Confirm with us before you reserve
In Northern Cyprus the title category — not the building — decides how secure your ownership is. We confirm the category for this project in writing before any money moves.
How the four categories differ →Sea Magic Royal Esentepe is a completed apartment project in the Sea Magic area of Esentepe, in the Kyrenia district of Northern Cyprus, developed by Carrington Group. Its page prints a starting price of GBP 369,950, gives 44 apartments in one place and 12 in another, and dates the building to 2019 in the text and 2021 on the card. This guide to Sea Magic Royal Esentepe compares those figures, reads the six floor plans and lists what the purchase rules of 26 October 2026 ask of a buyer.
Carrington Group (Carrington Cyprus) shows the project on its English detail page and in its projects list, where the status badge reads Completed. The page title calls it “Ready Sea View Apartments 100m from the Beach”. The detail page was read on 26 October 2026 and embeds a publication date of 5 January 2026 and a modification date of 14 April 2026; the server sends no Last-Modified header, so those embedded dates are the only dating evidence.
The text describes a completed residential development in the Sea Magic area of Esentepe, 100 m from the coastline, on a 10,534 m² site, with sea, mountain and pool views. Facilities listed include outdoor and indoor pools, a spa, sauna and hammam, a gym, basketball and tennis courts and a restaurant. The page names two unit types, 2+1 garden apartments and 2+1 penthouses with private roof terraces, and offers a one-year interest-free payment plan.
Five things stand out. The unit count is 44 in the body text and 12 in the FAQ and on the Turkish and German cards. The building year is 2019 in the text and 2021 on the card. The floor plans print a 3+1 type that the text never mentions. The page prints one price without saying which apartment it belongs to. And it gives no title-deed category. Each point is examined below; none is settled by choosing one value over the other.
| Sea Magic Royal Esentepe key facts | As published | Source line and note |
|---|---|---|
| Developer | Carrington Group (Carrington Cyprus) | Company facts are attributed to its own pages in section 8 |
| Status | Completed | List badge; text: “completed residential development”; FAQ: a completed phase within the Sea Magic project |
| Location as published | Esentepe, Kyrenia; text: Sea Magic area of Esentepe, 100 m from the coastline | Header card and body; no street address, parcel number or neighbourhood name |
| Site area | 10,534 m² | Body text and Summary |
| Units | 44 apartments (body, Summary); “only 12” (FAQ); 12 on the Turkish and German header cards | The English page has no units card; the plans label 22 units (section 4, calculated by reading the plans) |
| Unit types | 2+1 garden apartments; 2+1 penthouses with private roof terraces | FAQ and Turkish/German cards; the plans also show 3+1 |
| Areas on the plans | 2+1: 75 m² closed, 16 m² terrace; 3+1: 100 m² closed, 35 m² terrace; roof terraces 36 m² and 47 m² | Six floor-plan images (section 2); the text prints no unit area |
| Starting price | GBP 369,950 | Header card, English list card, Turkish and German cards; no unit type attached |
| Delivery | Card: 2021; text: “Built in 2019” (twice) | Conflict reported in section 4 |
| Payment plan | Deposit of 5,000 (GBP, EUR, USD or cryptocurrency); 50% within 4 weeks; 50% over 1 year, interest-free | Body and Payment Plan tab; the start of the 4 weeks is worded two ways |
| Facilities listed | Parking; outdoor and indoor pools; spa; sauna and hammam; restaurant and bar; poolside shower and WC; gym; basketball and tennis courts; laundry service | Body text; the page does not say who owns or operates them |
| Title-deed category | Not stated | The page publishes none |
| Map pin | 35.3417 N, 33.5552 E | Google Maps embed on the English, Turkish and German pages |
The text and the plans describe different things. The FAQ answers the question about unit types with 2+1 garden apartments and 2+1 penthouse apartments with private roof terraces, and the Turkish and German cards repeat the 2+1 garden and penthouse wording. None of these statements gives an area. Areas appear only on six plan images: ground-floor, first-floor and roof-terrace drawings for block D, and the same three drawings for blocks E and F.
| Type | Closed area | Terrace | Roof terrace | Where it is printed |
|---|---|---|---|---|
| 2+1 garden apartment (ground floor) | 75 m² | 16 m² | none drawn | Ground-floor plans; named in the FAQ and on the Turkish/German cards, without an area |
| 2+1 with private roof terrace (first floor) | 75 m² | 16 m² | 36 m² | First-floor and roof-terrace plans; the FAQ calls these penthouses |
| 3+1 apartment (ground and first floor) | 100 m² | 35 m² (drawn as 20 m² and 15 m²) | 47 m² on first-floor units | Plans only; the text never names a 3+1 |
The first-floor plans repeat the ground-floor legend, 75 m² closed and 16 m² terrace for a 2+1, so the roof terrace is an addition to the first-floor unit and not a substitute for its terrace. The legend does not say whether “closed area” is a net internal figure or includes walls, and the page does not say whether every roof terrace is private to one unit. The roof-terrace drawings show unlabelled areas of 22 m² and 44 m² between the terraces.
| Variant (calculated from the plan legends) | Closed area | Outdoor area (terrace + roof) | Closed + outdoor | Outdoor share | Closed m² per bedroom |
|---|---|---|---|---|---|
| 2+1 ground floor | 75 m² | 16 m² | 91 m² | 17.6% | 37.5 |
| 2+1 first floor with roof terrace | 75 m² | 52 m² | 127 m² | 40.9% | 37.5 |
| 3+1 ground floor | 100 m² | 35 m² | 135 m² | 25.9% | 33.3 |
| 3+1 first floor with roof terrace | 100 m² | 82 m² | 182 m² | 45.1% | 33.3 |
The calculated table treats the first digit of the label as the bedroom count, which matches the drawings: a 2+1 shows a master bedroom and one bedroom, and a 3+1 a master bedroom and two bedrooms. The figures show how much of the usable space of a first-floor unit is outdoors: 40.9% for a 2+1 and 45.1% for a 3+1, against 17.6% and 25.9% on the ground floor. Outdoor space is not closed area, so a price comparison between a ground-floor and a first-floor unit needs both numbers.
The single price on the page cannot be turned into a price per square metre without knowing its unit. As bounds only, GBP 369,950 divided by 75 m² is GBP 4,932.67 per closed m², and divided by 100 m² it is GBP 3,699.50 (calculated from the developer’s figures). Neither is a quotation. A buyer needs the price list by unit number, the closed area on which each price is based and whether furniture is included.
Within the same community, the plans read for Sea Magic Premium show larger two-bedroom units than the 75 m² here; compare the figures on the Sea Magic Premium page before assuming that two apartments with the same label are the same size.
Carrington gives the location as “Esentepe, Kyrenia” and, in the text, as the Sea Magic area of Esentepe, 100 m from the coastline and “within walking distance to the sea and daily essentials”. No street address or parcel number is printed. A Google Maps embed points to 35.3417 N, 33.5552 E. A reverse lookup in OpenStreetMap Nominatim places that point in the village of Esentepe, in the Çatalköy-Esentepe municipality of Girne district (postcode 99400), about 160 m from the nearest mapped residential road (calculated).
Esentepe (Greek: Agios Amvrosios) lies on the northern foothills of the Beşparmak (Five Finger) mountains, about 23 km east of Kyrenia according to the PRIO Cyprus Centre. The 2011 census, the latest, counted 2,414 residents in the Esentepe municipality: Esentepe 1,754, Bahçeli 388, Karaağaç 242 and Beşparmak 30 (Statistical Institute, table 3). Girne district had 69,163 residents, which is 24.2% of the TRNC total of 286,257 (calculated from table 1).
Under Law 15/2022 the village belongs to the Çatalköy-Esentepe municipality, which has six villages (Çatalköy, Esentepe, Arapköy, Beşparmak, Karaağaç and Bahçeli), and the merged municipality issues building permits for the settlements attached to it. No post-merger population figure exists. Other schemes in the village, such as Sea Magic Deluxe Esentepe and, by another developer, Aloha Homes Esentepe, are shown on the Esentepe city page.
The pin lies about 2.5 km west of the OpenStreetMap village-centre point and 3.7 km from it by road (calculated). The Sea Magic Premium and Sea Magic Park pins are each within about 80 m of the Royal pin, and the community overview pin is about as close, so the pages describe one cluster.
The Residence, whose page places it in Bahçeli, is about 0.3 km away, and the Poseidon pin is about 8.9 km east. The Sea Magic Garden and Sea Magic Deluxe maps are written as degrees-minutes-seconds without separators and are not used here.
The page states that the sea is 100 m away, and this guide did not measure it. An OpenStreetMap coastline query run on 23 October 2026 put the nearest mapped coastline about 1.2 km north of the village-centre point in a straight line; a repeat query for the pin did not respond on 26 October 2026.
No TRNC rule setting a minimum building distance from the shoreline was found in the sources read. The “100 m” statement is therefore the developer’s, and it can be tested only against the parcel plan and the permit.
Health care near the pin is limited. The Statistical Yearbook 2024 lists one state health centre in Esentepe with 8 staff: 1 general practitioner, 1 dentist, 3 nurses, 1 pharmacist assistant and 2 others. Girne district had one state in-patient hospital with 72 beds and five private institutions with 112 beds in 2024 (Statistical Yearbook 2024).
A new Girne hospital of about 148 beds was reported as nearing completion in January 2026, but the Ministry of Health’s hospital list still named six hospitals without it on 23 October 2026, so it is not treated as open.
The Girne station, the nearest official one, recorded monthly mean temperatures from 15.0 C in January to 30.7 C in July in 2024, with a mean of the twelve months of 22.0 C and rainfall of 510.2 mm (calculated sums, one year and not a climate normal). Girne district had 79 accommodation establishments with 15,208 beds at the end of 2024, which is 54.5% of the TRNC total of 27,910 (calculated).
Water and power supply have drawn public comment in the area. In July 2025 the Çatalköy-Esentepe mayor said that homes and hotels were not receiving adequate water and that new hotels would add strain (Kıbrıs Postası), and an explosion at a substation in August 2025 took the north’s grid offline for almost a day (Cyprus Mail). Neither is a survey of this village. For a building with an indoor pool and a spa, the meter numbers, connection receipts and any backup arrangements are the better evidence.
Ercan Airport is about 21.6 km away in a straight line and 37.8 km by road. Larnaca Airport is 52.7 km in a straight line and 86.2 km by road, a route that crosses the Green Line; UK Government travel advice says that a person who enters the Republic of Cyprus through the north, for example from Ercan, is considered by its authorities to have entered illegally (entry requirements).
| Nearby places and distances for Sea Magic Royal Esentepe | What it is | Developer’s figure | Straight line (calculated) | Road (routing service) | Source |
|---|---|---|---|---|---|
| Mediterranean coast | Sea | 100 m | not measured | not measured | Developer text |
| Nearest market | Shop | 550 m; 2 supermarkets within 1 km | not measured | not measured | Developer text |
| Esentepe village centre | OSM village point | not printed | 2.5 km | 3.7 km, 6 min | OSM reference point; routing query |
| Esentepe Health Centre | State health centre | not printed | 2.6 km | 3.8 km, 6 min | OSM; Statistical Yearbook 2024 |
| Korineum Golf and Beach Resort | Golf resort (the developer writes “Korenium Golf Resort”) | 5 km | 4.1 km | 6.5 km, 8 min | OSM way 32518315; identification of the named place by this guide |
| Esentepe municipal public beach | Beach (the developer writes “Esentepe public beach”) | 6 km | 3.8 km | 4.4 km, 6 min | OSM way 603986283; identification of the named place by this guide |
| Alagadi Beach 3 | Turtle-nesting beach on the Kyrenia coast | 7.5 km (Alagadi Turtle Beach) | 5.6 km | 8.0 km, 10 min | OSM way 226555171 |
| Kyrenia Castle | Kyrenia harbour landmark | not printed | 21.1 km | 25.7 km, 30 min | OSM reference points |
| Akçiçek Hospital, Kyrenia | State hospital | not printed | 20.8 km | 24.7 km, 28 min | OSM; Ministry of Health list |
| Ercan Airport | Airport | 39 km | 21.6 km | 37.8 km, 56 min | OSM reference point |
| Larnaca Airport | Airport in the Republic of Cyprus | 85 km | 52.7 km | 86.2 km, 88 min (crossing; formalities excluded) | OSM reference point |
| Nicosia | City | not printed | 25.4 km | 53.6 km, 62 min | OSM reference point |
| İskele town | Town | not printed | 31.8 km | 44.6 km, 43 min | OSM reference point |
| Famagusta Walled City | City centre point | not printed | 42.6 km | 58.1 km, 55 min | OSM reference point |
Straight-line figures are haversine distances from the map pin to OpenStreetMap points; road figures come from a public routing service, without traffic or border queues. The developer’s figures are rounded and are the same on the Premium and Park pages, so they read as community-level numbers. They are close to the calculated road distances for Alagadi and the two airports; the 5 km to the golf resort is shorter than the calculated 6.5 km, and the 6 km to the public beach is longer than the calculated 4.4 km.
A page is only as reliable as its weakest line, and two lines matter most to the buyer of a finished apartment: how many apartments the project has and when it was finished. Carrington’s English page answers each question twice, with different values. This section places Royal in the Sea Magic family, lists the conflicts, and orders the checks that would settle them.
The community overview page (Sea Magic) lists four parts, Sea Magic Villas, Sea Magic Premium, Sea Magic Park and Sea Magic Garden, and calls Garden the newest. It names neither Royal nor Deluxe. Royal’s own FAQ calls the project “a completed phase within the Sea Magic project”, so the developer places it in the community without saying which phase it is, and no phase sequence is published.
The pages share wording. Royal, Premium and Park print the same distances, the same facility list and, in most cases, the same payment structure. Whether the indoor pool, spa and restaurant stand on Royal’s own 10,534 m² plot or serve several phases is not stated, and the answer decides who pays to run them and who may use them.
| Page | Status as published | Units | Built or delivered | Starting price | Sea distance | Payment plan as printed |
|---|---|---|---|---|---|---|
| Sea Magic Premium (developer page) | Completed | 30 | Text: built 2014 | Not published | 100 m | Two versions on one page: 50% in 4 weeks and 50% over 1 year; 35% on contract and 65% over 3 years |
| Sea Magic Park (developer page) | Completed | 98 | Text: built 2016; card 2027 | Not published | 100 m | 50% in 4 weeks, 50% over 1 year |
| Sea Magic Garden (developer page) | Under Construction | Card 110 | FAQ: completion in 2026 | GBP 199,950 | 500 m | 35% in 4 weeks, 65% over 3 years |
| Sea Magic Deluxe (developer page) | Under Construction (list badge) | 20 | Not published | Not published | Text: directly on the Mediterranean coastline | 50% in 4 weeks, 50% over 1 year |
| Sea Magic community overview | List badge Completed; text: Garden is off plan | Not published | Not published | Not published | Not published | 35% to 50% down, 1 to 3 years, by phase |
| Sea Magic Royal (developer page) | Completed | Text 44; FAQ and cards 12 | Card 2021; text 2019 | GBP 369,950 | 100 m | 50% in 4 weeks, 50% over 1 year |
Site area per apartment shows why the count matters. Calculated from the printed site areas, Premium has 326.7 m² of site per apartment (9,800 m² over 30) and Park 364.5 m² (35,717 m² over 98). Royal has 239.4 m² if the 44 is right, 877.8 m² if the 12 is right and 478.8 m² on the 22 units the plans label. Site areas may include facilities and open land, so these are comparisons of the pages’ own figures and not density measurements.
| Subject | One reading on the page | The other reading | Document that would settle it |
|---|---|---|---|
| Number of units | 44 apartments (hero text and Summary) | “Only 12” (FAQ); 12 on the Turkish and German header cards; 22 labelled on the plans (calculated) | Numbered unit schedule matched to the Land Registry |
| Year | “Built in 2019” (hero text, Summary); meta description: completed 2019 | “Delivery Date 2021” on the English card and list card and on the Turkish and German pages | Certificate of final approval and handover record |
| Unit mix | 2+1 garden and 2+1 penthouse only (text, FAQ) | Plans add 3+1 units of 100 m² | Per-unit schedule with types |
| Distance to the sea | 100 m from the coastline (text) | Feature list: “Direct seafront location” | Surveyed plan showing the plot boundary and the shoreline |
| Start of the 4 weeks | Within 4 weeks after the deposit (body) | Within 4 weeks of contract signature (Payment Plan tab) | The draft sale contract |
The unit-count conflict can be tested against the plans, which this guide read directly. Block D is drawn with units D1 to D16, eight on each floor (odd numbers below, even above). The plans for blocks E and F show E/F 1 to E/F 6, three per floor. That is 22 labelled units, 16 of them 2+1 and 6 of them 3+1, and every first-floor unit has a roof terrace in the terrace drawings. If the E/F label serves two blocks, the labelled total would be 28.
Neither 22 nor 28 equals 12 or 44, although 44 is exactly twice 22. The page does not say that the plans cover every block, or that any plan is repeated, so the arithmetic is a prompt for a question and not an explanation. What the plans do show is a consistent pattern of garden-level units below and roof-terrace units above, which matches the unit types the text names.
The two years matter beyond the record. The page says Carrington supports its projects with a 5-year structural warranty, a developer claim for which no document is shown. Counted from 2019 such a period would end in 2024; counted from 2021 it would end in 2026 (calculated). The page does not say when it starts, what it covers, or who gives it, so the warranty text is one of the documents to ask for.
This order starts with the paperwork that already exists and ends with the transfer, because the building is described as finished. All rules are stated as of 26 October 2026, and two instruments may change within weeks.
Decree-Law 89/2026 (Resmi Gazete No. 147, 7 August 2026) is a Council of Ministers decree whose 90-day validity ends about 5 November 2026 unless Parliament enacts it, and the consolidated Law 52/2008 still shows the stricter text of Law 39/2024. The Land Registry fee scale of Resmi Gazete No. 197 (7 October 2026) is valid to 5 January 2027 inclusive.
Under the decree a foreign buyer may acquire up to three apartments, against one in the consolidated text; nationals of states that recognise the TRNC may acquire six. Before a permit application the unit must have a condominium title or easement. Once the taxes and fees due on the sale are paid, the stamped contract must be registered at the district Land Registry and the permit applied for within one month, or the contract is void automatically.
Transfer must follow within one year of the permit’s publication (six months in the consolidated text), and transfer fees fall due within 75 working days (60 in the consolidated text).
Land Registry fees on a sale to a foreign buyer are 4% for a first property, 5.5% for a second and 6% for a third. Stamp duty on the agreement is 0.5%, and VAT is 5% for housing up to 300 m² of closed area (VAT regulation of 7 October 2026). For a general guide to the sequence see the step-by-step buying guide and the taxes and fees guide; Sea Magic Garden, which is off plan, is covered by the off-plan guide rather than this order.
| Step | Who | Deadline or typical time | Source |
|---|---|---|---|
| 1. Collect the unit schedule, final approval certificate and title evidence | Seller and buyer’s lawyer | No official time limit | Section 4 checklist |
| 2. Obtain a Land Registry search and check the title category and mortgages | Buyer’s lawyer at the district Tapu Amirliği | Information-only research document | Land Registry announcement, 15 July 2025 |
| 3. Review the draft contract and payment-plan wording | Buyer’s lawyer | Before any payment beyond the deposit | UK Government guidance |
| 4. Stamp the contract at the Tax Department | Buyer pays unless agreed otherwise | 0.5% of the sum stated, converted at the effective selling rate on the stamping date | Stamp Duty Law 19/1963 |
| 5. Register the contract at the Land Registry and apply for the purchase permit | Buyer or lawyer | Within 1 month, else void | Decree-Law 89/2026 |
| 6. Permit decision and publication in the Resmi Gazete | Council of Ministers, through the Interior Ministry | No official processing time found | Interior Ministry document list |
| 7. Pay transfer fees and sign the transfer | Buyer | Fees within 75 working days; transfer within 1 year (decree) or 60 working days and 6 months (Law 39/2024 text) | Resmi Gazete No. 147 |
| 8. Take over utilities, keys, inventory and the management file | Buyer and manager | At handover | Law 35/2010 |
The price is a starting price with no unit attached, so the table below is arithmetic from the developer’s figures and not a quotation. It shows the scale of each payment if the card price were the price of one apartment.
| Item (calculated from the developer’s figures) | Amount in GBP | Basis |
|---|---|---|
| Card starting price | 369,950 | Header card |
| 50% down payment | 184,975.00 | 50% of 369,950 |
| Deposit | 5,000 | Page figure; the page does not say whether it counts towards the 50% |
| First payment if the deposit counts towards the 50% | 179,975.00 after the deposit | 184,975 minus 5,000 |
| Total paid in the first weeks if the deposit is extra | 189,975.00 | 184,975 plus 5,000 |
| Remaining 50% over 1 year | 184,975.00 | About 15,414.58 a month if twelve equal monthly instalments; the schedule is not published |
| Land Registry fee, first property, 4% | 14,798.00 | If charged on the card price; the base (price or assessed value) must be confirmed |
| Stamp duty, 0.5% | 1,849.75 | On the same sum, before conversion to lira |
| VAT at 5% | 18,497.50 | Only if not already included in the price; the page is silent |
The page states no title-deed category. Esentepe was an entirely Greek Cypriot village until 1974, with 1,543 residents in 1973, all of whom left that year, according to PRIO. This history does not say who holds title to any parcel, but it is why the category and the parcel history matter. UK Government guidance says ownership of many properties in the north is disputed, and that purchases of such property could have serious financial and legal implications.
The Immovable Property Commission (Law 67/2005) reported 8,820 applications, 3,787 concluded and GBP 783,124,123 awarded in compensation on 23 October 2026, with rulings for restitution in 7 cases and for restitution with compensation in 8 (Commission statistics). Its bulletin carries no village or parcel names, so the figures cannot be filtered to Esentepe.
The European Court of Human Rights treats the Commission as an effective remedy (Demopoulos, 2010), and the Court of Justice of the EU held in Orams that Republic of Cyprus judgments on land in the north can be enforced in other member states. See also the title-deed check guide and the safety guide.
In a completed building the shared costs are set by Law 35/2010. Article 22 makes owners share the costs of concierge, gardener and similar staff equally, and the insurance premiums, the upkeep of all common areas and the running of common facilities in proportion to their land share. An owner cannot avoid a share by saying that he or she does not use the facilities.
Late payments carry interest at the highest rate banks charge on loans, and under article 24 a debt fixed by a court can be recorded as a memorandum on the unit, where such claims rank ahead of other creditors. For a scheme with indoor pools and a spa these rules turn the question of who operates them into a question about the price of ownership.
The unit count also bears on the purchase limits. The decree caps sales of housing projects in zoned areas at 80% to foreigners, and apartments bought by foreign first-degree relatives or by persons of the same nationality may not exceed half the units on the same parcel. Eighty per cent of 12 is 9.6 and of 44 is 35.2 (calculated), so at most 9 or 35 whole units, if those rules apply to this scheme at all, which the page does not say.
Money risk is separate. The TRNC consumer price index rose 35.02% in the twelve months to September 2026, and stamp duty on a foreign-currency contract is computed in lira. The page contains statements about rental demand and value growth that carry no figures or sources; this guide does not rely on any of them.
| What to ask for or check | Where | Why it matters | Source |
|---|---|---|---|
| Land Registry search for the unit | District Tapu Amirliği | Registered owner, title category, mortgages and other encumbrances | Land Registry announcement |
| Title category and 1974 history of the parcel | Land Registry file; independent lawyer | Disputed ownership of pre-1974 property in the north | UK Government |
| Condominium title or easement for the unit | Land Registry | Required to sell or transfer and before a permit application | Law 35/2010 art. 12 and Law 52/2008 art. 8 |
| Certificate of final approval | Seller; the issuing office to be named in writing | The statistics count only buildings that hold it | Statistical Institute bulletin |
| Mortgages on the land | Land Registry | The UK guidance lists developer mortgages among common problems | UK Government |
| Purchase-permit documents and limits | Interior Ministry Property Unit | Up to three apartments under the decree; document list | Interior Ministry and Resmi Gazete 147 |
| Service-charge budget and operating project | Manager or owners’ board | Shares of facility costs cannot be avoided by non-use | Law 35/2010 art. 22, 39 |
| Unpaid taxes and utility arrears | Seller; local authority; Land Registry | Connections are not given until transfer taxes and fees are paid | Resmi Gazete 147 |
| Holiday-let registration, if intended | Tourism Planning Department | Lets of up to 60 days need a certificate and an operating permit | Holiday Houses Law |
The table covers all 24 Carrington listings on this site as the developer’s pages show them on 26 October 2026: status from the list badge or the wording, units as printed, the starting price on the card, and delivery as the card year or the year in the text. Where pages disagree the table shows both values. This page is shown without a link. Other Esentepe schemes are collected on the Esentepe city page, Tatlisu schemes on the Tatlisu city page.
| Project | Status as published | Town | Units as published | Published from-price | Delivery as published |
|---|---|---|---|---|---|
| Atlantis Pearl Tatlisu | Off Plan (list badge) | Tatlisu | 176 | GBP 144,950 | Card 2030; text 2028 |
| Malibu Tatlisu | Completed (list badge); text: nearing completion | Tatlisu | Card 44; text 75 | GBP 399,951 | Text 2026; no card date |
| Sea Magic Deluxe Esentepe | Under Construction (list badge); payment text says completed | Esentepe | 20 (overview) | Not published | Not published |
| Pine Hills Residence Esentepe | Off Plan (list badge) | Esentepe | 17 | GBP 269,950 | 2031 |
| Lagoon Tatlisu | Off Plan (list badge) | Tatlisu | 32 | GBP 344,950 | Card 2029; text 2028 |
| Malibu Zone 6 Tatlisu | Off Plan (list badge) | Tatlisu | 24 | GBP 169,950 | No card date; text 2028 |
| Atlantis Beach Apartments Tatlisu | Completed | Tatlisu | 43 | GBP 199,950 | 2024 |
| Sea Magic Garden Esentepe | Under Construction (list badge) | Esentepe | Card 110; plans cover 30 | GBP 199,950 | No card date; FAQ 2026 |
| Malibu Zone 5 Tatlisu | Under Construction | Tatlisu | 48 (apartments and shops) | GBP 189,950 | Card 2027; text 2028 |
| Elite Residence Kyrenia | Completed | Kyrenia | Text 38; card 16 | GBP 189,950 | Text: built 2022; no card date |
| Poseidon Girne Bahceli | Completed (list badge) | Bahçeli (Kyrenia) | 48 (card) | GBP 399,950 | Card 2024 |
| Park Avenue Kyrenia | Under Construction | Kyrenia | 24 apartments plus 36 commercial units | GBP 264,950 | Card 2027; text 2026 |
| Carrington 44 Kyrenia | Completed | Kyrenia | 16 | Not published | Card 2019 |
| Carrington 55 Kyrenia | Completed (list badge); photos show scaffolding | Kyrenia | 10 | GBP 249,950 | Card 2025 |
| Gold Tower Kyrenia | Completed | Kyrenia | Not published | Not published | Not published |
| Sea Magic Park Esentepe | Completed | Esentepe | 98 | Not published | Text: built 2016; card 2027 |
| Sea Magic Premium Esentepe | Completed | Esentepe | 30 | Not published | Text: built 2014 |
| Carrington 11 Kyrenia | Completed | Kyrenia | Not published | Not published | Not published |
| The Residence Esentepe | Completed | Esentepe (Bahçeli) | 24 | Not published | Text: built 2008 |
| The Morlais Esentepe | Completed (list badge) | Esentepe or Bahçeli | Not published | Not published | Not published |
| Sea Magic Esentepe | Mixed: list badge Completed; Garden is off plan | Esentepe | Not published | Not published | Not published |
| Carrington 22 Kyrenia | Completed | Kyrenia | 38 | GBP 290,950 | Card 2019; text 2018 |
| Sunset Valley Tatlisu | Completed (list badge) | Tatlisu (English); Bahçeli (Turkish, German, Russian) | Not published | Not published | Not published |
| Sea Magic Royal Esentepe (this page) | Completed | Esentepe | Text 44; FAQ and cards 12 | GBP 369,950 | Card 2021; text 2019 |
Only 14 of the 24 pages print a starting price, and Royal sits third among them at GBP 369,950, behind Malibu (GBP 399,951) and Poseidon Girne Bahceli (GBP 399,950) and ahead of Lagoon (GBP 344,950); the two other completed Sea Magic apartment schemes, Premium and Park, print none. The off-plan Sea Magic Garden prints GBP 199,950, GBP 170,000 below Royal (calculated), with a three-year plan instead of a one-year plan.
Royal shares its payment wording with Park, Deluxe, The Residence and Carrington 22, and its unit-count and year conflicts resemble those on the Park page (card 2027, text 2016) and the Elite Residence page (card 16, text 38). Pages with a single, consistent count, such as Carrington 22 (38 units) and Atlantis Beach Apartments (43 units), are easier to match to a unit schedule. None of this ranks the projects; it records how much each page leaves to be confirmed.
The About page describes Carrington Group as a family-run company that has developed, built and managed villas and apartments on the North Cyprus coast for over 35 years. The home page, the project pages and the title of the About page itself give 30 years instead, so the page set carries two figures for the same claim. The About page names Kyrenia and Esentepe as the areas of its projects.
It states that every development uses internationally certified building materials and comes with a 5-year structural warranty, and it lists services offered under one 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. These are the company’s statements; this guide has seen no certificate, warranty text or service agreement.
The About page prints no company registration number, no list of projects with completion dates and no named officers. The portfolio on the developer’s projects page is the source for the table in section 7. The UK Government guidance lists lawyers who act for both the vendor and the builder among the general problems it names, which is why independent confirmation of title and of the unit count is treated here as a separate step.
Sea Magic Royal Esentepe is a completed apartment project in the Sea Magic area of Esentepe, in the Kyrenia district, presented by Carrington Group on a 10,534 m² site 100 m from the coastline. The page lists 2+1 garden apartments and 2+1 penthouses with private roof terraces, a starting price of GBP 369,950, indoor and outdoor pools, a spa, a gym, sports courts and a restaurant. The page does not state a title-deed category, a street address or a parcel number.
The list badge says Completed, the text says “Built in 2019” twice, and the FAQ calls it a completed phase within the Sea Magic project. The header card, however, shows a delivery date of 2021, as do the English list card and the Turkish and German pages. The page does not explain the difference, and it may reflect construction against delivery or final approval. The certificate of final approval and the handover record would give the dates.
The English body text and Summary say 44 apartments; the English FAQ says only 12, and the Turkish and German header cards also show 12. The English page has no units card. The floor plans label 22 units, 16 in block D and 6 in the E/F plans (calculated by reading the plans), or 28 if the E/F plans serve two blocks. This guide does not choose a number; a numbered unit schedule would settle it.
The text prints no unit areas. The plans print 2+1 units of 75 m² closed area with a 16 m² terrace, and 3+1 units of 100 m² closed area with a 35 m² terrace. First-floor units have roof terraces of 36 m² (2+1) and 47 m² (3+1). The text names only 2+1 types, so the 3+1 type appears on the plans alone. The definition of closed area is not given.
The header card shows a starting price of GBP 369,950 without a unit type; no other Carrington page repeats the figure. The payment plan is a deposit of 5,000 (GBP, EUR, USD or cryptocurrency), 50% within 4 weeks and 50% over one year, interest-free. The body says the 4 weeks run after the deposit and the Payment Plan tab says from contract signature. Whether the deposit counts towards the 50% is not stated.
The developer says 100 m to the sea, 39 km to Ercan and 85 km to Larnaca. Calculated from the map pin, Kyrenia Castle is 21.1 km in a straight line and 25.7 km by road, and Ercan Airport is 21.6 km and 37.8 km. The Esentepe village-centre point is about 2.5 km away. The 100 m figure was not measured, and no TRNC shoreline setback rule was found in the sources read.
Carrington’s community overview lists Sea Magic Villas, Premium, Park and Garden and names neither Royal nor Deluxe, while Royal’s FAQ calls it a phase within the Sea Magic project. Royal, Premium and Park share distances, facility lists and map pins within about 80 m of one another. Garden is off plan and Deluxe is listed as under construction. Which facilities are shared across phases is not stated.
The page states none. The Land Registry holds the answer for each unit: owner, title category, mortgages and encumbrances appear in an official search, and condominium title or a condominium easement must exist before a sale and before a foreign purchase-permit application. Esentepe was a Greek Cypriot village until 1974, so the parcel history deserves a lawyer’s check before payment.
As of 26 October 2026 a foreigner needs a Council of Ministers purchase permit and, under Decree-Law 89/2026, may buy up to three apartments; the consolidated Law 52/2008 still says one. That decree lapses after 90 days, about 5 November 2026, unless Parliament enacts it. A property worth GBP 300,000 or more, titled to the buyer, supports a 10-year residence permit under the other conditions of the Residence and Visa Regulation, but buying does not give citizenship. See the foreign-buyer guide and the residence and citizenship page.
A letting of up to 60 days of a unit built as housing falls under the Holiday Houses Law, which requires registration with the Tourism Planning Department, a registration certificate and an operating permit. Income tax on rent is withheld at 10% of gross rent (Income Tax Law). The page offers no figures for occupancy or rent, and this guide gives none. The renting-out guide covers the rules in more detail.
Last checked: 26 October 2026. Sources:
This is not legal, tax or financial advice.
"*" indicates required fields
