Studios for Sale: Northern Cyprus, Oman and Dubai

The short answer

Studios for sale on this page means 43 listings that carry the Studio property-type tag on this site: 34 in Northern Cyprus, priced in pounds sterling, 8 in Oman and 1 in Dubai, both priced in US dollars. The tag marks a project that includes a studio among its unit types, so most of the 43 are developments of one-bedroom flats, penthouses and villas in which the studio is the smallest type. Three are described as studio-only on their pages: Pearl Island Esentepe (156 studios of 35 m²), Terra Life Iskele (184 units in two studio types) and Sea Breeze Iskele (220 studios and 8 studio penthouses). The listing pages were read on 28 October 2026 and every figure below is attributed to them or to an official source.

What a card shows is the whole project’s entry price, not the price of a studio. It is the studio price in only eight cases, where the card matches a price that the page ties to a studio: Four Seasons Life III Iskele (£135,000), Querencia Iskele (£156,000), D-Point Iskele (£132,000), La Casalia Tatlisu (£178,000), Maysan in Duqm ($76,700), Solaris in Jebel Sifah ($130,040), The Sustainable City – Yiti ($182,000) and Jewelz by Danube in Dubai ($127,400). Nine projects in all print a price for the studio unit itself; the other listings show a project-level “from” price, a resale asking price whose unit type is not named, or “on request”.

Studio sizes printed on the pages run from 34 m² to 69 m². The smallest is the 1+0 studio at D-Point Iskele (34 m²) and the largest the 69 m² studio at Elysium 2 in Ötüken, whose size figure sits beside a 45 m² rooftop garden and a 17 m² ground-floor garden. Where a page prints both a price and a size for the studio, price per square metre is worked out below: £3,750 to £4,000 for three Iskele projects and £3,787 at La Casalia, about $3,470 to $3,690 in two Omani projects, and AED 11,634 to AED 12,227 at Jewelz. These are unit prices on different dates, in different completion states and in different currencies, so the comparison is arithmetic and not a ranking.

Prices are shown in each listing’s own currency. Conversions on this page use one stated set of rates: the European Central Bank euro reference rates of 28 October 2026 (EUR 1 = USD 1.1133 = GBP 0.83785, which gives GBP 1 = USD 1.3288), the Omani rial peg of USD 2.6008 per rial (Central Bank of Oman, fixed peg) and the UAE dirham peg of AED 3.6725 per US dollar. Each regulation, fee and threshold carries an “as of” date; the closing line lists the sources.

What studios for sale mean in these listings, and how this archive differs from the Studio Apartment archive

The listings use “studio” for a home with no separate bedroom: a single main room that holds the bed, the living area and the kitchen, with a bathroom. Northern Cyprus pages write unit types as N+1, meaning N bedrooms plus a living room, so a 1+1 is a one-bedroom flat and a 1+0 is a studio; the developers’ own pages and our pages read the notation this way. Oman and Dubai pages write “studio”, “1-bedroom” and “2-bedroom”. No size is implied by the word. Across the pages read for this archive the printed studio areas run from 34 m² to 69 m², and several developers publish a second, larger studio type beside the first.

This archive and the Studio Apartment archive are different tags on the same site. The Studio Apartment tag holds two listings, Delux Horizon in Batumi and Jewelz by Danube in Dubai; Jewelz carries both tags. The Studio tag documented here holds 43 listings in three markets and is the wider list, so a project that sells studios can appear here without appearing there. The Oman-only page, studios for sale in Oman, covers a separately compiled set of eight Omani projects that includes Uptown Muscat and Mira Ocean Estates, neither of which carries the Studio tag in this archive; Dar Muscat Hills, which does, is not on that page.

What is in the archive of studios for sale, and how to read a card

Of the 43 listings, 34 are in Northern Cyprus, 8 in Oman and 1 in Dubai. Within Northern Cyprus, 17 are in Iskele (many labelled Long Beach), 5 in Tatlısu, 5 in Esentepe, 2 in Yeni Boğaziçi, 2 in Ötüken and one each in Boğaz, Famagusta and Bafra. The Omani listings are in Muscat Hills (2), Jabal Sifah (2), Yiti, Muscat, Muscat Bay and Duqm. The table gives each market’s card prices in its own currency; the national pages are Northern Cyprus, Oman and UAE.

The wording in front of a card price matters more than the number. In Northern Cyprus 13 cards say “Starting from”, 3 say “From” and 8 say “Resale asks from”, while 10 show “On request”. A “Resale asks from” card is an owner’s asking price for a unit in a project that is no longer sold by the developer at list price; the developer’s own page for those projects publishes no price. The cards do not name the unit type behind any of these prices.

Five ways a card can mislead on a studio

Northern Cyprus: studios for sale inside large multi-type developments

Thirty-four of the 43 listings are in Northern Cyprus, and 28 of those belong to seven developers whose profiles are on this site. The unit counts below are the developers’ own, as read on the listing pages; they are project totals, not studio counts. The developer directory for Northern Cyprus lists all profiles.

Iskele dominates with 17 of 34 listings, from the Long Beach waterfront to the inland road. The guide to North Cyprus property prices by town sets the project prices against each other, and the guide on whether foreigners can buy in North Cyprus covers the permit that every one of these purchases needs.

Northern Cyprus studios with a printed size

Fifteen Northern Cyprus listings print a studio size on the page. The table lists them with the status the page gives and the card price, so that a reader can see which sizes sit beside a price for the same unit.

Three things stand out. First, the printed studio area is not a single basis: Malibu Zone 5 counts 35 m² closed plus 7 m² of balcony as 42 m² total, Pearl Island gives 35 m² gross plus an 8 m² terrace and, on first-floor units, a 35 m² roof terrace, and Hillside and Elysium 2 print garden areas beside the size. Second, the range is wide for a single word: Courtyard Long Beach’s 50 m² studio is about 1.5 times the 34 m² studio at D-Point (50 ÷ 34 = 1.47). Third, the two Caesar sizes come from archived holiday-let pages of the developer and are not a current sale specification.

Northern Cyprus listings that name a studio but print no size

Nineteen Northern Cyprus listings mention a studio without printing its area. The table records what each page does say about studios, using only the page’s own words and numbers.

One tagging point: the page for Seaside Oasis lists 1+1, 2+1 and 1+1 penthouse apartments and no studio, and the Bahamas Homes page names studio penthouses without a size. Both carry the Studio tag; a reader looking for a studio there should ask the seller for the unit list. Our guides to the cost of buying, building and renting in North Cyprus and the buying process explain what a written unit schedule normally contains.

Price per square metre: the arithmetic, and studio against one-bedroom

Price per square metre is calculated only where one page gives both a price tied to the studio and its area. The sum is price divided by area; nothing is estimated. The US-dollar column converts the Northern Cyprus rows at GBP 1 = USD 1.3288 (ECB cross rate, 28 October 2026) and shows the Dubai row at the AED peg, so that the three markets can be read side by side. Square feet are converted at 10.7639 sq ft per m².

Pearl Island is the outlier. Its £6,286 per m² rests on the single project-level figure that the developer’s projects page shows; the same developer’s detail-page header shows £149,800 and its unit card £299,950, which our listing page identifies as template values repeated across other projects. The Pearl Island sum therefore carries more uncertainty than the others, and the 35 m² is gross.

The Malibu Zone 5 page shows how much the answer depends on which unit the card refers to. Its card says “From £189,950” without a unit type; the page’s own arithmetic divides it by the 42 m² studio (£4,523 per m²) and by the 52 m² one-bedroom garden flat (£3,653 per m²) and does not choose. No per-square-metre rate for that project is therefore used above.

A studio against a one-bedroom in the same project

Where a page prints both, a studio is smaller than the one-bedroom by 16% to 45% of the one-bedroom’s area, and in all five priced pairs it costs less in total. Price per square metre points both ways: the studio is dearer per m² at Four Seasons Life III and D-Point and cheaper at Querencia and La Casalia, and level to within $3 per sq ft at The Sustainable City – Yiti, which is why the studio’s share of a project’s card price needs a unit price list and not a rule of thumb.

Oman: studios for sale in freehold complexes and one leasehold zone

Eight Omani listings carry the Studio tag, covering seven distinct projects because The Sustainable City has two cards. Five of the seven print a studio size in square feet or square metres, and three print a price tied to a studio (a fourth, The Beachfront, prices studios and simplex apartments together). Foreign freehold in Oman sits in licensed Integrated Tourism Complexes (ITCs) and in a small number of other designated areas; our guide to freehold property in Oman lists the legal basis, and the Oman Ministry of Housing and Urban Planning registers title. Duqm is the exception on this list: its listing describes a 99-year leasehold in a special economic zone, not an ITC freehold.

Three points follow from the table. First, printed Omani studio sizes run from 37.4 m² at Solaris to 59 m² at Zen Residences, and up to 67.79 m² at Dar Muscat Hills, while printed studio prices in freehold projects run from $130,040 to $182,000, against $76,700 for the Maysan leasehold. Second, Solaris’s OMR 50,000 is a September 2024 reference on a page that now describes the project as secondary stock, so the current price of a unit is set by the owner. Third, Dar Muscat Hills lists 55 studios in a mixed-use building and no price; whether a unit there qualifies for any residency route depends on the plot’s title category, which the developer states in its sales documents. For the wider Omani market see the apartments for sale in Oman page and the per-square-metre guide to Omani projects; the project guide to The Sustainable City – Yiti covers its studio line in more detail.

Dubai: one tag, one completed tower

The single Dubai listing, Jewelz by Danube in Arjan, Dubailand, is a completed freehold tower of 463 studio, one- and two-bedroom apartments according to the developer (Danube Properties, Jewelz project page). Our listing page shows a studio of 412 to 433 sq ft from AED 468,000 ($127,400 on the card), and notes that the developer’s own page lists the project as sold out with no starting price, so any unit offered today is a resale. The page gives no payment plan, because terms depend on the individual unit and seller. Dubai prices in dirhams, pegged at AED 3.6725 to the US dollar, and the Dubai city page lists the rest of the portfolio.

The Dubai Golden Visa guide, the guide to property tax and fees in Dubai and the mortgage guide for foreigners cover the rules that surround a purchase of this size; the off-plan guide explains how the process differs for a unit that is not yet built.

Buying costs for studios for sale in Northern Cyprus

Northern Cyprus has the most steps and the most variables. A foreigner needs a purchase permit from the Council of Ministers, applied for through the Interior Ministry Property Unit, and the Land Registry transfer follows. The limits on how many properties one foreigner may buy were reset by Decree-Law 89/2026, printed in Official Gazette No. 147, 7 August 2026: as of 28 October 2026 the decree text allows a foreign buyer up to three apartments (six for nationals of states that recognise the TRNC and grant the same right to TRNC citizens), a detached house on land of up to 3,300 m², or two two-storey villas inside a mass-housing project. For apartments on one parcel, related foreigners or foreigners of one nationality may not buy more than half of the units, and no more than 80% of a housing project in a zoned area may be sold to foreigners. The decree applies for as long as it remains in force; the gazette describes a 90-day constitutional validity for the preceding decree, so a reader should check the text in force on the day of signing.

The time limits matter for a small unit bought in instalments. Under the decree the stamped sale agreement must be registered at the district Land Registry within one month, together with the permit application, or it lapses; the transfer fees are payable within 75 working days of the permit’s gazette publication; and the transfer itself must be made within one year of that publication (or of full payment, where no mortgage favours the seller). Local authorities may not provide water connections, and the electricity authority may not provide supply connections other than for construction, until the taxes and fees have been paid.

Applied to a studio at the Four Seasons Life III price of £135,000 (the unit price our listing page prints), the official lines come to the amounts below. They are an illustration: the price may or may not include VAT, the Land Registry percentage is applied to the value on which the transfer is registered, and the stamp-duty sum is worked out in lira at the official selling rate on the stamping date.

A buyer of several small units meets the rising scale. Three studios at £135,000 each would cost £5,400 + £7,425 + £8,100 = £20,925 in Land Registry fees, 5.2% of the £405,000 total. The step-by-step guide and the cost guide on this site cover the remaining steps.

Title-deed categories and what the listings state

Northern Cyprus records a title for each parcel, and market guides describe four categories by how the right to the land arose: Turkish (pre-1974), Foreign (pre-1974), Exchange or equivalent (Eşdeğer) and TRNC allocation (Tahsis). The UK Government guidance on property in Cyprus says that ownership of many properties in the north is disputed, that the European Court of Human Rights has held pre-1974 owners to remain the legal owners, that purchasers could face lawsuits in the courts of the Republic of Cyprus whose judgments may be enforced elsewhere in the EU, and that a future settlement could return property to the original owner (last updated 27 November 2019). The Immovable Property Commission is the TRNC body that hears former owners’ claims. Our own country page, Northern Cyprus, and the guide on whether foreigners can buy in North Cyprus set out the categories.

Of the 34 Northern Cyprus listings here, one states a category: Sakarya Gardens prints “Title Deed Type: Exchange” for its studio, 1+1, 2+1 and 3+1 flats. Every other page leaves the category unstated. Because the category is recorded on the deed or in the Land Registry search report for the specific parcel, it can only be read from those documents; the Land Registry announcement of 15 July 2025 says that transfers, mortgages and search reports are handled only by the district office where the property is registered.

Buying costs in Oman and Dubai, side by side

Oman charges a registration fee of 3% of the asset value on a sale, cut from 5% in November 2020 according to the Ministry of Housing and Urban Planning measures reported by the Times of Oman, 2 November 2020 and the Oman Observer; our guides state 3% as of 28 October 2026 and do not say who pays it. Dubai’s registration fee is 4% of the sale value, shown on the Dubai Land Department, property sale registration page as 2% from the seller and 2% from the buyer, with AED 250 for the title deed, AED 10 each for the knowledge and innovation fees and a registration-trustee fee of AED 4,000 for a value of AED 500,000 or more (AED 2,000 below it), plus VAT at the 5% standard rate (UAE Federal Tax Authority, VAT). The page was last updated on 14 October 2026.

The table counts official lines only. Broker commission, bank charges and legal fees are separate, and the Oman line depends on the reservation documents. For Oman, the off-plan guide and the property-tax guide describe the surrounding taxes; for Northern Cyprus, the rates above are those printed in the official texts named in the table.

Payment structures and running costs published on the pages

Only some listing pages print a payment structure. The table shows those that do, as the page states them; none of these is an offer, and the pages themselves say that terms for a specific unit are set in the reservation or sales documents.

Running costs differ more than purchase costs. At Opal Residences the published service charge is OMR 6.5 per m², so a 431 sq ft (about 40 m²) studio carries about OMR 260 a year ($676 at the peg), per our listing page. At The Sustainable City – Yiti the service charge is stated as free for five years on apartments. Zen Residences cites a service charge of AED 10 per sq ft, which on a 635 sq ft studio would be AED 6,350 a year ($1,729 at 3.6725). Solaris quotes its charge per unit on request. In Dubai the approved rate for any project is looked up in the Dubai Land Department, Service Charge Index and multiplied by the unit’s area; on a 412 sq ft studio each AED 1 per sq ft of rate costs AED 412 a year. The guide to service charges in Oman lists what the charges normally cover. Northern Cyprus pages publish no service charge for a studio.

Letting a studio is a separate question. The Courtyard Long Beach listing, citing the TRNC Income Tax Law as consolidated on 25 May 2026 and the Holiday Houses Law as of 17 October 2026, says that rent is subject to a 10% withholding on gross rent and that a tourist let of up to 60 days needs a registration certificate and an operating permit from the Ministry of Tourism before the first guest. This page repeats no rent or yield figure from any listing.

Residency arithmetic: which studios for sale reach which line

A purchase does not itself grant residency; each route is a separate application with its own conditions. The table sets the studio prices that the pages print against each stated threshold. For Northern Cyprus the Residence and Visa Regulation (text of 5 October 2026) gives a short-term permit to an owner who holds a title deed in his or her own name: 10 years where the total value of the properties is £300,000 or more, and 5 years below it, with no income test. If the buyer holds only a stamped and approved sale contract, the permit is 5 years, at least one third of the price must have been paid and the purchase-permit application lodged, and where the contract value is below £300,000 the applicant must also show regular monthly income of one minimum wage. Permanent residence under the Permanent Residence Law 51/2015 (consolidated 25 June 2026) requires, among other conditions, a home worth at least EUR 125,000, six years of uninterrupted permits (three from age 60), a stable income that meets the law’s test, health insurance and limits on time abroad. At the ECB rate of 28 October 2026, EUR 125,000 is £104,731 (125,000 × 0.83785).

Three observations follow from the arithmetic. No studio price on these pages reaches any of the three headline value thresholds on its own: the highest Northern Cyprus unit price printed, £220,000, is 73% of £300,000; the highest Omani studio, OMR 70,000, is 35% of OMR 200,000; and the Dubai studio is 23.4% of AED 2,000,000. Second, only the Dubai Land Department page states that several properties may be added together; our Omani guides treat the OMR 200,000 as applying to one property, so three OMR 70,000 studios (OMR 210,000 in total) are not shown as qualifying. Third, the permanent-residence line in Northern Cyprus is a value of the home, not the whole route, and the other conditions apply. The guide to Golden Residency and the Owner Visa, the guide to Omani residency by property, the page on Northern Cyprus residence and the Cyprus residence permit page set out the conditions in full.

Market by market: how the three compare for a studio

The three markets also differ in what a card promises. In Dubai the card and the page agree on the studio price. In Oman, two cards print a price that belongs to a larger unit (Opal Residences and Zen Residences) and two show no price, so a studio price has to be read from the page. In Northern Cyprus, 18 of 34 cards show a resale asking price or no price at all, and the developer’s page for the same project usually prints none.

A checklist before reserving a studio, and what this page cannot tell you

The checklist below is the list of documents that the legal texts and the listing pages make relevant to a small unit. It is a list of questions to put to the seller, not a statement about any project.

What the pages cannot tell you is substantial. No Northern Cyprus listing here publishes a service charge for a studio; 19 of the 34 print no studio area; 21 of the 43 listings print no studio size at all; and the developer pages behind many of the Northern Cyprus listings are marketing pages that the listing guides themselves flag for contradictions (for example Pearl Island’s 156 studios against an overview panel that says 80). The Studio tag is also not the whole studio market: Uptown Muscat and Mira Ocean Estates sell studios on the Oman studios page yet do not carry the tag here, and the apartment archive and the furnished apartments archive are tagged separately. Rents, yields and resale prices are not printed on any of these pages, and this page does not estimate them.

Frequently Asked Questions

How many studios for sale are on this page?

Studios for sale on this page are 43 listings tagged Studio: 34 in Northern Cyprus, 8 in Oman and 1 in Dubai. A listing is a project, not a unit, so the number of studios actually on sale is larger and no page totals it: Pearl Island alone is described as 156 studios, Terra Life as 184 units and Sea Breeze Iskele as 228 apartments.

What is the lowest studio price for sale shown here?

Among studios for sale here, the lowest price printed for a studio unit is OMR 29,500 ($76,700) at Maysan in Duqm, a 99-year leasehold, followed by $130,040 at Solaris and £132,000 at D-Point Iskele. The lowest card price in the whole archive is £48,900 for Sea Life Plus Iskele, a resale asking price whose unit type the card does not name, so it is not a studio price.

Why does the card price not match the studio price?

Cards show a project’s lowest “from” price. At Opal Residences the card $194,100 is the one-bedroom and at Zen Residences the card $358,900 is the two-bedroom, while their studios are priced on enquiry. Read the unit table on the page.

What does a studio cost per square metre?

For studios for sale where a page prints both figures: £3,750 to £4,000 per m² at three Iskele projects and £3,787 at La Casalia, $3,473 at Solaris and $3,689 at The Sustainable City – Yiti, and AED 11,634 to 12,227 at Jewelz. These are unit prices at different dates, so they are not a market average.

How much does it cost to buy a studio in Northern Cyprus?

For studios for sale in Northern Cyprus, as of 28 October 2026 the official lines for a first property are 4% Land Registry fees (3% + 0.5% + 0.5%) and 0.5% stamp duty, with VAT of 5% on housing up to 300 m² where it applies. On £135,000 that is £6,075 without VAT and £12,825 with it. Legal fees and commission are separate.

How many studios can a foreigner buy in Northern Cyprus?

Decree-Law 89/2026 allows up to three apartments per foreign buyer (six for nationals of states that recognise the TRNC and grant the same right to TRNC citizens), subject to a purchase permit. The decree applies while it remains in force, so check the text on the signing date.

Do any studios qualify for residency?

A purchase does not itself grant residency. No printed studio price reaches £300,000, OMR 200,000 or AED 2,000,000 on its own. In Northern Cyprus the permanent-residence home value of EUR 125,000 (£104,731 at the ECB rate of 28 October 2026) is exceeded by every printed studio price, but that route has other conditions, including six years of permits.

Can a foreigner own a studio freehold in Oman or Dubai?

For studios for sale in Oman, foreign freehold sits in licensed Integrated Tourism Complexes and a few other designated areas; Maysan in Duqm is a 99-year leasehold. In Dubai, Jewelz by Danube is in a designated freehold area per our listing page, and the Dubai Land Department registers the sale at a 4% registration fee.

Which of these studios are completed?

Among the studios for sale, per the pages: Pearl Island Esentepe (completed, resale), Courtyard Long Beach Iskele (delivered May 2021), Panorama Iskele (June 2023), Jewelz by Danube (completed, resale only) and the Grand Crystal blocks A and B (2023). Solaris is described as secondary stock. The rest are ongoing, off-plan or carry conflicting status labels.

How are the studios for sale here different from the Studio Apartment archive?

The Studio Apartment archive holds two listings, Delux Horizon in Batumi and Jewelz by Danube. The studios for sale in this Studio archive number 43 and cover Northern Cyprus, Oman and Dubai; Jewelz is in both.

Last checked: 28 October 2026. Sources: Dubai Land Department, property sale registration; Dubai Land Department, Golden Visa for investors; Dubai Land Department, Service Charge Index; UAE Federal Tax Authority, VAT; Central Bank of Oman, fixed peg; European Central Bank euro reference rates; Official Gazette No. 197, 7 October 2026; Official Gazette No. 147, 7 August 2026; Interior Ministry Property Unit; Land Registry announcement of 15 July 2025; Residence and Visa Regulation (text of 5 October 2026); Permanent Residence Law 51/2015 (consolidated 25 June 2026); TRNC Tax Department VAT rate schedule (7 October 2026); Stamp Duty Law (consolidated); UK Government guidance on property in Cyprus; Immovable Property Commission; Times of Oman, 2 November 2020; Oman Observer; Oman Ministry of Housing and Urban Planning; Danube Properties, Jewelz project page; Carrington, Malibu Zone 5 page; Dovec Group, Courtyard Long Beach page; NorthernLAND projects page; Noyanlar, Neo Residence page; Isatis, Orchard page; Cyprus Constructions company profile.