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How the four categories differ →Caesar Blue Bogaz is how this guide names Caesar Blue, a scheme that Afik Construction LTD (“Afik Group”) lists as 1,600 units and 98 villas on the Karpaz main road at Boğaz in Northern Cyprus. This guide reads what the developer publishes about Caesar Blue Bogaz, marks where the developer’s own pages disagree, and adds sourced facts on the area and on the purchase rules as of 23 October 2026. The developer shows no current price, floor area or delivery date, so each archived figure carries its capture date.
On its English projects page the developer describes Caesar Blue in one card: “1600 units, 98 villas”, a modern residential complex developed and designed by Afik Construction LTD, and four bullets. They are a flexible payment plan, a 30% down payment, “Rental Guarantee” and up to 36 months of interest-free instalments. The server reported the page as last modified on 13 March 2025 and the footer reads “Copyright 2021”, so the card is a dated marketing summary.
Location needs one note. The projects page and the footer of the archived sales site give the address as Karpaz Anayolu, Dipkarpaz, with postcode 5731, a code the developer also prints for Caesar Beach at Boğaz. The developer’s other evidence points to Boğaz: the map embedded on the archived caesar-blue.com site is at 35.3288 N, 33.9719 E, and its booking site names the resort “Blue Resort Bogaz”.
The geotags in the Blue virtual tour’s panorama file fall between 35.3226 and 35.3297 N and between 33.9696 and 33.9747 E, and the developer’s blog groups Caesar Blue with Caesar Beach under “Karpaz Main Road, Bogaz”. This guide therefore files the scheme under Boğaz and measures distances from the map point. A buyer should still obtain the plot or parcel number and check it at the Land Registry (section 6).
The developer publishes no street address, plot number, building count, delivery date, current price or title-deed category. Sizes, facilities and sale terms come from pages the Internet Archive captured on 17 January 2024, a developer blog and the booking site.
| Caesar Blue Bogaz key facts | As published (afikgroup.com, 23 October 2026, unless marked archived) |
|---|---|
| Developer | Afik Construction LTD (“Afik Group”) |
| Status | No status line is published. The scheme operates as a resort with an aqua park, so it is at least partly built; the built share is not stated |
| Delivery as published | Not published. Archived villa terms (17 January 2024): “delivery within 2.5 years” of the down payment |
| Location text as published | “Karpaz Anayolu, Dipkarpaz, North Cyprus” (projects page); “Blue Resort Bogaz” (booking site); map point 35.3288 N, 33.9719 E (archived). Filed here under Boğaz |
| Total units | 1,600 units and 98 villas (projects page); the developer’s blog reads “1,600 units (98 villas)”, which suggests the villas are inside the 1,600 |
| Unit types (archived 17 January 2024) | Studio, one-bedroom, two-bedroom, penthouse, quatro villa, detached and semi-detached villa |
| Archived sizes | 52 to 182 m² across the types (archived; section 2) |
| Published price | Not published on the current page. Archived penthouse figure: “starting from £315,103” (17 January 2024) |
| Payment terms stated | 30% down; up to 36 months interest-free (English page); 24 months on the Persian page. Marketing wording, full terms unpublished |
| Title-deed category | Not stated |
| Contact details | Not reproduced |
Price caveat: the only sale price tied to Caesar Blue Bogaz is the archived penthouse figure, about 33 months old (calculated). A developer blog lists “quattro villas starting at 271,500 GBP” without naming a project, so that figure is not attributed here.
The current projects page names no unit types for Caesar Blue. The types below come from the archived pages for the studio, one-bedroom, two-bedroom, penthouse, quatro villa and detached and semi-detached villa, and from the developer’s virtual tour, which also names a 2+1 “Helena” apartment.
The apartment pages were written for holiday guests and carry per-night rates, so their sizes describe furnished holiday-let units. The developer’s sales documents do not confirm them as the sizes of units sold to owners. Bedroom counts follow the pages; terrace and plot areas are not published except the penthouse balcony.
| Caesar Blue Bogaz unit type | Archived size (m²) | Bedrooms | Sale terms on the archived page |
|---|---|---|---|
| Studio | 52 | 0 (one double bed) | No sale price; holiday-let page |
| One-bedroom apartment | 65 | 1 | No sale price; holiday-let page |
| Two-bedroom apartment | 75 | 2 | No sale price; holiday-let page |
| Penthouse | From 131, plus a 36 m² balcony | Not stated | “Starting from £315,103”; flexible payment plan |
| Quatro villa | From 100 | 2 and 3 | £1,000 non-refundable deposit; 30% down; 70% over 72 months |
| Detached and semi-detached villa | Up to 182 | 3 and 4 | Same terms; 70% over 60 months |
One page gives a minimum size (penthouse, quatro) and another a maximum (detached villa), so the 52 to 182 m² span is a spread of published numbers, not a measured range. Sizes are not matched to bedroom counts for the villas, so area per bedroom cannot be calculated for them.
| Calculation from the archived figures | Working | Result |
|---|---|---|
| One-bedroom against studio | 65 − 52 = 13 m²; 65 ÷ 52 | +13 m² (+25.0%) |
| Two-bedroom against one-bedroom | 75 − 65 = 10 m²; 75 ÷ 65 | +10 m² (+15.4%) |
| Area per bedroom, two-bedroom | 75 ÷ 2 | 37.5 m² (one-bedroom: 65 m²) |
| Penthouse against two-bedroom | 131 ÷ 75 | 1.75 times the area |
| Penthouse balcony share | 36 ÷ 131; 131 + 36 = 167 m² in total | 27.5% of the internal area |
| Penthouse price per m² (archived minimum) | £315,103 ÷ 131; £315,103 ÷ 167 | About £2,405 per internal m²; about £1,887 per m² including the balcony |
| Villas as a share of the scheme | 98 ÷ 1,600; or 98 ÷ (1,600 + 98) if on top | 6.1% (or 5.8%); apartments then 1,502 (or 1,600) |
These figures are calculated from the developer’s archived numbers and are not market rates. The price per square metre uses the smallest published penthouse size and a three-year-old “starting from” price, so it describes the entry point of one type only.
The size ladder is informative in one respect. A second bedroom adds only 10 m² to the one-bedroom, which leaves 37.5 m² per bedroom in the two-bedroom against 65 m² in the one-bedroom, so the two-bedroom bedrooms are compact if the figures are net areas. The pages do not say whether the sizes are gross or net, whether they include the balcony (the penthouse page lists it separately) or whether the studio figure of 52 m² includes a terrace.
A buyer who needs a firm comparison should ask for the net and gross area of the exact unit, its floor, orientation and balcony area, in writing, because the same type name can describe different layouts in different blocks. For the villas the questions are plot size, garden and pool ownership, and the covered area. Until those answers exist, the archived sizes are orientation only, and none of them should appear in a contract as a promise.
Boğaz is a mahalle of the İskele municipality. The 2011 census, the latest official count, lists 157 residents there, within a municipality of 7,906 people and an İskele district of 22,492 (table 1, table 2, table 3). Wikipedia dates the separation of İskele district from Gazimağusa (Famagusta) district to 1998, which may explain the developer’s “Famagusta” address lines; the developer’s pages do not say so. No district-level population figure exists after 2011.
Boğaz lies on the Karpaz road north-east of İskele town. Wikipedia calls Trikomo (İskele) and neighbouring Boğaz the gateway to the Karpas Peninsula, an area of 898 km² that it puts at 27% of the territory of Northern Cyprus. Calculated from the developer’s map point, the site is 8.2 km in a straight line from the İskele Health Centre point and 11.2 km from the Long Beach roundabout. Road distances are longer than any straight-line figure in this section.
The Dipkarpaz label does not fit the developer’s own coordinates. The fact pack puts Dipkarpaz 55.7 km in a straight line from İskele town (65.9 km by road, about 68 minutes), while the developer’s map point is 8.2 km from the town. Measured from the map point, Dipkarpaz is 47.6 km away in a straight line (calculated). Dipkarpaz is used in this guide only for that comparison and in the nearby-places table.
Health access matters on a site this far from a city. Of the six state hospitals on the Ministry of Health’s list, none stands in İskele. The Statistical Yearbook 2024 records zero in-patient beds in İskele district, state and private, in every year from 2020 to 2024, and the İskele Health Centre had 15 staff in 2024.
The nearest state hospital with in-patient beds is Gazimağusa State Hospital: 20.3 km from the map point in a straight line (calculated) and 10.7 km by road from the Long Beach roundabout (fact pack), so the road distance from Boğaz is longer than 20 km.
A Karpaz Hospital is under construction. On 17 August 2026 the Health Minister said, in a ministry press item, that the building would be finished by the end of 2026. The item names no site or bed count, so it is a ministerial promise, not a service available today.
For flights, the developer’s blog says Caesar Blue is within a 60-minute airport radius. The fact pack estimates 52.0 km and about 56 minutes by car from İskele town to Ercan Airport, without traffic. The map point is 46.9 km from Ercan in a straight line, against 38.9 km for İskele town, so a drive from the site starts farther away. Ercan handles flights to and from Türkiye only (Wikipedia, secondary).
Larnaca Airport is 60.3 km away in a straight line, across the Green Line, and road times exclude border queues.
For the nearest city, the guide to Famagusta and its districts covers the Walled City, the university and the port; from the developer’s map point the Walled City is 22.9 km away in a straight line.
Shops and banks cluster elsewhere. OpenStreetMap, a secondary source, maps 47 service features within 6 km of the Long Beach roundabout, including 9 bank branches and 8 pharmacies, concentrated on the Long Beach strip and in İskele town. That circle does not reach the site, which is 11.2 km from the roundabout, so everyday shopping beyond what the resort provides means a drive.
The developer states three distances to the sea: “only 300 meters from the beach” on the archived site, about 300 m on its Hebrew card and 250 m in its blog. None is tied to a measured point, and the packs hold no coastline data for Boğaz, so the figure needs checking against the plot’s coordinates.
The Karpaz beaches include turtle nesting sites, and the Environment Protection Department sets rules for them in the May to October season, including a 35 m limit on umbrellas from the sea and shielded lights. The note does not say whether the beach at Boğaz is one.
Within reach on the same road are Kantara Castle, 9.7 km from the map point in a straight line (21.9 km by road from İskele town), the resort village of Bafra at 10.6 km and the ancient city of Salamis at 16.9 km. Beyond Dipkarpaz the road ends at the Apostolos Andreas Monastery on the peninsula’s eastern tip, 65.7 km away in a straight line.
| Nearby place | What it is | Distance from the developer’s map point | Basis and source |
|---|---|---|---|
| İskele town (Health Centre point) | District administrative centre | 8.2 km | Straight-line, calculated; OpenStreetMap |
| Long Beach roundabout | İskele waterfront landmark | 11.2 km | Straight-line, calculated; OpenStreetMap |
| Kantara Castle | Castle in the Karpaz foothills | 9.7 km | Straight-line, calculated; OpenStreetMap |
| Bafra | Resort village on the Karpaz peninsula | 10.6 km | Straight-line, calculated; Wikipedia |
| Salamis | Ancient city north of Famagusta | 16.9 km | Straight-line, calculated; Wikipedia |
| Gazimağusa State Hospital | Nearest state hospital with beds | 20.3 km | Straight-line, calculated; OpenStreetMap |
| Tatlısu village | Municipality on the north coast | 20.4 km | Straight-line, calculated; municipality |
| Eastern Mediterranean University | State university in Famagusta | 21.2 km | Straight-line, calculated; EMU |
| Famagusta Walled City | Historic centre of Famagusta | 22.9 km | Straight-line, calculated; municipality |
| Ercan Airport | Airport serving Türkiye flights | 46.9 km | Straight-line, calculated; operator |
| Dipkarpaz | Town named in the developer’s address | 47.6 km | Straight-line, calculated; Wikipedia |
| Larnaca Airport | Republic of Cyprus airport | 60.3 km | Straight-line, calculated; UK entry advice |
| Apostolos Andreas Monastery | Eastern tip of the peninsula | 65.7 km | Straight-line, calculated; Cyprus Institute |
Method: each distance is a straight-line (haversine) figure between the archived map point 35.3288 N, 33.9719 E and the reference coordinates quoted in the fact packs (OpenStreetMap or Wikipedia). It is calculated from the developer’s coordinates and is not a driving distance.
A buyer meets at least five labels for the same scheme. The table lists them by source, with what each can and cannot show. None is a legal description of a plot.
| Label or coordinate | Where it appears | What it supports |
|---|---|---|
| Karpaz Anayolu, Dipkarpaz 5731 | Projects page in all six languages; archived caesar-blue.com footer; Caesar Palm Jumeirah site footer | The developer’s formal address text, which conflicts with its own coordinates |
| Blue Resort Bogaz | Booking site run by Afik Rentals LTD | Names Boğaz for the operating resort |
| Karpaz Main Road, Bogaz | Developer blog of 24 March 2025, listing four projects | Groups Caesar Blue with Beach, Palm Jumeirah and Blue Line Villas |
| 35.3288 N, 33.9719 E | Map embedded on archived caesar-blue.com (17 January 2024) | A point on the Karpaz road near Boğaz; not a parcel boundary |
| 35.3226 to 35.3297 N, 33.9696 to 33.9747 E | Geotags in the virtual tour panorama file | Photo positions within about 0.8 km north to south and 0.5 km east to west (calculated) |
| Bogaz, Famagusta | Caesar Beach address line, projects page | The developer writes “Famagusta” for Boğaz, while the census lists Boğaz in İskele municipality |
The label matters because the district where a property is registered decides which Land Registry office handles it. The Land Registry announced on 15 July 2025 that, during its new system roll-out, transfers, mortgages and research documents are processed only at the Tapu Amirliği of the registered district. An address line does not settle that; the parcel’s registered details do.
The only itemised sale terms for Caesar Blue are the apartment, penthouse and villa pages captured on 17 January 2024. The address caesar-blue.com now redirects to the Caesar Projects booking site, run by Afik Rentals LTD, and the old booking link returns an error. The projects page was last modified in March 2025. No public developer page therefore lets a buyer confirm current terms, which have to be set out in a signed document.
The penthouse figure shows the problem. It is a “starting from” sterling price about 33 months old (calculated). The TRNC consumer price index rose 35.02% in the 12 months to September 2026, and the lira is the local currency, so costs fixed in lira, such as stamp duty converted at the official rate on the stamping date, move even when a contract is in sterling.
The archived site presents Caesar Blue as a resort: outdoor pools, an indoor heated pool with sauna and Jacuzzi, massage rooms, a fitness centre, tennis courts, a football field, a beach bar, water sports and an aqua park of 11 slides (5 for children, 6 for adults) over 400 m². The developer’s blog adds 13 pools, two restaurants, a market and a playground. No source states which facilities open in winter, and that is the first question for a buyer planning year-round use.
Weather data come from the nearest World Meteorological Organization series, at Paralimni in the Republic of Cyprus, about 30 km south of the map point (calculated). Mean daily maxima run from 15.9 °C in January to 33.3 °C in August and minima from 8.1 °C to 23.8 °C. Rain totals 331.1 mm a year, with 97.3 mm in January and almost none from June to August. Famagusta’s sea temperature averages 17.2 °C in February and 29.0 °C in August, from an aggregator, not station readings.
Population is the other seasonal signal. The Boğaz mahalle had 157 residents in 2011, while the developer’s blog places four projects on the same stretch of the Karpaz road: Beach 220, Blue 1,600, Palm Jumeirah 836 and Blue Line Villas 74 units, which makes 2,730 units in all (calculated from the projects page). Three of them have their own guides: Caesar Beach Bogaz, Caesar Palm Jumeirah Bogaz and Blue Line Villas Bogaz.
The comparison says little about 2026 occupancy, but it shows that the schemes themselves would generate most of the demand on local roads, water and sewage. A buyer should therefore ask who supplies and maintains each service.
The archived quatro and detached and semi-detached pages share one structure, shown below with the cash profile calculated from it. The calculation assumes equal instalments and delivery at the outer limit of 30 months, because the pages give neither an instalment calendar nor a delivery date.
| Archived term or calculated figure | Quatro villa | Detached and semi-detached villa |
|---|---|---|
| Size and bedrooms | From 100 m²; 2 and 3 bedrooms | Up to 182 m²; 3 and 4 bedrooms |
| Deposit | £1,000, non-refundable | £1,000, non-refundable |
| Down payment and delivery | 30%; delivery “within 2.5 years” (30 months) | 30%; delivery “within 2.5 years” (30 months) |
| Balance | 70% within 72 months, “no % installments”, starting 1 month after the 30% | 70% within 60 months, same wording |
| VAT and utility fee | Within 1 year after key handover; amounts not stated | Within 1 year after key handover; amounts not stated |
| Monthly instalment (calculated) | 70 ÷ 72 = 0.97% of the price | 70 ÷ 60 = 1.17% of the price |
| Paid by month 30 (calculated) | 30% + 30 × 0.97% = 59.2% | 30% + 30 × 1.17% = 65.0% |
| Unpaid at month 30 (calculated) | 40.8% | 35.0% |
Two readings follow. If delivery takes the full 30 months, a buyer under this plan has paid more than half the price before handover, so the contract’s delivery date and delay remedy matter more than the size of each instalment. The archived page also does not say whether the £1,000 deposit counts towards the 30%, what happens if delivery is late, or how large the VAT and utility fee is.
The apartment terms on the projects page (30% down, up to 36 months interest-free) cover a different product, and the Persian version shows 24 months. Elsewhere the developer’s blog claims instalments of up to 84 months with 30% down for the group generally. These figures cannot be reconciled from public pages, and the lower ones are the only ones tied to Caesar Blue.
For a unit here the sequence runs from the parcel to residence, because the registered district, the title and the unit type decide which later rules apply. The rules below are stated as of 23 October 2026 and depend on Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026).
That is a Council of Ministers decree with 90 days of validity from 7 August, which end about 5 November 2026 unless Parliament enacts it. The consolidated Law 52/2008 on mevzuat.gov.ct.tr still carries the stricter 39/2024 text, so both versions appear where they differ.
The caps differ by property type. The decree lets a foreign buyer hold up to 3 apartments, but only 2 two-storey detached villas where the villas sit in a mass-housing project or “site”. For nationals of states that recognise the TRNC the figures are 6 apartments or 3 two-storey villas. The older consolidated text keeps one apartment (three for those nationals).
| Step | Who | Typical time (as of 23 October 2026) | Source |
|---|---|---|---|
| Identify the parcel and its registered district; order a Land Registry search | Lawyer | Before any deposit | Land Registry announcement |
| Confirm condominium title or easement exists for the unit | Lawyer, developer | Before the permit application; the decree allows a building permit or Planning Approval route for 2 years where title cannot be set up | Law 52/2008, RG 147 |
| Stamp the sale contract at the Tax Department (0.5% of the sum; buyer pays unless agreed) | Buyer, developer | At signing | Stamp Duty Law |
| Register the stamped contract at the district Tapu Amirliği and lodge the permit application | Buyer, lawyer or proxy | Within 1 month under the decree, otherwise the contract is void | RG 147, document list |
| Wait for the Council of Ministers permit, published in the Resmi Gazete | Interior Ministry | No official time limit found; the developer states none for Caesar Blue | Law 52/2008 |
| Pay transfer fees | Buyer, seller | Within 75 working days of publication (decree) or 60 (39/2024 text) | RG 147 |
| Sign the transfer declaration at the Tapu Amirliği | Buyer, seller | Within 1 year (decree) or 6 months (39/2024 text) | RG 147, Law 52/2008 |
| Apply for a residence permit if wanted | Buyer | After contract or title, with at least one third of the price paid | Residence and Visa Regulation |
Because Caesar Blue mixes apartments and villas, a lawyer should confirm how the intended unit is classified. A further decree rule limits foreign buyers to 80% of the units of a housing project in a zoned area, and the share already used is not visible from outside.
Fees and taxes change with the instrument. The Land Registry fee schedule in Resmi Gazete 197 of 7 October 2026 charges foreigners 4% in total on the first property, 5.5% on the second and 6% on the third, and is valid only until 5 January 2027. Older agency figures of 6%, 9% or 12% conflict with it and are not used. The 7 October 2026 regulation sets VAT at 5% for housing with up to 300 m² of closed area and 10% from 300 m².
Per £100,000 of contract price, 0.5% stamp duty is £500 and 5% VAT would be £5,000 if the lower schedule applies (calculated). Foreigners may mortgage property once fees are paid, and registration costs 1% of the debt. The developer’s Persian page mentions a mortgage of up to 5 years without naming a lender.
Residence rules are separate from title. Under the Residence and Visa Regulation of 5 October 2026, a property worth GBP 300,000 or more supports a 10-year permit with title and a 5-year permit with a stamped contract only, with no income test; below that line a 5-year permit applies, and a contract-only buyer must show monthly income of one minimum wage. The archived penthouse price sits above the line; no other type has a published price.
Citizenship is not automatic: the Citizenship Law requires five years of residence or a special Council of Ministers decision.
General background sits in guides on the cost of buying, building and renting, citizenship and immigration, the residency programme and the Northern Cyprus country page.
Four risks here come from the public record, not from any defect shown in the project: information that is dated, an address label that conflicts with coordinates, a title category that is not stated, and a phased scheme whose built share is unknown. Documents reduce each one, and the table below lists them.
Title comes first. The developer states no title-deed category. In UK government guidance, ownership of many properties in the north is described as disputed. It adds that the ECHR still regards pre-1974 owners as the legal owners, and that land classed as exchange or gift land may face restitution claims.
The Immovable Property Commission reports 8,807 applications, 3,757 concluded and restitution decided in 7 cases as of 2 October 2026, and takes applications until 21 December 2027. No decision specific to Boğaz was found. A separate guide explains the title-deed categories.
Court rulings add a cross-border layer. In Apostolides v Orams (28 April 2009) the Court of Justice held that a Republic of Cyprus judgment ordering buyers to vacate land in the north must be recognised elsewhere in the EU, and the Green Line Regulation page records the Commission’s position that EU law is suspended there.
The UK guidance also lists problems met across Cyprus: one lawyer acting for both vendor and builder, building without the right permits, payment plans missing from the contract, delays in completion certificates and title deeds, and developer mortgages registered on the land.
Scale needs a sanity check. The Statistical Institute counts only buildings with final approval, and it records 541 dwelling units with final approval in the whole of İskele district in 2025 (541 on the construction-table reading, 555 on the bulletin headline). A scheme of 1,600 units equals about 2.96 years of that district total (1,600 ÷ 541, calculated), so the built and approved share of the scheme is a question worth asking in writing.
| Document or answer to request | Issuing office | Why it matters | Where to verify |
|---|---|---|---|
| Land Registry search report for the exact parcel | District Tapu Amirliği | Shows registered owner, restrictions and encumbrances; settles the Dipkarpaz-or-Boğaz question | Land Registry announcement |
| Title category and pre-1974 ownership history | Lawyer, from Land Registry records | Exchange or gift land can carry restitution risk | UK guidance |
| Condominium title or easement for the unit | Land Registry | Required before a purchase-permit application | Law 52/2008 |
| Building permit and final approval for the block or villa | Issuing municipality or district office | Statistics count only buildings with final approval | Statistical Institute bulletin |
| Mortgages or developer financing on the land | Land Registry | A bank charge on the land can block a clean transfer | UK guidance |
| Signed contract with schedule, delivery date and delay remedy | Developer, reviewed by an independent lawyer | Payment plans left out of contracts are a named risk | UK guidance |
| Classification of the unit under the acquisition limits and the 80% foreign cap | Developer in writing; lawyer | Villas and apartments fall under different limits | RG 147 |
| Utility connection status and fees | Developer; local authority; electricity authority | Connections are withheld until taxes and fees are paid | RG 147 |
| Membership and service-charge terms | Developer’s management | The archived site limits membership benefits to owners, their families and tenants; fees are unstated | Archived site |
| Holiday-let registration and operating permit | Tourism Planning Department | Lets of up to 60 days need both before the first guest | Holiday Houses Law |
The table lists all eight Afik listings as the developer’s pages describe them; every other row links to its own guide. Prices follow the rule used throughout: only what a developer page publishes, with its date.
| Project (Caesar Blue Bogaz and the other Afik listings) | Status as published | Units | Area | Unit types | Published price |
|---|---|---|---|---|---|
| Caesar Blue Bogaz (this guide) | No status line; operating resort | 1,600 units and 98 villas | Boğaz (projects page: Dipkarpaz) | Studio, 1-bed, 2-bed, penthouse, quatro and detached villas (archived) | Not published; archived penthouse “from £315,103” (17 January 2024) |
| Caesar Resort Iskele | Ongoing; “over 5000 units sold” (projects page) | 7,000 | İskele, near Long Beach | Studios to three-bedroom apartments, penthouses, shops | Not published on the English page; the Persian page lists “starting price” £42,000, unit type unstated |
| Caesar Palm Jumeirah Bogaz | “Upcoming” (developer blog) | 836 | Boğaz (projects page: Dipkarpaz) | Studio, 1+1, 2+1 and penthouses | Not published |
| Blue Line Villas Bogaz | “Upcoming” (developer blog) | 74 | Boğaz (projects page: Dipkarpaz) | Semi-detached and quattro villas | Not published |
| Caesar Cliff Esentepe | “296 units planned” | 296 (blog: 333) | Esentepe, Kyrenia district | Studio, 1+1, 2+1, semi-detached villa | Not published |
| Caesar Breeze Tatlisu | “269 units planned” | 269 | Tatlısu | Semi-detached and quattro villas | Not published |
| Caesar Beach Bogaz | Completed; “all sold”; “ready to move in” | 220 (blog: 210) | Boğaz | Villas and apartments, not itemised | Not published |
| Caesar Bay Tatlisu | No status line; card text in the past tense | 50 | Tatlısu | Villas, semi-detached villas, apartments with gardens | Not published |
Calculated from the projects page, the eight projects total 10,345 units (7,000 + 1,600 + 836 + 74 + 296 + 269 + 220 + 50), in line with the blog’s “over 10,000 units across 8 developments”; with the blog’s counts for Cliff (333) and Beach (210) the total is 10,372. Caesar Blue is the second-largest by unit count, at 15.5% of the total against 67.7% for Caesar Resort.
The blog places Beach, Blue, Palm Jumeirah and Blue Line Villas on the same stretch of the Karpaz road, a group of 2,730 units or 26.4% of the total. Only Beach is stated to be complete, and only Blue carries any price, an archived one. The differences between the rows reflect what each page publishes rather than the merits of a project, so none is ranked here. For a Boğaz comparison from another developer, see Courtyard Platinum Iskele.
Everything in this section is attributed to the developer’s own pages. Its About page describes Afik Construction LTD as an international development and construction company operating in Turkey and Cyprus, names reliability and quality of construction as its hallmark, and says it has implemented high construction standards in its Turkish and Cypriot projects. The page gives no founding year.
On the Team page the chief executive is named as Yaacov Afik. A developer blog and the Caesar Projects About page both give 1995 as the founding year, and the blog adds that the group is managed by him. The blog describes its activity as property development in Cyprus and Turkey and real estate in the USA, while the Caesar Projects page cites projects across the Middle East and Europe. The footprint descriptions differ between pages, so none is relied on here.
Two entities matter to a buyer. Afik Construction LTD is the seller named on the project cards, and Afik Rentals LTD runs the Caesar Projects booking site that now answers for the Blue resort. A third company name appears in the cookie text of an archived resort site and is not explained, so it is not used here.
The projects page says “over 5000 units sold” at Caesar Resort and a blog totals “over 10,000 units across 8 developments”; both are marketing claims. No awards or certifications appear on the developer’s pages.
Caesar Blue Bogaz is this guide’s name for Caesar Blue, a scheme by Afik Construction LTD that the developer lists as 1,600 units and 98 villas. The developer’s pages describe a resort with outdoor and indoor pools, a fitness centre, a beach bar and an aqua park, and archived pages name six unit types from studios to detached villas. No current price, size or delivery date is published, and the archived figures are dated January 2024.
The developer’s projects page says Dipkarpaz, but its map point, tour geotags, booking site and blog place the scheme at Boğaz on the Karpaz main road. The map point lies 8.2 km in a straight line from İskele town, while Dipkarpaz lies about 56 km from it according to the fact pack. This guide files the scheme under Boğaz. A parcel number and Land Registry search settle the question for any specific unit.
The developer publishes no current price. The only tied figure is an archived penthouse price, “starting from £315,103”, captured on 17 January 2024, about 33 months before 23 October 2026. A blog quote of £271,500 for quattro villas names no project. A buyer needs a written, dated price list for the exact unit, and the archived figure should not be read as an offer.
For the scheme as a whole the developer gives no delivery date. The archived villa terms say delivery within 2.5 years of the down payment, which is relative to each buyer’s payment date, not a calendar date. The resort already operates, so part of it is built, but the share is not stated. Any date should be written into the contract, together with the remedy for delay.
The projects page reads “1600 units, 98 villas”, and the developer’s blog reads 1,600 units including 98 villas. Archived pages list a studio (52 m²), one-bedroom (65 m²), two-bedroom (75 m²), penthouse (from 131 m²), quatro villa (from 100 m²) and detached or semi-detached villa (up to 182 m²). Those sizes come from archived holiday-let and villa pages and are not confirmed as owner-unit sizes.
The projects page lists a flexible plan, a 30% down payment and up to 36 months interest-free; the Persian page shows 24 months. Archived villa terms add a £1,000 non-refundable deposit, 30% down, delivery within 2.5 years and the balance over 72 months (quatro) or 60 months (detached). The full terms for apartments are unpublished, and the contract is the only reliable statement.
As of 23 October 2026, Decree-Law 89/2026 (Resmi Gazete 147) allows a foreigner up to 3 apartments, or 2 two-storey detached villas in a mass-housing site; nationals of states recognising the TRNC may hold 6 apartments or 3 villas. The text of Law 52/2008 on mevzuat.gov.ct.tr has not caught up and still reads one apartment. Because the decree’s validity ends about 5 November 2026 unless Parliament enacts it, recheck the limit before signing.
Not automatically. A property worth GBP 300,000 or more supports a 10-year residence permit with title or a 5-year permit with a stamped contract, with no income test, under the regulation of 5 October 2026; below that line a 5-year permit applies, and a contract-only buyer must show monthly income of one minimum wage. Permanent residence needs housing worth EUR 125,000, income and six years’ residence. Citizenship needs five years’ residence or a special decision. EU rights do not follow, because EU law is suspended in the north.
Short lets of up to 60 days for tourism are governed by the Holiday Houses Law. The owner must hold a registration certificate and an operating permit from the Tourism Planning Department before the first guest, and letting without them is an offence punishable by a fine of up to 10 times the gross monthly minimum wage. Rent is subject to 10% withholding as a final tax for individuals, and renting immovable property carries 0% VAT. A separate guide covers the legal compliance of letting through Airbnb.
The projects page carries the rental bullet quoted in section 1 for Caesar Blue, and its Hebrew version omits it. No term, return, duration or payer is published, and the only detailed rental wording on the developer’s materials is in a dated April 2023 presentation for a different project. Treat the bullet as marketing and ask for any such promise as a written contract clause. The sources publish no yield figures.
Last checked: 23 October 2026. Sources:
This is not legal, tax or financial advice.
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