Bellagio Iskele: 281-Unit Pre-Sale Guide (2026)

Bellagio Iskele is a 281-unit residential project on the İskele Long Beach coast of Northern Cyprus, presented by Noyanlar Group with studio, 1+1 and 2+1 homes. This guide to Bellagio Iskele sets out what the developer’s page states, marks what it hides, and adds sourced context on the area and on buying pre-sale in the TRNC. No price, usable floor area or visible delivery date is published, so each is reported as such; legal figures are dated 17 October 2026.

Overview of Bellagio Iskele

Noyanlar Group’s page for Bellagio Iskele gives the location as “İskele Long Beach”, lists three unit types (Studio, 1+1 and 2+1) and states 281 units in total. Its description, translated from the Turkish original, carries the heading “Close to the Sea, One Step Closer to Comfort” and says the project lies near the sea and the city centre, without naming the centre, a street or a plot.

The amenities it lists are an outdoor/indoor swimming pool, 24/7 security and a playground, and the gallery is split into exterior, interior and social-area images.

The status label on the page reads Ön Satışta, which means pre-sale. Yet Noyanlar files the project under its ready-to-move-in category, and the project card carries the tags “Lüks, Site, Yakında”, where Site marks a residential complex and Yakında means coming soon. These signals disagree, so this page calls the project a pre-sale listing and does not describe it as finished, handed over or ready.

The delivery year, the payment-plan panel and every floor-area figure sit in the page source but are hidden from visitors on all screen sizes, so none of them counts as published. The source holds a delivery year of 2027, but because visitors never see it, it is not relied on here.

The project page also mentions a professional rental management service run by expert teams. It gives no fee, term, income figure or promise of income, and the general rules for letting a Cyprus property are covered in the legal-compliance guide to renting through Airbnb in Cyprus. The Northern Cyprus country page lists the other projects on this site.

Bellagio Iskele unit types and how the unit mix compares

The unit-type line on the project page reads Studio, 1+1, 2+1. The floor-plan section shows plan blocks for only two of the three types, and what those blocks display cannot be used as measurement.

Bellagio Iskele unit type	Named in the unit-type line	Plan block on the page	What the plan block shows	Usable floor area
Studio	Yes	Yes (image titled studio)	Labels for two bedrooms, one living room and a roof terrace	None published
1+1	Yes	Yes	The same labels: two bedrooms, one living room and a roof terrace	None published
2+1	Yes	No	Nothing	None published

A studio and a 1+1 cannot both have two bedrooms, so the labels on the plan blocks contradict the type names. The net and gross area text in both blocks is hidden from visitors, and the values in the source are identical for the two types. The same pair of values also appears on 30 plan blocks across nine Noyanlar project pages, covering studios, one-bedroom units and a commercial unit, which points to placeholder text rather than measurement.

This page therefore states no square-metre figure for any unit.

The second table uses only the developer’s unit counts. It sets this project against the other Noyanlar projects whose location line contains Long Beach, using the totals the developer states.

All figures in this table are calculated from the developer’s figures. The ten projects with a stated total add up to 6,092 units (1,560 + 1,120 + 959 + 820 + 528 + 440 + 281 + 228 + 108 + 48). Bellagio Iskele’s 281 units are 4.6% of that total (281 ÷ 6,092) and rank seventh of ten, at 46.1% of the ten-project average of 609.2 units.

Across all 21 Noyanlar pages that state a unit count, the total is 8,708 and the project ranks tenth, at 3.2% of the total.

On mix, Bellagio is one of six Long Beach projects that list a studio, a 1+1 and a 2+1 together. The other five, Ocean Life Residence, Park Residence, Royal Sun Residence, Royalsun Elite Residence and Sea Life Plus, add a penthouse, villa or 3+1 type on top, while Bellagio lists nothing larger than a 2+1. Four of the eleven Long Beach projects, Park Residence, Royal Sun Residence, Royalsun Elite Residence and Sea Pearl Residence, name a 3+1 or larger type.

The calculation a size comparison normally rests on, area per bedroom or terrace-to-living ratio, is impossible here because no area is usable. The developer also gives no unit count per type, so type shares and an average unit cannot be derived.

The data gap points to a short list of written requests before committing to a home: the net and gross area of the exact unit and of its type, how the gross figure is defined (balconies, shared walls, terraces), the number of units of each type, and the plan for the 2+1, which the page does not show. Without those answers a buyer has a type name and a unit count, and nothing that supports a price-per-square-metre comparison.

Location: İskele Long Beach and the road to Famagusta

The developer’s page places the project at “İskele Long Beach” and gives no street, plot number or coordinates. Long Beach is a colloquial name for the İskele waterfront, not an administrative unit. A 2024 master’s thesis at Eastern Mediterranean University studied the waterfront that locals call Long Beach, took a 3 km stretch as its study area and put the whole İskele district coastline at about 25 km (EMU thesis record).

No official source defines where Long Beach starts or ends, so the 3 km is a researcher’s scope, not a measurement.

Administratively the strip belongs to İskele district. Wikipedia says the district was split from Gazimağusa district in 1998 (Wikipedia: İskele District), and the 2011 census, the latest official count, recorded 22,492 residents (Statistical Institute census table 1). The İskele municipality, covering the town centre, Ötüken, Cevizli, Boğaz and 14 other mahalle, counted 7,906 people in that census (census table 3). In OpenStreetMap the Long Beach roundabout lies inside the Ötüken mahalle (OpenStreetMap boundary lookup).

Noyanlar gives no coordinates, so it cannot be said whether the plot is in Ötüken, in the neighbouring İskele mahalle or elsewhere on the coast.

The page shows a six-place travel-time table in minutes: İskele 3, Gazimağusa 16, Ercan Airport 39, Lefkoşa 49, Larnaca Airport 50 and Girne 54. It does not say where the minutes are measured from or whether they are driving times. A different six-place table (Gazimağusa 24, Lefkoşa 48, other values the same) is repeated verbatim on eight other Noyanlar pages and is a template. These values differ from it, so the template caveat does not apply here, but the missing start point does.

The table below sets the developer’s minutes beside driving estimates the fact pack computed from the Long Beach roundabout, the one coastal anchor point it could place.

Nearby places and distances for Bellagio Iskele	What it is	Developer’s table (minutes)	Fact-pack estimate: km straight-line / km by road / minutes by road	Source
İskele town	District administrative centre	3	4.4 / 5.7 / 7, from the roundabout	OSRM run, 17 Oct 2026
Famagusta (Gazimağusa) Walled City	Historic centre of Famagusta	16 (listed as Gazimağusa)	14.1 / 16.0 / 19, from the roundabout	OSRM run, 17 Oct 2026
Gazimağusa State Hospital	Nearest state hospital with in-patient beds	Not listed	10.2 / 10.7 / 12, from the roundabout	OSRM run, 17 Oct 2026
Eastern Mediterranean University	State university in Famagusta	Not listed	11.3 / 12.0 / 14, from the roundabout	OSRM run, 17 Oct 2026
Salamis site board	Ancient city site north of Famagusta	Not listed	6.6 / 8.1 / 9, from the roundabout	OSRM run, 17 Oct 2026
Ercan Airport	Airport in Lefkoşa district	39	37.6 / 54.7 / 58, from the roundabout	OSRM run, 17 Oct 2026
Larnaca Airport	Republic of Cyprus airport; the route crosses the Green Line, queues not included	50	49.1 / 69.0 / 73, from the roundabout	OSRM run, 17 Oct 2026
Lefkoşa (Nicosia)	Capital	49	50.1 / 65.2 / 70, from İskele town centre, not from Long Beach	OSRM run, 17 Oct 2026
Girne (Kyrenia) Castle	Kyrenia reference point	54	52.6 / 69.0 / 70, from İskele town centre, not from Long Beach	OSRM run, 17 Oct 2026

Wherever both figures exist, the pack’s estimate is longer than the developer’s: İskele 7 against 3 minutes, Famagusta 19 against 16, Ercan 58 against 39, Larnaca 73 against 50. The pack’s estimates come from a public routing service, ignore traffic and border formalities, and start from a stated point. The developer’s table states neither a start point nor a mode, so the two sets cannot be reconciled. The Famagusta city page covers the city that most of these journeys lead to.

Health care is the clearest limit of the area. The Ministry of Health lists six state hospitals, none in İskele (Ministry of Health hospital list), and the 2024 Statistical Yearbook records zero in-patient beds in İskele district, state and private, for every year from 2020 to 2024 (Statistical Yearbook 2024). The district has an İskele Health Centre; the nearest state hospital with beds is in Famagusta, about 10.7 km by road from the roundabout.

A hospital for the Karpaz region is being built, and the Health Minister said on 17 August 2026 that it would be finished by the end of 2026, without giving a site or bed count (Ministry of Health press item). Noyanlar’s corporate page lists a Long Beach Medical Center among its group companies as a hospital; the sources reviewed do not reconcile that with the zero-bed record, so its services are a question for the operator.

The Ministry of National Education’s home page says İskele Evkaf Türk Maarif Koleji began with 326 students and now has 685 (Ministry of National Education). No university campus was found in İskele.

Getting around without a car is poorly documented. Gazimağusa Municipality’s free lines 2 to 5 do not run to İskele (municipal transport page), the airport shuttle operator’s page names no İskele line (KIBHAS), and the thesis’s 2023 fieldwork found no bus station on the waterfront.

The Paralimni station, in the Republic of Cyprus about 25.8 km from İskele town, is the nearest climate series. Its July and August daily highs average 32.9 and 33.3 °C, its January nights 8.1 °C, and it records 331.1 mm of rain a year (WMO World Weather Information Service).

The Environment Protection Department’s rules for turtle-nesting beaches between May and October include a 35 m limit for umbrellas from the sea and shielded lighting, but its 2024 note does not say whether Long Beach lies in a nesting zone (Environment Protection Department note).

Property statistics are thin. The Statistical Institute counts only buildings with final approval, so its figures measure completions, not sales or demand. İskele district had 541 dwelling units approved in 2025 in the residential-building rows, 194 urban and 347 rural, while the bulletin headline gives 555 (construction tables workbook; bulletin). For scale only, the developer’s 281 units equal 51.9% of that 541 (281 ÷ 541).

The sources reviewed hold no TRNC height, storey or coastal-setback rule for İskele and no sales or rent series, so none is stated.

Pre-sale contract protections: registration, payment stages and delay questions

A pre-sale label means money moves before the building can be inspected, so the sale contract and its registration carry most of a buyer’s protection. For Bellagio Iskele the developer shows visitors neither a delivery date nor a payment schedule, which leaves the contract as the only place where those terms can be fixed.

Noyanlar’s project pages show a payment-plan box (35% down, 48 months, from £2,500 a month, 15% at handover) that is word for word the same across projects and hidden from visitors. It is an unverified template, it does not state this project’s terms, and no price can be drawn from it.

The sourced legal timetable is short.

As of 17 October 2026, under Decree-Law 89/2026 (Resmi Gazete No. 147, 7 August 2026), which holds only while it stays in force or until Parliament enacts it, a foreign buyer must register the stamped sale agreement at the district Land Registry, after buyer and seller have paid the taxes and fees due on the sale, and apply to the Interior Ministry for the Council of Ministers purchase permit, both within one month; otherwise the contract is void automatically (Resmi Gazete No. 147).

The consolidated Law 52/2008 text still carries older, stricter wording on limits and periods (Law 52/2008, consolidated).

Before an application can be lodged, the unit must have condominium title (kat mülkiyeti) or a condominium easement (kat irtifakı) under Law 35/2010, and selling without one is an offence. For two years from the decree’s entry into force, a building permit or a Planning Approval from the Town Planning Department can support an application where condominium title could not be established. A buyer can therefore ask which of these the units rest on.

Once the permit is published in the Resmi Gazete, the decree allows one year to sign the transfer (the consolidated text says six months) and 75 working days to pay the transfer fees (60 in the consolidated text), or the permit lapses; this is the position at 17 October 2026 and depends on the decree staying in force or being enacted. Water and electricity connections cannot be granted until all taxes and fees are paid, except site connections during construction.

How those clocks line up with a later handover is not addressed in the sources reviewed.

Two caps in the decree interact with a 281-unit scheme. Foreign sales in zoned housing projects are capped at 80% of the units, which is 224 whole units here (281 × 0.8 = 224.8, rounded down; calculated). Foreign relatives, or foreigners of one nationality, may together buy at most half the units on a parcel: 140 of 281 if the whole scheme stands on one parcel (calculated).

Whether either cap bites depends on how the project is zoned and parcelled, which the developer does not state; both rules are as of 17 October 2026 and depend on the decree (Resmi Gazete No. 147).

Two protections buyers often look for are absent from the sources reviewed: a TRNC provision on compensation for late delivery, and one on refunding instalments if a project stalls. Whatever protection exists has to be written into the contract. UK Government guidance lists general problems in Cyprus: payment plans not included in contracts, difficulty obtaining final completion certificates and title deeds, developer mortgages on the land, and one lawyer acting for both vendor and builder (UK Government property guidance).

Currency is a second contract term. The TRNC consumer price index rose 35.02% in the twelve months to September 2026 (Statistical Institute CPI bulletin). Contracts in pounds or euros avoid lira exposure, but stamp duty on a foreign-currency amount is computed in lira at the official effective selling rate on the stamping date. The stamp is 0.5% of the stated sum, paid by the buyer unless the parties agree otherwise (Stamp Duty Law, consolidated).

The checklist below turns the table into an order of work for the stage before the first payment.

1. Ask Noyanlar to state in writing whether the project is pre-sale, ready-to-move-in or coming soon, and to give the handover date for the building and block of the chosen unit.
2. Obtain the sale contract in a language the buyer reads, and have a lawyer who does not act for the developer review it.
3. Request a Land Registry search (araştırma belgesi) at the district Tapu Amirliği, which shows the registered owner, mortgages and restrictions.
4. Ask which of condominium title, condominium easement or the decree’s building-permit alternative applies to the unit.
5. Ask for the building permit and the municipality’s approvals, and for the stage at which final approval is expected.
6. Attach a plan with the real net and gross area of the exact unit to the contract, because the developer’s page publishes none.
7. Match every instalment to a construction stage, state its currency and note the account named in the contract.
8. Check that the unit fits the buyer’s acquisition limit (up to three apartments per foreign buyer under the decree, as of 17 October 2026, while the decree holds) and the 80% project cap.
9. Diarise the clocks: one month to register and apply, 75 working days to pay fees and one year to sign the transfer, each running from the events the decree names.

Because Noyanlar files the project under ready-to-move-in while labelling it pre-sale and coming soon, the first checklist item is also the one the developer’s page cannot answer. Until it is answered in writing, the other terms have no date to hang on.

Buying property in Northern Cyprus: the sequence of clocks and who acts

Buying in the TRNC is a chain of deadlines more than a single signing. The table follows the clocks in order, on the position at 17 October 2026 (Decree-Law 89/2026, Resmi Gazete No. 147, 7 August 2026, valid only while in force or until Parliament enacts it); the consolidated Law 52/2008 text shows different periods where noted.

Step	Who	Typical time	Source
Confirm eligibility: every non-citizen needs a Council of Ministers purchase permit; the decree allows up to 3 apartments per foreign buyer (6 for nationals of states that recognise the TRNC), while the consolidated text still shows 1 (3)	Buyer and lawyer	Before signing	Law 52/2008; RG 147
Sign the sale agreement and have it stamped at the Tax Department: 0.5% of the stated sum	Buyer, seller, Tax Department	At signing	Stamp Duty Law
Register the stamped agreement at the district Land Registry and apply to the Interior Ministry; the application fee is half the gross monthly minimum wage (TL 35,446.50, calculated from TL 70,893 in force since 1 July 2026)	Buyer, lawyer or proxy	Within 1 month	RG 147; Interior Ministry document list; minimum wage
Council of Ministers decides; the permit is published in the Resmi Gazete	Council of Ministers	No statutory time limit found	Law 52/2008
Pay the transfer fees: 4% for a first property, 5.5% for a second, 6% for a third, valid only to 5 January 2027 inclusive	Buyer, registering title	Within 75 working days of publication (60 in the consolidated text)	RG 197; RG 147
Sign the transfer declaration at the Tapu Amirliği of the district where the property is registered	Buyer, seller, Land Registry official	Within 1 year of publication (6 months in the consolidated text)	RG 147; Land Registry announcement
Connect water and electricity once all taxes and fees are paid	Buyer, local authority, electricity authority	After payment	RG 147

Costs beyond the Land Registry fee are only partly sourced. Law 52/2008 leaves taxes, duties and fees on a transfer to buyer and seller under the legislation in force, while the Land Registry schedule says the person registering title in their own name pays the registration fee (Resmi Gazete No. 197).

Under the 7 October 2026 regulation VAT is 5% for housing up to 300 m² of closed area and 10% from 300 m², and renting immovable property is 0% (VAT regulation). The official text does not say which resales fall inside VAT, and which band applies to a unit here cannot be said while its area is unpublished. No official tariff for lawyers’ fees or utility connections was found. The cost of buying, building and renting guide gives wider context.

Financing is thinly sourced. Foreigners may mortgage property they have acquired once the Land Registry fees are paid, and registering a mortgage costs 1% of the secured debt. No official statement on bank lending to foreigners was found, and two agency pages contradict each other, one saying banks often fund up to 75% of the price and the other putting the ratio nearer 50% (Tekce; ncyprus.com.tr).

The second agency adds that developer-direct instalment plans dominate off-plan sales, which fits the contract focus of the previous section. Under the Foreign Exchange Law, remittances into and out of the TRNC are free if banks are used and sender and recipient details are recorded, and no special rule for property buyers was found (Foreign Exchange Law 38/1997).

A purchase does not by itself give citizenship or EU rights. TRNC citizenship needs five years of uninterrupted residence or an exceptional Council of Ministers decision (Citizenship Law 25/1993), and the European Commission records that EU law is suspended in the north (European Commission). Residence permits tied to property depend on property value, which Noyanlar does not publish; the conditions are explained in the residency programme guide and the citizenship and immigration guide.

Risks, title and due diligence for a pre-sale unit

Two kinds of risk meet in a pre-sale home. The first is information risk: Noyanlar publishes no price, no usable area, no visible delivery date and no title-deed category for the project, and its status signals contradict one another. None of that proves a problem, but each gap has to be closed in writing before money is paid.

The second is title risk, which no listing page can remove. The UK Government describes ownership of many northern properties as disputed and warns of serious financial and legal consequences for buyers (UK Government guidance). The Immovable Property Commission under Law 67/2005 accepts claims from displaced owners until 21 December 2027 (Law 67/2005; IPC statistics). The sources reviewed contain no finding specific to İskele plots, so the title category of this land is simply unknown.

The guide to title deeds in Northern Cyprus explains the categories, and an agency guide advises checking whether a deed is Turkish, exchange or another class (Tekce due-diligence guide).

Beyond title, UK guidance notes that the Republic of Cyprus has made it an offence since 20 October 2006 to buy, sell, rent or mortgage property without the registered owner’s permission, with a maximum of seven years (UK Government guidance). The Court of Justice held in the Orams case of 28 April 2009 that a Republic of Cyprus judgment on land in the north can be enforced elsewhere in the EU (Court of Justice press release).

The European Court of Human Rights treated the Immovable Property Commission as the remedy to use first in Demopoulos, decided on 1 March 2010 (ECHR decision). These are general features of the market, and the sources reviewed contain no finding about the Bellagio plot.

Building quality is a further question. The Statistical Institute’s construction statistics count only buildings with final approval, and UK guidance names building without correct permits as a general problem in Cyprus. The permits and approvals for the blocks are therefore documents to see, not assume.

How Bellagio Iskele compares with the other Noyanlar projects on this site

The table lists the 14 Noyanlar projects that now have listings on this site and the eight the developer shows that were already here, in most cases under another name. Status shows the developer’s category and card tag, and every row reports what the developer’s pages display. Where an earlier listing is a medium or low-confidence match, the table says it appears to correspond. For the Four Seasons Life series, sources disagree on which developer built it, so this page does not attribute it.

Among the 22 Noyanlar pages, 21 state a unit count and Sea Pearl Residence states none. With 281 units, Bellagio sits in the middle of the group: larger than Neo Residence (50), Solmaris (20) and Sky Diora (80), and well below Ocean Life Residence (1,560) and Royalsun Elite Residence (1,120).

Nine of the 22 projects sit under the ongoing category and thirteen under ready-to-move-in, yet all 22 pages carry the pre-sale label and none displays a delivery year, so the categories carry no handover information. Delivery, payment plan and floor area are equally hidden across the whole group, and not one Noyanlar page publishes a price.

That matters for comparison. Other developers on this site publish more fields for Long Beach: the Querencia Iskele page states a minimum price and sized unit types, and the Courtyard Long Beach page states a size range. No claim is made here that one scheme is better than another; the point is that, for this project, the unit count is the only quantitative field the developer gives.

Noyanlar Group

Noyanlar Group (Noyanlar Şirketler Grubu) describes itself on its corporate page as a family company founded in 1973 in Northern Cyprus. According to the page’s timeline, it began as Arken Mimarlık ve Mühendislik Ltd. Şti., became Noyanlar İnşaat Ltd. in 1994, started site-style housing projects around Mağusa and İskele from 1999, and brought all operations under the Noyanlar Group of Companies umbrella in 2008. The timeline adds that the group’s company Noyanlar Invest was founded in 2025 (Noyanlar corporate page).

Besides construction, the corporate page names a hospital (Long Beach Medical Center), a hotel (Sea Life Otel), a café and pâtisserie (ZAGIDAS), a fitness centre (Royalsun Fitness Center), a restaurant and bar (Mackenzi Bay) and a tourism and holiday company (Noyanlar Holiday Homes). The services page covers development and consultancy, construction management, parcelling and real-estate services, architecture and engineering, pool building through N.M. Pools (founded 2012) and home maintenance through Brief Maintenance.

It also says the head office is in İskele opposite Long Beach (Noyanlar services page).

Everything in this section is the developer’s own description. The corporate page also carries recognition, certification and project-count claims; they are not repeated here because their counts could not be reconciled with the developer’s own project pages, and none was independently checked. The project fields on this page come from the developer’s Bellagio project page.

Frequently asked questions

Who is developing Bellagio Iskele?

Noyanlar Group lists the project among its own, and the developer’s project page is the source for every project field here. The group describes itself as a family company founded in 1973 whose history covers Famagusta and İskele (see the Noyanlar Group section). The page does not name an architect or contractor and states no title-deed category, so those items are unknown. The company history is summarised in that section and attributed to the developer.

How many homes does Bellagio have, and of what type?

The developer states 281 units in three types: Studio, 1+1 and 2+1. It does not state how many units belong to each type. Its floor-plan section shows plan blocks only for the studio and the 1+1, both with labels that contradict the type names, and none for the 2+1. The unit count is the only quantitative field the developer gives for the project, and any average-size calculation would need counts per type that the page does not provide.

Is Bellagio Iskele finished or still in pre-sale?

The signals conflict. The status label reads Ön Satışta (pre-sale), the project sits in the ready-to-move-in category, and the card tags include Yakında (coming soon). Noyanlar uses its delivered wording, Teslim Edildi, on only one project, Angel Towers. This guide therefore treats the project as a pre-sale listing, and a written statement of status from the developer would settle the question. No source reviewed allows the label to be checked independently.

When will Bellagio be handed over?

The developer’s project page displays no delivery date, and the field that exists in the page source is hidden from visitors, so no date is published. Handover timing interacts with the registration, permit and title-transfer clocks described in the contract section above. The card tag says coming soon and the category says ready-to-move-in, so neither label can stand in for a date. The date should be written into the contract, not inferred from a category label.

How much does a Bellagio home cost?

No price is published for any Noyanlar unit, and none can be derived from the page. A contract price has to come from the developer in writing. The official costs that follow a purchase, such as the 0.5% stamp and the Land Registry fee scale of 4%, 5.5% and 6% valid to 5 January 2027, are listed in the buying section and apply to whatever price is agreed.

How large are the Bellagio apartments?

No usable size is published. The plan blocks for the studio and the 1+1 carry identical hidden net and gross values in the page source, and the same pair appears on 30 plan blocks across nine Noyanlar pages. The page therefore gives no area, and this guide states none. A buyer can request the net and gross area of the exact unit in writing and have it attached to the contract.

How far is the project from Famagusta and the airports?

The developer’s table shows 16 minutes to Gazimağusa, 39 to Ercan Airport and 50 to Larnaca Airport, without a start point. The fact pack’s driving estimates from the Long Beach roundabout are 19 minutes to the Famagusta Walled City, 58 to Ercan and 73 to Larnaca, excluding queues and border formalities. The sets differ, and the exact plot is not identified, so neither can be applied to a specific unit.

Can a foreigner buy at Bellagio Iskele?

As of 17 October 2026, under Decree-Law 89/2026 (Resmi Gazete No. 147, 7 August 2026), a foreign buyer needs a Council of Ministers purchase permit and may acquire up to three apartments; the consolidated Law 52/2008 text still shows one. The decree holds only while it stays in force or until Parliament enacts it, so the rule should be re-checked before signing. Project-level caps, such as 80% of the units in a zoned housing project, also apply to sales to foreigners.

What should be checked before the first payment?

The checklist in the contract section covers the main points: a written status and handover date, an independent lawyer, a Land Registry search, the condominium title or easement position, building approvals, a unit plan with real areas, stage-linked instalments in a stated currency, and the registration clocks. The common thread is that the developer’s page leaves each of these open, so each needs a written answer.

Is there a hospital near the project?

İskele has no state hospital, according to the Ministry of Health list, and the 2024 Statistical Yearbook records zero in-patient beds in the district. The nearest state hospital with beds is in Famagusta, about 10.7 km by road from the Long Beach roundabout. Noyanlar lists a Long Beach Medical Center among its group companies, but the sources reviewed do not describe its services, so they should be asked of the operator.

Sources and last check

Last checked: 17 October 2026 for law and area facts, 18 October 2026 for the developer’s pages. Sources:

• Eastern Mediterranean University: Long Beach thesis record
• Wikipedia: İskele District
• Statistical Institute: 2011 census table 1
• Statistical Institute: 2011 census table 3
• OpenStreetMap boundary lookup (Ötüken)
• OSRM driving estimate: İskele town to the roundabout
• OSRM driving estimate: roundabout to Famagusta Walled City
• OSRM driving estimate: roundabout to Gazimağusa State Hospital
• OSRM driving estimate: roundabout to Eastern Mediterranean University
• OSRM driving estimate: roundabout to the Salamis site board
• OSRM driving estimate: roundabout to Ercan Airport
• OSRM driving estimate: roundabout to Larnaca Airport
• OSRM driving estimate: İskele town to Nicosia
• OSRM driving estimate: İskele town to Kyrenia Castle
• Ministry of Health: state hospitals
• Statistical Institute: Statistical Yearbook 2024
• Ministry of Health: Karpaz Hospital press item
• Ministry of National Education: home page
• Gazimağusa Municipality: public transport
• KIBHAS airport shuttle operator
• WMO World Weather Information Service: Paralimni
• Environment Protection Department: 2024 sea-turtle note
• Statistical Institute: construction tables 2025
• Statistical Institute: Construction and Parcel Statistics 2025
• Resmi Gazete No. 147, 7 Aug 2026 (Decree-Law 89/2026)
• TRNC Law 52/2008, consolidated with 39/2024 (mevzuat.gov.ct.tr)
• UK Government: buying property in Cyprus
• Statistical Institute: consumer price index, September 2026
• TRNC Stamp Duty Law 19/1963, consolidated
• Resmi Gazete No. 197, 7 Oct 2026 (Land Registry fees, valid to 5 Jan 2027)
• Interior Ministry: purchase-permit document list
• Tax Department: minimum wage from 1 Jul 2026
• Land Registry announcement of 15 Jul 2025
• TRNC VAT rates regulation, updated 7 Oct 2026
• Tekce (agency): financing options for foreigners
• ncyprus.com.tr (agency): mortgage and developer finance 2026
• TRNC Foreign Exchange Law 38/1997
• TRNC Citizenship Law 25/1993
• European Commission: Green Line Regulation
• TRNC Law 67/2005 (Immovable Property Commission)
• Immovable Property Commission: statistics
• Tekce (agency): title-deed due diligence
• Court of Justice of the EU: press release 39/09 (Orams)
• ECHR: Demopoulos and Others v. Turkey, decision of 1 Mar 2010
• Developer: corporate page
• Developer: services page
• Developer: Bellagio project page (Turkish original, translated)

This is not legal, tax or financial advice.