North Cyprus Property Prices by Town: What Listings Show (2026)

North Cyprus Property Prices by Town: What Listings Show (2026)

North Cyprus property prices on our 76 listing pages run from GBP 48,900 for the lowest resale ask to GBP 1,500,000 for the highest, but the number printed on a page can mean three different things: 26 listings show a developer “from” price, 18 show a resale asking price, and 32 show “On request”. This guide, written as of 24 October 2026, counts and sorts all 76 listings by town and by kind of figure, so that a price in İskele, Tatlısu, Esentepe, Famagusta or Boğaz can be read for what it is.

It then builds price-per-square-metre tables only where a price and a size are both published, compares resale asks with developer starting prices, converts sterling to lira at the TRNC Central Bank effective selling rate, adds the Land Registry fee, stamp duty and permit fee that sit on top of a quoted price, and sets out what the TRNC Statistical Institute does and does not publish. It is a reading guide to published figures, not a market index and not advice to buy; no official house-price index for the north was found, and the guide makes no statement about future prices. The wider process is in our step-by-step buying guide and the Northern Cyprus country page.

North Cyprus Property Prices at a Glance

The table below is the whole data set in one place. Every figure comes from the price field of a listing page as read on 24 October 2026 (the pages show sterling for all 76 listings), or from the official sources named in the last column.

Two points follow from the table. First, the median developer “from” price (GBP 137,500) sits well above the median resale ask (GBP 80,500), but the two groups describe different projects, ages and sizes, so the gap is not a like-for-like difference. Second, 32 of 76 listings (42%) carry no number at all, which means any average computed from the other 44 describes the listings that publish prices, not the whole portfolio of North Cyprus property prices.

Four Kinds of Figure Behind North Cyprus Property Prices

Before towns can be compared, the figure has to be classified. The same sterling number can be a floor, an ask, a quote for one unit type or a placeholder, and a listing portfolio that mixes these without saying so produces averages that mean nothing. Our listing pages use four distinct wordings, and each carries different information.

The 19 listings in the third row are 13 older listings whose unit lists give a price or a price range per type and six Döveç Group projects with a minimum per unit type. They overlap with the first row, because a unit-level figure sits behind a “from” headline. Resale pages also give a lowest ask per type, and those are counted in the second row.

Developer “from” prices

A “from” price is a floor set by the developer, and the developer chooses the unit that sets it. On the Courtyard Platinum listing the floor, GBP 127,000, is the price of a 36 m² studio; the 3+1 types on the same page start at GBP 316,000. A reader who sees only the headline learns the entry ticket for the smallest unit, not the price of a family home in the project.

Resale asking prices

A resale ask is what an owner or an agent advertises on a portal. The resale pages on our site record the lowest ask seen for each unit type, the portal, and the month of the advert. For example, the Sea Life Plus page records a 45 m² studio at GBP 48,900 (101evler.com, April 2026) and a 2+1 of 80 m² at GBP 85,000 (March 2026). These are adverts of single units, not a price series.

When the headline and the developer’s own figures differ

The developers’ own headline figures are not fixed either. Our six Döveç Group listing pages carry the starting prices as read on the developer’s site on 18 October 2026. On 24 October 2026 the structured data on the developer’s project pages showed the same figure for four of the six and a lower one for two. The comparison is below.

The arithmetic is simple: 146,000 minus 156,000 is -10,000, which is 6.4% of 156,000; 214,000 minus 220,000 is -6,000, or 2.7% of 220,000. The lesson is not that either figure is wrong. A developer “from” price is a live number on the developer’s side, a listing page is a dated copy of it, and the Döveç Group Querencia page and the other project pages should be checked on the day a decision is made. The figures in the town tables below are the listing-page figures of 24 October 2026, so they carry the 18 October developer readings for these two projects.

“On request” is data too

Thirty-two listings publish no number. Seven are Isatis-group projects (Isatis 1 to 5, Fiora and Sunrise), whose pages give unit sizes but no prices; ten are Cyprus Constructions projects in Esentepe. For the Cyprus Constructions group the Cyprus Constructions projects page does print “from” prices, which our guides record with their date (23 October 2026): GBP 154,950 for Aloha Homes, GBP 94,950 for Bahamas Homes, GBP 99,950 for Hawaii Homes, GBP 144,950 for the Phuket wellness resort, GBP 1,450,000 for Edremit Villas and GBP 220,000 for Pearl Island. The unit cards on the same developer pages carry prices that our guides found do not reconcile with those headlines, so the cards are not used here. See, for example, the guides to Aloha Homes, Bahamas Homes and Pearl Island. For Pearl Island the developer pages show three different figures for the same 35 m² studio, which is why our listing says “On request”.

North Cyprus Property Prices by Town: 76 Listings Sorted

The next table groups the 76 listings by the town tag on the listing page. A tag is the page’s location field, not a municipal boundary: Courtyard Platinum is named for İskele but tagged Boğaz because the developer’s address field reads Boğaz, and the table follows the tag. Medians are given only where a group has three or more figures of one kind.

Three patterns show in the counts rather than in any average. İskele holds 23 of 76 listings (30%) and 12 of the 18 resale asks, so resale evidence in the portfolio is concentrated in one town. Esentepe has 14 listings but only three numbers, because eleven of its listings are “On request”. And the single-listing towns include both the lowest developer figure in the portfolio (GBP 62,000 at Olea Grand in Geçitkale) and a villa project from GBP 799,000 (CataLux Villas in Çatalköy), which is why a “North Cyprus average” hides more than it shows.

Town context for the tags is in the Famagusta city page, the Esentepe city page and the town-by-town guide; this guide stays with the prices.

İskele and Long Beach: Where Resale Asks Are Concentrated

İskele is the largest group by count and the only one with a deep set of both kinds of figure. Its eight developer “from” prices run from GBP 80,000 to GBP 220,000. At the low end, Sea Breeze shows GBP 80,000 (up to GBP 195,000) for a project whose page describes 220 studios and 8 studio penthouses with listed sizes of 38.5 to 69 m²; Seaside Oasis shows GBP 98,000 (up to GBP 202,500), with sizes of 36 to 125 m²; and Grand Point shows GBP 120,500 (up to GBP 163,000) for 1+1 apartments of 46 to 49.5 m² and 2+1 apartments of 56 m². The upper end is Grande Palazzo at GBP 220,000 for a 2+1 of 120.4 to 131.5 m², with villas on the same page up to GBP 570,000.

The Döveç Group projects fill the middle of the range: D-Point at GBP 132,000 for a 34 m² studio, Four Seasons Life III at GBP 135,000 for a 36 m² studio, Milagro Villa and Residence at GBP 150,000 for 2+1 apartments of 70 to 83 m², and Querencia at GBP 156,000 for a 39 m² studio. Five of the eight headlines (Sea Breeze, Seaside Oasis, D-Point, Four Seasons Life III and Querencia) are set by a studio of 34 to 39 m², so the headline measures the smallest unit and says little about the larger types.

The 12 resale asks start lower, at GBP 48,900, and end at GBP 140,000. The table lists them in ascending order with the unit that sets the ask, taken from the unit tables on each resale page.

Nine of the 12 asks are studios, so the İskele resale median of GBP 77,500 is mostly a median of studio asks. A buyer comparing a GBP 140,000 two-bedroom ask with a GBP 48,900 studio ask is comparing different products; per-square-metre figures, further down, put the two on one footing. Three İskele listings are “On request”: Bellagio (a pre-sale project), Caesar Resort and Terra Life.

Famagusta and Boğaz: Few Numbers, Wide Spread

Famagusta has 11 listings and only four numbers. Sakarya Gardens shows “Starting from” GBP 129,000, with studios of 44.37 to 55.49 m² and the title deed type “Exchange” stated on the page for every unit type; Aura Gardens shows GBP 140,000 for a 47 m² 1+1, with 2+1 apartments at GBP 204,800 to 256,000. The two resale asks are Sky Sakarya at GBP 63,500 (a 50 m² studio, 101evler.com, August 2026) and Angel Towers at GBP 77,500 (a 65 m² 1+1, October 2026). The page for Urban Oasis, which describes 20 apartments with two or three bedrooms, shows “Starting from: On request”.

Six of Famagusta’s seven “On request” entries are Isatis-group projects (the seventh is Urban Oasis). They publish sizes but no prices: Isatis 1 lists units of 70 to 75 m², Isatis 2 70 to 90 m², Isatis 3 62 to 82 m², Isatis 4 65 to 83 m², Isatis 5 75 to 151 m² and Fiora 92 to 168 m². Size without price cannot give a price per square metre, so these six are absent from the per-m² tables.

Boğaz has six listings: the Courtyard Platinum entry at GBP 127,000, a resale ask of GBP 1,500,000 for a 271 m² triplex villa at Solmaris (101evler.com, October 2026), and four Afik Group projects that publish no price: Caesar Blue, Caesar Palm Jumeirah, Caesar Beach and Blue Line Villas. A town with one apartment floor and one villa ask, 11.8 times apart (1,500,000 divided by 127,000), has a spread, not a typical price.

Tatlısu, Esentepe, Ötüken and Yeni Boğaziçi

The northern coast and the Karpaz-side towns show the widest ranges. In Tatlısu the four developer figures are Hillside at GBP 111,000 (up to GBP 195,000), K Archipelago at GBP 163,000 (up to GBP 385,000), La Casalia at GBP 178,000 and Natulux at GBP 220,000. La Casalia’s unit list also contains a 3+1 duplex villa at GBP 2,057,000, which is 11.6 times its own headline (2,057,000 divided by 178,000) and an outlier the page itself flags for written confirmation. The other three Tatlısu listings, two Afik projects (Caesar Bay and Caesar Breeze) and K-Villas Archipelago, publish no price.

Esentepe has the single highest developer “from” figure in the portfolio, ESVillas at GBP 1,044,000 for a 548 m² villa, and two apartment-led entries: Grand Crystal Resort from GBP 114,900 (studios of 45 to 58 m²) and Via Mare, whose headline is GBP 120,900 and whose unit list runs to a 4+1 of 347 m² at GBP 2,200,000. The eleven “On request” listings are ten Cyprus Constructions projects (Hawaii Homes, Phuket Wellness Resort, Edremit Villas and others) and the Afik project Caesar Cliff.

Ötüken has three developer figures that sit close together: Elysium 2 at GBP 160,000, Infinity at GBP 170,000 and Elysium at GBP 180,000, with listed sizes starting at 86, 87 and 93 m². These are the Elysium 2, Infinity and Elysium pages. Yeni Boğaziçi shows Orchard from GBP 115,000 (up to GBP 550,000, with sizes of 44 to 310 m²) and two resale asks: GBP 180,000 for an 88 m² 2+1 at Neo Residence and GBP 340,000 for a 253 m² villa at Emere Villas (101evler.com, February 2026). The La Isla Villas page in Ötüken shows no headline but records resale asks of GBP 150,700 for a 105 m² 2+1, GBP 226,000 for a 130 m² 3+1 and GBP 446,000 for a 326 m² 4+1 (all 101evler.com, October 2026).

North Cyprus Property Prices per Square Metre: Only Where Both Figures Exist

A price per square metre can be calculated in two honest ways from listing pages, and both are limited. The first divides a project’s entry price by the smallest size on its page; the second divides the price of a named unit type by that type’s own published size. The first method is the one used on our Northern Cyprus country page, and it is a rough indicator because the smallest size and the lowest price may belong to different units. The second is an exact ratio, but only a few projects publish a price and a size for the same type.

Method one: entry price divided by smallest listed size

Twenty-six developer-priced projects also show a size. The table gives the range for each town tag with two or more such projects, and the single value for the others that are named.

The spread between the lowest and highest project is 3.5 times (4,341 divided by 1,240). The headline “from” prices span 16.8 times (1,044,000 divided by 62,000), so dividing by size removes most of the difference between a studio project and a villa project. It is still not a market price per square metre: a GBP 1,044,000 villa that divides to GBP 1,905 per m² and a GBP 156,000 studio that divides to GBP 4,000 per m² are different products, and neither figure says anything about the town on its own.

Method two: price and size of the same unit type

Where a page prints a size and a minimum price for the same type, the division is exact for that minimum. The table collects every such type from the Döveç Group pages and from the older listing pages with a single size. Döveç prices are the type minimums on our listing pages as read on 18 October 2026; the two projects whose developer headline changed by 24 October (Querencia and Natulux) are marked with an asterisk.

Reading the table shows three things. Within a project the price per square metre usually falls as units get larger: at Courtyard Platinum it is GBP 3,528 for the studio and GBP 2,341 for the 3+1, a difference of GBP 1,187 per m² (3,528 minus 2,341), and at D-Point it falls from GBP 3,882 to GBP 1,873. The pattern is not universal: at La Casalia and Natulux the larger types carry a higher figure, up to GBP 5,349 and GBP 5,205. And across projects the same type differs a great deal: a 3+1 comes to GBP 1,873 per m² at D-Point, GBP 2,341 at Courtyard Platinum and GBP 2,358 at Querencia.

The older listing pages with ranges give narrower exact checks. Olea Grand’s 3+1 of 104 m² is priced at GBP 112,000 to 119,000, which is GBP 1,077 to 1,144 per m² (112,000 / 104 and 119,000 / 104); Grande Palazzo’s 3+1 of 135 m² is GBP 245,000 to 265,000, or GBP 1,815 to 1,963 per m²; Grand Point’s 2+1 of 56 m² is GBP 145,000 to 163,000, or GBP 2,589 to 2,911 per m². CataLux Villas’ 4+1 villas of 377 to 379 m² start at GBP 799,000, about GBP 2,119 per m² when divided by 377. These pages are undated, so the figures are what the page showed on 24 October 2026, not a price list the developer has reconfirmed.

Resale Asks Compared with Developer Starting Prices

Forty-five unit-level asks are recorded on the resale pages, 42 of them with a size. Dividing each ask by its size gives a range of GBP 700 to GBP 5,535 per m²; the low figure is a 250 m² villa at Royalsun Elite Residence (GBP 175,000) and the high figure is the 271 m² Solmaris triplex at GBP 1,500,000. The median across the 42 is GBP 1,536 per m². Grouped by named type, the asks look like this.

The developer type minimums in the previous section run from GBP 1,873 to GBP 6,340 per m², and the median of the 26 entry-price ratios is GBP 2,617. So the resale asks recorded here are lower per square metre than the developer starting prices recorded here. Five facts stop that from being a statement about “resale versus new”: the two groups are different projects; the asks are single adverts, and the lowest one seen for each type; an ask is not a sale price; the resale units are older, with the Four Seasons Life I page recording a 2019 build; and the sizes on adverts are often unlabelled as net or gross.

The scatter inside the resale set is also large. At Sky Sakarya in Famagusta the page records a 50 m² studio at GBP 63,500 (GBP 1,270 per m²) and a 60 m² 1+1 at GBP 120,000 (GBP 2,000 per m²), so the larger unit is asked at 1.9 times the price for 1.2 times the area (120,000 divided by 63,500, and 60 divided by 50). Such an inversion usually means the adverts describe units of different condition, floor or furnishing, and it is a reason not to treat any single ask as a benchmark for a project.

Prices by Unit Type: Studios to Villas

A different cut ignores the town and looks at the unit type. The table uses only unit-level developer figures with a price printed beside a named type: the 13 older listings with unit lists and the Döveç Group type minimums. It excludes resale asks, and it excludes any card the listing page flags as a template value.

Two features stand out. The lowest figure for three of the first four types is the same project, Olea Grand in Geçitkale, an inland town that its page describes as a 15-minute drive from Long Beach; the lowest developer numbers in the portfolio come from a project away from the coast. And the studio row shows that the “highest published” is as much a function of the range a developer chooses to print as of the unit: K Archipelago prints a studio range of GBP 163,000 to 252,000 across sizes of 45 to 116 m², so its upper figure is for a much larger studio than Sea Breeze’s.

Sterling, Lira and the Exchange Rate Behind North Cyprus Property Prices

All 76 listings are priced in pounds sterling. The legal currency of the TRNC is the Turkish lira, and the Foreign Exchange Law 38/1997 lets parties hold foreign currency, use it as a means of exchange and write contract amounts in it. A sterling price is therefore a contract convention, not legal tender, and the lira appears at the points where the state charges: stamp duty on a foreign-currency amount is computed in lira at the official effective selling rate on the stamping date, and the permit fee is set as a share of the minimum wage in lira.

The TRNC Central Bank published an effective selling rate of TL 66.6323 per pound (and an effective buying rate of TL 66.1411) valid from 24 to 26 October 2026. Our guides for Isatis 3 and Natulux cite TL 66.1047 for 17 to 19 October, so the selling rate moved by 0.8% in a week (66.6323 divided by 66.1047, minus 1). At the 24 October rate, the reference prices in this guide are worth the following in lira.

The table is arithmetic, not a quote. A bank applies its own rate and charges on the day of a transfer, and the TRNC Statistical Institute consumer price bulletin for September 2026 reported consumer prices up 35.02% over the 12 months to September 2026 (28.15% since December 2025), which is the context for why a sterling figure and a lira figure for the same flat drift apart over a payment schedule. The Financial Transactions Tax Law 62/2026, in force from 1 October 2026, taxes foreign-exchange sales at 0.1% of the amount, collected through financial institutions; the cost table below does not include it.

A sterling contract fixes the buyer’s base in pounds, while the stamp duty is converted at the stamping-day rate and the permit fee is a lira amount. Under Law 52/2008 the taxes and fees on a transfer are shared by buyer and seller according to the legislation in force. The North and South Cyprus comparison sets out how the euro in the Republic of Cyprus changes this picture.

Fees, Duties and Payment Plans on Top of a Quoted Price

A listing figure is a purchase price, not a total cost. The official charges that apply to a foreign buyer’s first purchase, as of 24 October 2026, are the Land Registry fee set in Resmi Gazete No. 197 of 7 October 2026 (4% for a first property, 5.5% for a second and 6% for a third, valid to 5 January 2027 inclusive, as also reported by Haber Kıbrıs), stamp duty on the sale agreement of 0.5% under the Stamp Duty Law 19/1963, the permit application fee of half the gross monthly minimum wage (TL 70,893 from 1 July 2026 per the Tax Department minimum wage notice, so TL 35,446.50), and VAT where it applies. The VAT regulation of 7 October 2026 puts housing up to 300 m² of closed area in the 5% schedule and larger housing in the 10% schedule (VAT rates regulation updated on 7 October 2026); our listing data does not say whether a quoted price includes it. The acquisition limits sit in Decree-Law 89/2026 (Resmi Gazete No. 147 of 7 August 2026), a Council of Ministers decree whose 90-day validity ends about 5 November 2026 unless Parliament enacts it; the consolidated Law 52/2008 on the mevzuat site still shows a stricter text.

The worked example uses the Four Seasons Life III studio minimum of GBP 135,000 and the 24 October rate. The example assumes the Land Registry fee is charged on the declared price.

The full list of taxes and the sources for each rate are in our North Cyprus property taxes and fees guide. Legal, notary and utility-connection costs are not included. For the permit step, the rule and the 1-year and 75-working-day deadlines in the decree are summarised in the guide on who may buy and how many properties.

Payment plans change what the price means

Older listing pages state the plan that goes with the price, and the plan is part of the offer. Reading the stated plans side by side shows why two projects with the same headline may not cost the same cash on the same day.

If the Grande Palazzo discount applies to the GBP 220,000 headline, the third option would take off 5% of 220,000, which is GBP 11,000, leaving GBP 209,000 for payment in full within 3 to 6 months; the page does not say which price the discount applies to. Several dates on these older pages have passed (Grand Point’s delivery, Olea Grand’s plan date), so the plan on a page is a starting point for a written offer, not a current quotation. For the contract mechanics of off-plan plans, see the off-plan guide.

What Official Statistics Publish About North Cyprus Property Prices

No official TRNC house-price index, sales count or foreign-sales count was found on the Statistical Institute, Land Registry or Central Bank sites in the fact pack of 17 October 2026, and a further search on 24 October 2026 turned up none. What the Institute does publish is supply and cost data. Its Construction and Parcel Statistics 2025 bulletin, published on 7 October 2026, gives the number of dwelling units with final approval in 2025 by district, which indicates where building is happening, not what it sells for.

The bulletin also lists Lefke with 94 urban units and no rural total in the extract used here, so it is not summed. The totals are our addition. The figures show that Kyrenia and Famagusta districts account for 3,296 of the 5,058 units in the five rows (1,804 plus 1,492, out of 5,058), about 65%, and İskele district for 555 (11%). District boundaries do not match the town tags on listing pages, and the figures do not show how many of these units were sold, to whom, or at what price.

The Institute also publishes the official construction cost per square metre used in its building statistics: TL 43,408 for an apartment block and TL 34,917 for a dwelling in 2025, against TL 32,692 and TL 27,447 in 2024. Those are rises of 32.8% and 27.2% in lira (43,408 divided by 32,692, and 34,917 divided by 27,447). They are costs, not market prices, they are in lira, and they cannot be set beside a sterling listing price without choosing an exchange rate for the same year. The only responsible use is as a reminder that cost data and price data are different things.

The Land Registry announcement of 15 July 2025 adds that, during the roll-out of the web-based land registry system, transfers, mortgages and ownership queries are handled at the Land Registry office of the district where the property is registered. No sales count or declared-price series from those offices was found in any source used for this guide.

Seven Questions to Ask Before Comparing Two Prices

The data above reduces to a short routine. It can be applied to any listing, ours or another source’s, and each step corresponds to a distortion shown in the tables.

1. What kind of figure is it? A developer floor, a resale ask, a unit-type minimum or a placeholder: only figures of the same kind belong in one average.
2. Which unit sets it? If the headline is a 34 to 39 m² studio, as at five of the eight İskele developer headlines, it is not the price of a two-bedroom home.
3. What is the size, and how is it measured? Net, gross, with or without terrace: where the page does not say, a price per square metre is an estimate.
4. What is the date? The Querencia and Natulux headlines moved within a week; resale adverts on our pages are dated by month.
5. Which payment plan goes with it? A 5% discount for payment in full, an interest-free instalment tail or a fixed-until date changes the cash cost.
6. What is excluded? Land Registry fee, stamp duty, the permit fee, VAT where applicable and legal costs sit on top; on the GBP 135,000 example the three official charges came to 4.9%.
7. Which currency, and when converted? A sterling price is fixed in pounds, while the state’s charges follow the lira rate on the day each is paid.

Two further checks are about the property rather than the price: the category of title deed, which the guide to title deed categories and checks explains, and the claims that can attach to land in the north, set out in the article on risks and pre-1974 property claims. Prices are only comparable when those are comparable too; the UK government guidance on buying property in Cyprus recommends independent legal advice. For the rental side of the numbers, see the guide to renting out property.

One rule is price-linked. The Residence Permits and Visas Regulation consolidated on 5 October 2026 sets GBP 300,000 of total property value as the line between a 10-year and a 5-year property-based short-term residence permit for an owner holding title, with no income test in either case. It is a permit rule, not a route to residence or citizenship by purchase; the North Cyprus residency programme article gives the wider context.

Frequently Asked Questions

What are North Cyprus property prices in 2026?

On our 76 listing pages, as of 24 October 2026, 26 listings show a developer “from” price between GBP 62,000 and GBP 1,044,000 (median GBP 137,500), 18 show a resale ask between GBP 48,900 and GBP 1,500,000 (median GBP 80,500), and 32 show “On request”. There is no official index, so these are listing figures, not a market average.

Why do North Cyprus property prices vary so much between towns?

North Cyprus property prices differ by town partly because of the product: a studio of 34 to 39 m² sets many İskele headlines, while villa projects set the highest headlines in Esentepe and Çatalköy. Dividing the entry price by the smallest size narrows the range to GBP 1,240 to GBP 4,341 per m² across 26 projects, but that ratio mixes different units.

Is the “from” price the price I would pay?

No. A “from” price in North Cyprus property prices is the developer’s floor for one unit, usually the smallest. The Courtyard Platinum headline of GBP 127,000 is a 36 m² studio, while its 3+1 starts at GBP 316,000. Developer figures also change: Querencia fell from GBP 156,000 on our page to GBP 146,000 on the developer’s page by 24 October 2026.

How are North Cyprus property prices quoted, in pounds or lira?

All 76 of our listings are quoted in pounds sterling. The TRNC currency is the lira, and the Foreign Exchange Law allows contract amounts in foreign currency. At the Central Bank effective selling rate of TL 66.6323 per pound for 24 to 26 October 2026, GBP 135,000 is TL 8,995,360.

What is the price per square metre in North Cyprus?

North Cyprus property prices per square metre cannot be stated as one number. Using exact type-level data, our tables show GBP 1,873 per m² for a D-Point 3+1 and GBP 6,340 for a Via Mare 4+1 villa. Using entry price divided by the smallest size, the median of 26 projects is GBP 2,617. Resale asks recorded on our pages have a median of GBP 1,536 per m².

Are resale prices in North Cyprus lower than new-build prices?

In the North Cyprus property prices recorded on our pages, resale asks are lower per square metre than developer starting prices, but the samples describe different projects and dates, the asks are single adverts, and an ask is not a sale price. The sample supports no general statement about resale versus new.

What costs sit on top of North Cyprus property prices?

For a foreign buyer’s first purchase: a Land Registry fee of 4% (valid to 5 January 2027), stamp duty of 0.5%, a permit application fee of TL 35,446.50, and VAT where it applies, plus legal costs. On GBP 135,000 the first three come to about GBP 6,607, or 4.9%, before VAT. The taxes guide has the detail.

Do North Cyprus property prices include VAT?

Our listing pages do not state whether North Cyprus property prices include VAT. The 7 October 2026 VAT regulation puts housing up to 300 m² of closed area in the 5% schedule and larger housing in the 10% schedule. Ask the developer to state in writing whether the quoted price includes VAT.

Why do some listings show “On request” instead of a price?

Thirty-two of 76 publish no number that our page can attribute. For the Isatis projects the developer publishes sizes but no price; for the Cyprus Constructions projects the developer’s own pages show conflicting figures, so the listing shows none. A price is obtained from the developer.

Where can I find official North Cyprus property price statistics?

None were found for North Cyprus property prices. The TRNC Statistical Institute publishes consumer prices (+35.02% over the 12 months to September 2026), construction cost per square metre and approved dwelling units by district, but no house-price index or sales series. Treat any “average price per m²” without a named method with caution.

Last checked: 24 October 2026. Sources: Resmi Gazete No. 147 of 7 August 2026; Resmi Gazete No. 197 of 7 October 2026; Haber Kıbrıs; TRNC Central Bank; TRNC Statistical Institute consumer price bulletin for September 2026; Construction and Parcel Statistics 2025 bulletin; VAT rates regulation updated on 7 October 2026; Stamp Duty Law 19/1963; Tax Department minimum wage notice; Law 52/2008; Foreign Exchange Law 38/1997; Residence Permits and Visas Regulation consolidated on 5 October 2026; Land Registry announcement of 15 July 2025; UK government guidance on buying property in Cyprus; Financial Transactions Tax Law 62/2026; Döveç Group Querencia page; Döveç Group project pages; Cyprus Constructions projects page; 101evler.com. Listing figures are from the price fields and unit tables of the uinvestgroup.com listing pages read on 24 October 2026; resale asks are quoted from the portals and months named on those pages.