeated.

Unit types and sizes at The Residence Esentepe: what the text and the plans print

At The Residence Esentepe the developer prints two unit types, both called loft apartments, and gives the same two areas on the card, in the body text and in the FAQ: 1+1 at 60 m2 and 2+1 at 100 m2 with a 30 m2 roof terrace. Two plan images (the ground floor and the first floor of one block) and a linked PDF of floor plans, which was not downloaded for this guide, complete the set. The plan images are the only place where room areas are printed.

Each plan shows one block of three units labelled A1, B and A2, with the closed area printed under each unit on each floor. For A1 and A2 the ground floor is 58 m2 and the first floor 42 m2, which add up to 100 m2 and match the text for the 2+1.

For B the ground floor is 44 m2 and the first floor 18 m2, which add up to 62 m2, two more than the 60 m2 of the text. The sum is calculated here and is not a figure the developer prints; the gap may come from rounding or from a different treatment of walls.

Areas printed on the plans for one block	A1 and A2 (2+1)	B (1+1)	Where printed
Closed area, ground floor	58 m2	44 m2	Ground floor plan
Closed area, first floor	42 m2	18 m2	First floor plan
Closed areas added up (calculated)	100 m2	62 m2	Calculated from the two plans
Area in the text, card and FAQ	100 m2	60 m2	Developer page
Living room and kitchen	50 m2	40 m2	Ground floor plan
Utility room; W.C.	4 m2; 1.5 m2	Not shown	Ground floor plan
Bathroom	5.00 m2 (first floor)	3.6 m2 (ground floor)	Both plans
Bedrooms	13.50 m2 and 11.50 m2	18.00 m2	First floor plan
Ground-floor terrace	8.75 m2	8.00 m2	Ground floor plan
Balconies	10.00 m2 and 1.80 m2	1.80 m2	First floor plan
Roof terrace on the card	30 m2	Not applicable	Not shown on either plan

The plans give each of the three units its own internal stair, so a block reads as three side-by-side two-level homes and not as three flats on one staircase. A 2+1 has its living room, kitchen and utility room on the ground floor and two bedrooms, a bathroom and a hall on the first. The 1+1 has a 40 m2 living room and kitchen below and a single 18 m2 bedroom above.

The page gives no count per type. If all eight blocks repeat the plan, which the page does not say, the scheme holds 16 homes of the 2+1 type and 8 of the 1+1 type, with 2,096 m2 of closed area in all (8 x (100 + 62 + 100), calculated) and sixteen 30 m2 roof terraces (480 m2, calculated). The 8,000 m2 site works out at about 333 m2 per home (calculated). These are sums on printed numbers and not statements by the developer.

The 30 m2 roof terrace is the one printed figure that the plans cannot confirm. Neither plan shows a roof level, and the feature list speaks of “Private roof terrace options”. The open areas that the plans do print are different: terraces of 8.75 m2 (A1, A2) and 8.00 m2 (B) on the ground floor, and balconies of 10.00 and 1.80 m2 (A1, A2) and 1.80 m2 (B) on the first. They come to 20.55 m2 for each 2+1 and 9.80 m2 for the 1+1 (calculated).

A buyer needs to know whether a roof terrace exists, whether it is in the building permit and whether it counts in the registered area.

What to request in writing about sizes:

• the registered area of each home on the title deed or condominium plan, with closed and open areas shown separately;
• which figure applies to the 1+1, 60 m2 or 62 m2, and how walls are counted;
• whether the 30 m2 roof terrace is built, permitted and registered, and who may use the roof;
• the approved plans of all eight blocks, since the page shows one block only;
• the block, type and unit number of every home on offer, so that A1, B and A2 can be matched to the contract schedule;
• the share of the shared areas (pool, parking, access road) attached to each home.

Because no price is published, no price per square metre can be calculated, and none is implied.

Location of The Residence Esentepe: the village, the map pin and the distances

The developer’s card gives “Esentepe, Kyrenia”. The body places the scheme in “Bahçeli, Esentepe, Girne” (Girne is the Turkish name of Kyrenia), 200 m from the sea, and the page prints no street, parcel number or plan reference. It embeds a map pin at 35.3395 N, 33.5535 E, a point on the island that this guide uses as an approximate marker and not as a boundary.

OpenStreetMap, which is crowd-sourced, places that point inside the boundary of Esentepe village in Çatalköy-Esentepe municipality (reverse lookup). The pin is 2.7 km west of the village centre point and about 7.0 km west of the OpenStreetMap centre point of Bahçeli, whose boundary box begins about 4.5 km east of the pin (calculated with the haversine formula; lookup of both boundaries).

Bahçeli is one of the six villages that Law 15/2022 placed in the merged Çatalköy-Esentepe municipality, so the body’s wording may describe the wider municipal area. The header’s “Esentepe” and the pin agree with each other, and the body’s “Bahçeli” does not. The village or quarter named on the title deed settles the question, and a Land Registry research document shows it.

The sea distance needs the same care. The page prints 200 m to the sea and 900 m to the beach. The nearest mapped coastline to the pin is 0.7 km away in a straight line (calculated from an OpenStreetMap coastline query run on 26 October 2026; the same query puts the village centre 1.2 km from the coast).

If the pin lies on the parcel, a site of 8,000 m2, a square about 89 m on a side (calculated), would not close that gap. The pin may be a rough marker, so a conflict is not proved; the shore distance of the parcel itself is a survey question.

Esentepe (Agios Amvrosios in Greek) lies on the northern foothills of the Beşparmak (Five Finger) range, about 23 km east of Kyrenia according to the PRIO displacement project, a secondary source. Under temporary article 8 of Law 15/2022 the merged municipality issues building permits for its attached settlements; where the 2008 papers are kept is a question for the seller’s lawyer.

Official population figures near the site	Figure	Source and date
Esentepe village	1,754	Census of 4 December 2011, table 3
Bahçeli / Karaağaç / Beşparmak	388 / 242 / 30	Census 2011, table 3
Esentepe municipality before the merger	2,414 (sum of the four villages)	Census 2011, table 3
Çatalköy-Esentepe municipality (6 villages)	8,066 (two 2011 municipalities added, calculated)	Law 15/2022; census 2011
Girne district	69,163	Census 2011, table 1
Girne share of the TRNC total of 286,257	24.2% (calculated)	Census 2011, tables 1 and 3

No census has been taken since 2011, and no official population exists for the merged municipality. The PRIO page mentions up to about 2,000 residents in holiday months, an undated estimate and not a count.

The 2024 statistical yearbook lists one state health institution in Esentepe, a health centre with eight staff (one general practitioner, one dentist, three nurses, one pharmacist assistant and two others). In-patient care is in Kyrenia: the Ministry of Health’s hospital list names the Girne Dr. Akçiçek State Hospital, and the yearbook counts one state in-patient institution with 72 beds and five private ones with 112 beds in the district in 2024.

BRTK reported on 28 January 2026 that construction of the converted New Girne Hospital was complete, with about 148 beds planned and equipment installation continuing, but the Ministry list does not yet show it, so it is not treated as open. The nearest official climate record is the Girne station: mean monthly temperatures in 2024 ran from 15.0 C in January to 30.7 C in July, and the year’s rainfall sums to 510.2 mm (calculated), single-year figures and not climate normals.

Utilities carry their own caveats. On 2 July 2025 the mayor of Çatalköy-Esentepe said, as Kıbrıs Postası reported, that not enough water reached the area’s storage tanks, and a substation explosion took the whole northern grid offline for almost a day in August 2025 (Cyprus Mail). Neither report concerns this site specifically, but both justify asking in writing for the water source and the meter arrangements.

A search of the TRNC legislation lists found no coastal setback instrument, so no distance from the shore can be quoted as a TRNC rule, and the zoning of the parcel has to be requested from the Town Planning Department.

Esentepe was an exclusively Greek Cypriot village until 1974: PRIO records 1,543 residents in 1973, all of whom left that year, with Turkish Cypriots displaced from Paphos settled there from 1975. That history says nothing about any single parcel, which is why the title section asks for a parcel-by-parcel check. For the wider area see the Esentepe city page.

The table lists the places that matter for access. Straight-line figures are calculated from the developer’s pin and from OpenStreetMap or Wikipedia coordinates. Road figures come from the public OSRM router on OpenStreetMap data (car, no traffic, border queues not included); the router snaps the pin to a road 58 m away. The beach, marina and golf rows are OpenStreetMap objects (place lookup; reference-point lookup).

The Residence Esentepe at 18 years: a 2008 build, a seafront tagline and distances from another origin

Seven of the 24 English Carrington pages print a build or completion year, and The Residence is the oldest at 2008, six years before the next, Sea Magic Premium at 2014 (calculated from the page texts). That makes the building 18 years old at 26 October 2026. The page calls it completed and ready for immediate delivery, but it does not say whether the homes on offer are unsold developer stock or resales by earlier owners. The answer changes the seller, the taxes and the documents.

Condition comes first: after 18 years the roofs, terraces, pool and shared structures have a maintenance history that the page does not describe. Tax comes second: the annual property tax schedule effective 1 January 2025, the latest found, reduces tax by 15% only for buildings built in 2000 or earlier, so not here. Its base for normal construction is TL 6.60 per m2 up to 120 m2, or TL 660 for 100 m2 before surcharges of 10% to 60% (calculated, illustrative; no 2026 schedule was found).

Building rules come third. The president of the Cyprus Turkish Chamber of Engineers and Architects (KTMMOB) said in November 2025, as reported by Kıbrıs Gazetesi, that the TRNC regulation on buildings in earthquake zones was published in 2015, seven years after the completion year printed here. The sources read do not say which rules applied to a 2008 permit, so a buyer asks for the permit, the approved plans and the structural calculations.

The tagline, the 200 m figure and the list of distances use different yardsticks. The table sets the printed distances beside road distances calculated from two starting points: the developer’s map pin, and the OpenStreetMap centre point of Bahçeli, the village named in the body text.

Place	Distance the developer prints	Road from the pin (calculated)	Road from the OpenStreetMap Bahçeli point (calculated)
Korineum Golf Resort	14 km	6.0 km	13.8 km
Esentepe public beach	5.5 km	6.4 km	5.1 km
Girne Harbour (Kyrenia Castle used as the point)	32.5 km	25.3 km	33.0 km
Ercan International Airport	55 km	35.3 km	37.4 km
Esentepe marina (OpenStreetMap node)	10 km	7.8 km	4.9 km

Three of the five printed figures (the golf resort, the beach and the harbour) sit within 0.5 km of the road distances from the Bahçeli point and 0.9 to 8.0 km from those of the pin. Ercan and the marina fit neither. The 17 km printed for Alagadi Turtle Beach is left out because the position of its OpenStreetMap node could not be confirmed.

The pattern does not show where the developer measured from. It shows that the printed distances and the printed pin do not share a starting point, so any distance that matters should be measured from the parcel on a survey plan.

The pin lies 0.29 to 0.36 km from the pins printed for Sea Magic Royal Esentepe, Sea Magic Premium Esentepe, Sea Magic Park Esentepe and the Sea Magic Esentepe community page (calculated). The Residence page never mentions Sea Magic; its related-posts box shows Poseidon and Sea Magic Royal.

Whether the scheme belongs to the community is therefore not stated, and shared facilities, management or an access road would change the service-charge picture. Two other Sea Magic pages publish map links in a degrees-minutes-seconds form that is not a valid decimal pin, so no distance is calculated for them.

The payment plan matters most for a completed building: a deposit of 5,000 in GBP, EUR, USD or cryptocurrency, 50% within 4 weeks of reservation and the remaining 50% over one year, interest-free. The same deposit wording appears on at least 15 of the 24 English Carrington pages (calculated by text search for the deposit sentence), which points to template text, so a buyer confirms in writing that it applies to the unit concerned.

Scale makes the foreign-ownership arithmetic concrete. The decree caps sales of housing projects in zoned areas at 80% to foreigners, at most 19 of the 24 homes (19.2, calculated), and bars foreign buyers who are first-degree relatives or of the same nationality from holding more than half the apartments on one parcel.

That is 12 homes if all 24 stand on one parcel and one home per block if each block of three is its own parcel (calculated). The page does not say how parcels are drawn or whether lofts are registered as apartments, so the title plan and the number of homes already sold to foreign buyers are fair questions.

An ordered checklist for an 18-year-old townhouse scheme:

1. Order a Land Registry research document for each home offered and read the owner, mortgages and restrictions.
2. Ask for the condominium title or floor easement of each home and the schedule of shared areas (pool, parking, access).
3. Ask for the final approval certificate for the eight blocks and the building permit with the approved plans, including the roof terraces.
4. Ask for the structural project and static calculations, and for any later repair or strengthening records.
5. Commission an independent engineer’s survey of the roofs, terraces, stairs, waterproofing, drainage and pool.
6. Ask who owns, runs and insures the pool and the parking, what the service charge is, and whether arrears or disputes exist; ask for the record of the last owners’ meeting.
7. Check water, electricity and sewage arrangements home by home: meter numbers, water source and storage, and unpaid bills.
8. Establish whether the home is developer stock or a resale, and who the registered owner is.
9. Ask for the warranty in writing: the developer’s pages mention a 5-year structural warranty with no start date, document or scope, so on a 2008 building the question is what, if anything, still runs.
10. Have the distance of the parcel to the shore measured on a survey plan, and read the village or quarter named on the deed.
11. If letting is planned, check the holiday-house registration status of the home: under the Holiday Houses Law a letting of up to 60 days needs registration, a certificate and an operating permit, and the guide to renting out property in Northern Cyprus covers the tax side.

Buying in Northern Cyprus in brief: what each payment buys, from deposit to title

The order below follows the money, because the page’s plan front-loads it: a deposit, half the price within four weeks and the rest within a year. Everything is stated as of 26 October 2026.

The foreign purchase limits come from Decree-Law 89/2026 (Resmi Gazete No. 147, 7 August 2026), a Council of Ministers decree whose 90-day validity ends about 5 November 2026 unless Parliament enacts it; the consolidated text of Law 52/2008 on the legislation site still shows the stricter Law 39/2024 version. The Land Registry fee schedule of Resmi Gazete No. 197 (7 October 2026) is valid only to 5 January 2027 inclusive.

For this scheme the plan and the legal clocks meet in the first month, which holds the stamp, the registration of the contract, the permit application and the 50% payment. The permit decision then has no statutory time limit, and where no mortgage is registered in the seller’s favour the one-year transfer period starts only on the day the whole price has been paid.

With half the price due after four weeks and the rest within a year, a buyer may have paid in full before the transfer period even begins, while the home stays in the seller’s name. That is a calculated reading of the rules, and a lawyer should confirm which arrangement applies and what protects the buyer in the meantime.

A foreign buyer may hold at most three apartments under the decree (one in the Law 39/2024 text), or land of up to 1,338 m2 with one house, or a detached house on up to 3,300 m2, or two two-storey detached villas in a mass-housing project; nationals of states that recognise the TRNC may hold six apartments.

Land Registry fees are 4% in total on the first property, 5.5% on the second and 6% on the third.

VAT is 5% for housing up to 300 m2 of closed area (VAT regulation), but the regulation does not say which sales fall within VAT, so whether VAT sits inside a quoted price is a written question.

The taxes and fees guide sets out the fee arithmetic, the step-by-step purchase guide the sequence and the guide for foreign buyers the eligibility rules. A property-based residence permit depends on the document held and on a GBP 300,000 value under the Residence and Visa Regulation; with no price published it cannot be assessed here, and the residence and citizenship page covers the routes.

Risks, title and due diligence for a completed 2008 building

The page states no title-deed category, so nothing about the title of The Residence Esentepe can be read from it. In the north the category (Turkish title, exchange title or another) and the pre-1974 history of the land carry much of the risk. No official definition table was found, so the category comes from the deed and the Land Registry record; the title-deed check guide explains the categories.

The UK Government guidance says that ownership of many properties in the north is disputed, with thousands of claims from people displaced in 1974. The Immovable Property Commission reports 8,820 applications lodged and 3,787 concluded as of 23 October 2026 (Commission statistics), but its bulletins carry no village names, so no outcome can be tied to Esentepe.

The European Court of Human Rights treated the Commission as an effective remedy in Demopoulos (2010), and the Court of Justice held in Orams (2009) that Republic of Cyprus judgments on land in the north can be enforced in other member states. The safety guide and the north and south comparison set out the wider position.

Three risks are specific to this page. Information risk: the tagline, the 200 m figure, the pin, the Bahçeli label, the printed distances and the 60 m2 and 62 m2 areas all differ from one another.

Role risk: Carrington lists legal and title-deed process management among its own services, and the UK guidance names a lawyer acting for both vendor and builder as a recurring problem; a buyer’s own lawyer, registered in the district, keeps the roles apart.

Payment risk: the lira is the legal tender, and the TRNC consumer price index rose 35.02% in the 12 months to September 2026 (Statistical Institute). A plan in GBP, EUR or USD avoids lira exposure on the price, but stamp duty on foreign-currency sums is converted into lira. The page also lists cryptocurrency for the deposit; the Foreign Exchange Law covers remittances through banks, the sources read do not address crypto payments for property, and how such a deposit would be receipted is a written question.

For sale contracts made before the 2024 amendment, the decree’s transitional rules allow 24 months for transfer after an initial 6-month registration period, and 36 months for completed and delivered homes. Which period applies to a given contract is a matter for a lawyer.

How the 24-home scheme compares with the other Carrington projects on this site

The table lists all 24 Carrington listings on this site, with figures as the developer’s English pages and projects list print them on 26 October 2026. Both values appear wherever one page gives two.

Fourteen of the 24 listings print a starting price, from GBP 144,950 for Atlantis Pearl to GBP 399,951 for Malibu, and The Residence is not among them. Of the seven pages that print a build year, it is the earliest by six years. Nine listings carry an Esentepe label, with printed unit counts from 12 to 110 (the 12 is one statement on the Sea Magic Royal page), and the 24 homes here fall in the lower half of that range.

Taken together, the table shows differences of kind rather than any ranking. Four listings carry the “Off Plan” badge and four “Under Construction”, and the rest are completed or, for the community page, mixed. The Residence is in the completed group, alongside the Sea Magic schemes whose pins lie within 0.4 km of its own. A scheme that prints no price cannot be set against schemes that do, and the property prices guide explains how to read price statements.

For other places and developers see the Northern Cyprus country page, the Tatlisu city page, the guide to places to buy and, for an Esentepe scheme by another developer, Aloha Homes Esentepe or Caesar Cliff Esentepe. The off-plan guide applies to the off-plan schemes in the list.

Carrington

The developer’s About page (read on 26 October 2026) presents Carrington Group as a family-run company that has been developing, building and managing beachfront villas and apartments in North Cyprus for over 35 years. The developer box on the project page for The Residence says over 30 years, so two pages of the same developer give different figures, and neither names a founding year. The About page calls the company award-winning but names no award.

According to the About page, Carrington works in the Kyrenia and Esentepe areas and favours coastal developments of low-density, horizontal design. It states that each development uses internationally certified building materials and carries a 5-year structural warranty; the project page repeats the warranty claim for all projects, with no document, start date or scope. The page 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 About page gives no number of completed projects or homes and no team size, and its statements about rental yield and capital appreciation carry no figure. These are the developer’s own statements, none has been independently verified here, and the claims about yield and appreciation are not repeated in this guide.

Frequently asked questions

When was The Residence Esentepe built, and is it ready to move in?

The developer’s summary and FAQ say the scheme was completed in 2008 and is ready for immediate delivery, and the projects list marks it “Completed”. The page prints no delivery card and no handover documents. After 18 years (calculated from 2008), “ready” says nothing about the condition of the roofs, terraces, pool or utilities, or about the papers. The final approval certificate, the title position of each home and an engineer’s survey are the documents that establish readiness, and the page offers none of them.

How many homes are there, and how large are they?

The card, the text and the arithmetic agree on 24 homes: eight townhouse-style blocks with three loft apartments each. The page prints two types, 1+1 lofts of 60 m2 and 2+1 lofts of 100 m2 plus a 30 m2 roof terrace. The plan of one block gives closed areas that add up to 100 m2 for the 2+1 and 62 m2 for the 1+1 (calculated). The page does not say how many homes of each type exist; if all blocks repeat the plan, the count is 16 and 8 (calculated).

Is The Residence Esentepe on the seafront?

The page’s tagline says “directly on the seafront”, while its text gives 200 m to the sea and 900 m to the beach. The map pin it embeds is 0.7 km from the nearest coastline mapped in OpenStreetMap (calculated, crowd-sourced data), and a pin is a point and not a surveyed boundary. The distance from the parcel itself to the shore, on a survey plan, is the figure to ask for.

What payment plan does the page print for The Residence Esentepe?

It prints a deposit of 5,000 in GBP, EUR, USD or cryptocurrency, 50% within 4 weeks of reservation and the remaining 50% over one year in interest-free instalments. It prints no price, no instalment dates and no end date, and it does not say what the buyer holds while paying. The same deposit wording appears on at least 15 of the 24 English Carrington pages (calculated), which points to template text. A lawyer should read the actual contract and confirm how payments are receipted and secured.

Does the developer state the title-deed category?

No. The page names no title-deed category, no parcel number and no Land Registry reference. In Northern Cyprus the category and the pre-1974 history of the land matter, and the UK Government’s guidance describes disputed ownership in the north. The category is read from the title deed and from a Land Registry research document, not from a brochure. The title-deed check guide explains the categories, and the due-diligence section above lists what to request.

Is the scheme in Esentepe or in Bahçeli?

The header and the list card say Esentepe, Kyrenia; the body says “Bahçeli, Esentepe, Girne”. OpenStreetMap places the embedded pin inside the boundary of Esentepe village, 2.7 km west of the village centre and about 7.0 km west of the Bahçeli centre point (calculated). Bahçeli is one of the six villages of the merged Çatalköy-Esentepe municipality, so the two labels may describe the same wider area. The village named on the title deed is the authoritative answer.

How many homes can a foreign buyer hold here?

As of 26 October 2026, Decree-Law 89/2026 allows a foreign buyer up to three apartments, or other combinations of land, house or villa, and nationals of states that recognise the TRNC six apartments; the consolidated Law 52/2008 text still shows one apartment. The decree also caps sales of housing projects in zoned areas at 80% to foreigners, 19 of 24 homes here (calculated). Its 90-day validity ends about 5 November 2026 unless Parliament enacts it.

How far is the scheme from Kyrenia, the airport and a hospital?

From the embedded pin, Kyrenia Castle is 21.0 km in a straight line and 25.3 km by road (about 30 minutes), the Akçiçek Hospital in Kyrenia 24.3 km by road and Ercan Airport 35.3 km by road (about 53 minutes); all are calculated from OpenStreetMap data with no traffic. The developer prints 32.5 km to Girne Harbour and 55 km to Ercan without naming a starting point. Esentepe’s own health centre has eight staff, so in-patient care is in Kyrenia.

Which taxes and fees apply to a purchase of this kind?

Land Registry fees are 4% in total on the first property, 5.5% on the second and 6% on the third, under a schedule valid to 5 January 2027. Stamp duty on the sale agreement is 0.5% of the stated sum up to TL 89,000,000. The application for the purchase permit carries a fee of TL 35,446.50, half of the gross minimum wage (calculated). VAT is 5% for housing up to 300 m2 of closed area, but whether it applies to a given sale is a written question.

Does The Residence Esentepe belong to the Sea Magic community?

The page does not say. It never mentions Sea Magic, and its related-posts box shows Poseidon and Sea Magic Royal. The map pin lies 0.29 to 0.36 km from the pins printed for Sea Magic Royal, Premium, Park and the community page (calculated). Proximity is not membership; whether the scheme shares facilities, management or an access road with those schemes is a written question.

Sources and last check

Last checked: 26 October 2026. Sources:

• Carrington, The Residence project page (read 26 October 2026)
• Carrington, projects list (read 26 October 2026)
• Carrington, About page (read 26 October 2026)
• Decree-Law 89/2026 as printed in Resmi Gazete 147 (7 August 2026)
• TRNC Resmi Gazete No. 197, 7 October 2026 (Land Registry fee schedule)
• TRNC Law 52/2008, consolidated text, mevzuat.gov.ct.tr
• TRNC Law 15/2022 on the merger of municipalities
• Interior Ministry, Property Unit document list
• Land Registry and Cadastre Department, notice of 15 July 2025
• TRNC Stamp Duty Law 19/1963, consolidated
• TRNC VAT rates regulation, updated 7 October 2026
• TRNC Tax Department, immovable property tax rates 2025
• TRNC Tax Department, minimum wage from 1 July 2026
• TRNC Holiday Houses Law (Tatil Evleri Yasası)
• TRNC Foreign Exchange Law 38/1997
• TRNC Residence and Visa Regulation, 5 October 2026
• TRNC Statistical Institute, 2011 census table 3
• TRNC Statistical Institute, 2011 census table 1
• TRNC Statistical Institute, Statistical Yearbook 2024
• TRNC Statistical Institute, Construction and Parcel Statistics 2025
• TRNC Statistical Institute, Consumer Price Index, September 2026
• TRNC Ministry of Health, list of state hospitals
• Immovable Property Commission, statistics page
• UK Government, Cyprus: buying property (guidance)
• European Court of Human Rights, Demopoulos and Others v. Turkey (2010)
• Court of Justice of the EU, press release on Apostolides v Orams (2009)
• PRIO Cyprus Centre, Internal Displacement in Cyprus: Agios Amvrosios (Esentepe)
• BRTK, Girne New Hospital nears opening (28 January 2026)
• Kıbrıs Postası, Mayor Kırok on water supply (2 July 2025)
• Cyprus Mail, North set to face serious energy and water problems in 2026 (8 December 2025)
• Kıbrıs Gazetesi, KTMMOB president on earthquake work (12 November 2025)
• OpenStreetMap Nominatim, reverse lookup of the developer’s pin
• OpenStreetMap Nominatim, boundaries of Esentepe and Bahçeli
• OpenStreetMap Nominatim, Esentepe marina node, municipal beach and Korineum golf course
• OpenStreetMap Nominatim lookup of reference points
• OSRM public router, example route from the pin to Kyrenia Castle

This is not legal, tax or financial advice.