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How the four categories differ →Courtyard Platinum Iskele is a 952-unit apartment community by Döveç Group, listed by the developer under “Boğaz · İskele” in the Long Beach region of Northern Cyprus, with delivery stated as December 2026. This guide reads the developer’s published figures for Courtyard Platinum Iskele, adds sourced facts on the area and on the purchase rules in force as of 17 October 2026, and looks at what a scheme of this size involves. Prices are the developer’s published minimums as shown on dovecgroup.com on 18 October 2026, not offers.
The developer’s English project page and its Turkish version agree on every figure. The page presents the project as the next step of its “Courtyard” concept and says it provides, in the developer’s words, “the most prestigious resort lifestyle in the Mediterranean”. It places the scheme in the “Iskele Long Beach region”, “within walking distance of the sea”, and its distance list gives the beach as 600 m.
Delivery is given as December 2026 in the page text, while the developer’s content-system field reads “Q4 2026”. The page lists 952 units, six sized unit types and a seventh price entry without a size, plus 43 amenity features. Its highlights are a Turkish bath, spa centre, concierge, padel courts and an aqua park.
The developer publishes no street address, map position, building count, bathroom count, payment schedule or title-deed category. The map link on its pages leads to the company profile, not to the site. The listing card repeats the page’s starting price of £127,000, so for this project the page and the card agree. The developer’s homepage FAQ quotes a general entry price that no project page supports, and it is not used here.
| Courtyard Platinum Iskele key facts | As published by the developer (dovecgroup.com, 18 October 2026) |
|---|---|
| Developer | Döveç Group |
| Status | Ongoing (under construction) |
| Delivery as published | December 2026 (page text); “Q4 2026” in the developer’s content field; confirm the handover status in writing |
| Location text as published | “İskele” on the project page; “Boğaz · İskele” on the listing card |
| Total units | 952 |
| Unit types | Studio, 1+1, 1+1 Duplex, 2+1 Duplex, 3+1, 3+1 Duplex (sized); 2+1 Duplex (L) has a price but no size |
| Listed sizes | 36 to 145 m² (six sized types) |
| Published starting price | From £127,000 (GBP; the developer’s published minimum, a type labelled “STD” that this guide reads as the studio; as shown on 18 October 2026; not a fixed price or offer) |
| Title-deed category | Not stated |
| Amenities listed | 43 features (the list contains near-duplicate entries) |
| Contact details | Not reproduced |
Price caveat: the figures above are minimums per unit type taken from the developer’s pricing data, and the studio entry carries the label “STD” that is read here as “Studio”. Floor, view, block and payment terms are not stated, so a quoted price for a specific apartment can differ from these figures.
The developer’s page shows one card per unit type with a size in square metres and a floor plan. Bedroom counts below follow the type name, so “2+1” is read as two bedrooms plus a living room, and a studio as zero bedrooms. Bathroom and terrace areas are not published. The “Residence Types” line also names a plain 2+1 that has no size or price entry, and a 2+1 Duplex (L) appears in the pricing data without a size.
| Courtyard Platinum Iskele unit type | Size (m²) | Bedrooms (from the name) | Starting from (GBP, developer minimum) |
|---|---|---|---|
| Studio (price label “STD”) | 36 | 0 | 127,000 |
| 1+1 | 61 | 1 | 176,000 |
| 1+1 Duplex | 55 | 1 | 164,000 |
| 2+1 Duplex | 90 | 2 | 219,000 |
| 2+1 Duplex (L) | not published | 2 | 231,000 |
| 3+1 | 135 | 3 | 316,000 |
| 3+1 Duplex | 145 | 3 | 316,000 |
| 2+1 (named under Residence Types) | not published | 2 | not published |
The second table is calculated from the developer’s figures only. Price per square metre divides the starting price by the listed size, so it compares minimums and says nothing about what a particular apartment costs.
| Size comparison (calculated from the developer’s figures) | Size (m²) | Size per bedroom (m²) | Starting price per m² (£) | Size as a multiple of the studio |
|---|---|---|---|---|
| Studio | 36 | – | 3,528 | 1.00 |
| 1+1 | 61 | 61.0 | 2,885 | 1.69 |
| 1+1 Duplex | 55 | 55.0 | 2,982 | 1.53 |
| 2+1 Duplex | 90 | 45.0 | 2,433 | 2.50 |
| 3+1 | 135 | 45.0 | 2,341 | 3.75 |
| 3+1 Duplex | 145 | 48.3 | 2,179 | 4.03 |
Three features of the figures stand out. The 1+1 Duplex is 6 m² smaller than the 1+1 (55 against 61 m², 9.8% less) and its minimum is £12,000 lower (6.8%), so its price per square metre is higher, £2,982 against £2,885. The page does not say why a duplex is smaller than a single-level one-bedroom.
The 3+1 and the 3+1 Duplex share the same minimum, £316,000, although the duplex is 10 m² larger (145 against 135 m², 7.4% more). That puts the duplex 6.9% lower per square metre, at £2,179 against £2,341. Price per square metre falls steadily with size, from £3,528 for the studio to £2,179 for the 3+1 Duplex, a drop of 38.2%. Larger types therefore carry a lower minimum per square metre in this price list.
Per bedroom, the listed area shrinks from 61 m² in the 1+1 to 45 m² in the 2+1 Duplex and the 3+1, so larger types add rooms faster than area.
The largest sized type is 4.03 times the smallest (145 ÷ 36). Because the unit mix of the 952 units is not published, the total built area cannot be derived; if every unit matched the smallest sized type it would be 34,272 m² (952 × 36), and for the largest 138,040 m² (952 × 145), both calculated bounds rather than estimates.
The 2+1 Duplex (L) entry is £12,000 (5.5%) above the 2+1 Duplex at £231,000 against £219,000, and the page gives no size for it. The developer does not say whether the sizes include terraces, balconies or shared walls, so comparisons with other projects, including the sizes of Courtyard Long Beach, are indicative only.
The developer’s wording varies. The project page gives “İskele”, the listing card “Boğaz · İskele”, and the text “Iskele Long Beach region”. Its Long Beach guide describes the project as “a resort-concept community in Boğaz”. No coordinates are published. The verified area facts available for this guide cover İskele, Ötüken and the Long Beach waterfront; Boğaz itself is covered only by census figures and one adjacency check, so nothing here describes Boğaz streets or services.
The 2011 census lists three similarly named mahalle in İskele municipality: Boğaz with 157 residents, Boğaziçi with 514 and Boğaztepe with 312 (Table 3). A mapping check places Boğaz about 7.2 km from Ötüken, and the Ötüken boundary contains the Long Beach roundabout (OpenStreetMap boundaries; neighbouring mahalle). A buyer should therefore ask in writing which mahalle and parcel the project occupies.
The census tables list İskele as a district of its own: 22,492 residents at the 4 December 2011 census, with 7,906 in İskele municipality (Table 1; Table 2). There has been no census since, and the Statistical Institute publishes no district projection. Long Beach is the colloquial name of the İskele waterfront. The developer calls it a three-kilometre stretch, while an Eastern Mediterranean University thesis uses 3 km only as its study area within a district coastline of about 25 km; no official measurement was found.
Other listings on this site are filed under Ötüken near the same waterfront, among them Elysium Otuken and Infinity Otuken, and the Northern Cyprus country page sets them in the wider market. The developer’s guide quotes Ercan Airport at about 50 minutes by car and Famagusta city centre at 15 minutes; the road estimates from the Long Beach roundabout in the table below are 58 and 19 minutes, without traffic or border queues.
İskele has no state hospital: none of the six on the Ministry of Health’s list of state hospitals is there, and the Statistical Yearbook 2024 records zero in-patient beds in the district from 2020 to 2024. The district is served by İskele Health Centre. A Karpaz Hospital is under construction, and on 17 August 2026 the Health Minister said the whole building would be finished by the end of 2026 (ministry item); that is a ministerial promise, not a fact about opening.
The developer’s list gives a hospital at 4.3 km, a university at 7.6 km and an airport at 32.5 km, without naming them. These figures cannot be matched: the nearest state hospital with beds is in Famagusta, no campus was found in İskele, and even the straight-line distance from the Long Beach roundabout to Ercan Airport is 37.6 km. The same ten distances appear on the developer’s Courtyard Long Beach page, so they may have been copied between the two projects.
Famagusta is the nearest city. Its municipality had 40,920 residents at the 2011 census, and the municipality quotes a 2020 State Planning Organisation projection of 55,868 (municipal history page); one is a count and the other a projection, and Wikipedia quotes 55,648 for 2019 from a planning report, so sources differ. Eastern Mediterranean University enrolled 15,729 students in 2024-25, down 5.5% from 16,640 in 2021-22 (Yearbook table D10), so no rising student demand is claimed. See also the Famagusta listings.
The nearest WMO-listed climate series, at Paralimni in the Republic of Cyprus, shows mean daily maxima of 32.9 °C in July and 33.3 °C in August, a January minimum of 8.1 °C and about 331 mm of rain a year (sum of monthly means, 2002-2011; WMO). An aggregator gives Famagusta sea temperatures between 17.2 °C in February and 29.0 °C in August (seatemperatu.re); that is not station data for Long Beach.
| Nearby places and distances | What it is | Distance (straight-line / road) | Source |
|---|---|---|---|
| Beach | Developer’s distance list | 600 m, as stated; method not stated | Developer page |
| Long Beach roundabout to İskele town | Town centre (health centre point) | 4.4 km / 5.7 km, 7 min | OSRM |
| Long Beach roundabout to Famagusta Walled City | Nearest city centre | 14.1 km / 16.0 km, 19 min | OSRM |
| Long Beach roundabout to Gazimağusa State Hospital | Nearest state hospital with beds | 10.2 km / 10.7 km, 12 min | OSRM |
| Long Beach roundabout to Eastern Mediterranean University | Nearest campus found | 11.3 km / 12.0 km, 14 min | OSRM |
| Long Beach roundabout to Salamis | Ancient city site (site board point) | 6.6 km / 8.1 km, 9 min | OSRM |
| Long Beach roundabout to Ercan Airport | Airport (flights to Türkiye only) | 37.6 km / 54.7 km, 58 min | OSRM |
| Long Beach roundabout to Larnaca Airport | Republic of Cyprus airport | 49.1 km / 69.0 km, 73 min; route crosses the Green Line, queues not included | OSRM |
| Long Beach roundabout to Bafra | Karpaz holiday-resort area | 21.4 km / 23.2 km, 24 min | OSRM |
| İskele town to Kantara Castle | Castle in the Karpaz foothills | 13.5 km / 21.9 km, about 33 min | OSRM |
The roundabout is a reference point used by the fact packs, not the project; the developer publishes no site position. Straight-line figures are computed from published coordinates and road figures are OpenStreetMap-based estimates (OSRM) that ignore traffic. Anyone choosing a unit for its distance to the sea or a road should obtain the plot position and measure from it.
Of the eight Döveç projects that publish a unit count, this is the largest: 952, ahead of 738 at Four Seasons Life III Iskele and 705 at Querencia Iskele. For scale, the Statistical Institute counts 541 dwelling units with final approval in İskele in 2025 and 2,053 over 2021-2025 (264 + 391 + 468 + 389 + 541, calculated; workbook 2025).
Nine hundred and fifty-two units equal 1.76 times the 2025 figure and 46% of the five-year total (calculated). Those statistics count completed buildings, not sales or permits, so the comparison shows scale only.
The developer lists 43 features: indoor, outdoor and children’s pools, an aqua park, spa centre, Turkish bath, sauna, gym, padel courts, an outdoor sports complex, a restaurant, sushi bar, sports bar, grill house, coffee shop, supermarket, reception, concierge, housekeeping, dry cleaning, a hairdresser, 24/7 security, a generator and a vehicle charging station. The list repeats some items (Aqua Park and Aquapark; Swimming Pool and Outdoor Swimming Pool), so at most 41 are distinct (calculated).
The page gives no number, capacity or opening date for any facility. It does not say whether the restaurants, spa and aqua park open at handover or with later blocks, or whether they are operated by the developer, by tenants or by an owners’ body. In a scheme of 952 units that detail determines how many households share each pool, court and car park, and who bears the cost of running them.
The developer says that a “Professional Rental Management System” protects the property’s value and yield and refers to “the management assurance of Döveç Group”; that is marketing language with no terms attached. Its investment guide adds that maintenance, letting and technical support services run from key handover. Not published: the management company, the service charge per square metre, how budgets are approved, any reserve fund and whether letting through the developer is optional.
The contract or the condominium rules must say how shared costs are divided. The fact packs cite the Condominium Law 35/2010 only for the title requirement below, so this guide states none of its management rules; a lawyer should read them against the draft contract.
As of 17 October 2026, Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026) requires a foreign buyer to register the stamped sale contract at the district Land Registry (Tapu Amirliği) and apply for the purchase permit within one month, otherwise the contract is void automatically. Condominium easement (kat irtifakı) or title (kat mülkiyeti) must exist for the unit before the permit application, with a two-year allowance for building-permit applications where it could not be established (RG 147; Law 52/2008).
The decree is not yet an act of Parliament: it is a Council of Ministers decree whose 90-day validity ends about 5 November 2026 unless Parliament enacts it, and the consolidated Law 52/2008 on mevzuat.gov.ct.tr still shows the stricter earlier text.
The same decree caps sales of housing projects in zoned areas at 80% to foreigners, and stops first-degree relatives or buyers of one nationality from together buying more than half of the units on a parcel. Applied to 952 units, 80% is 761.6, so at most 761 whole units could go to foreigners, and half is 476 (calculated). Whether the project falls under these rules, and how the developer tracks the count, is not published; the developer’s lawyer should state it.
As of 17 October 2026, Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026) bars local authorities from giving water connections, and the electricity authority from giving connections, until the taxes and fees on the transfer are paid; site connections during construction are exempt. No official connection tariff was found, so none is given.
The latest immovable property tax schedule located is the 2025 one: a base of TL 6.60 per m² up to 120 m² and TL 7.15 above, before surcharges of 10% to 60% (schedule). On that base alone, the 61 m² 1+1 comes to TL 402.60 and the 145 m² 3+1 Duplex to TL 970.75 (calculated; a 2026 schedule was not located).
| Shared-scheme item | What the developer publishes | What to request in writing |
|---|---|---|
| Management company | A “Professional Rental Management System”; maintenance and letting from handover | Name, licence, contract length, fee schedule |
| Service charge | Nothing | Annual amount per m² and what it covers |
| Facilities | 43 listed features, no counts | Number, capacity, opening date and operator of each |
| Handover | December 2026 (page); “Q4 2026” (content field) | Handover date by block and a snagging procedure |
| Condominium title | Nothing | Kat irtifakı or kat mülkiyeti status for the block |
| Foreign share | Nothing | Confirmation of the 80% and half-of-parcel counts |
| Utilities | Generator, central satellite, internet, charging station | Who pays connection fees and when meters are installed |
| Parking | Parking, disabled parking, charging station | Spaces per unit, allocation and cost |
Checklist for a buyer in a scheme of this size:
A foreigner needs a purchase permit from the Council of Ministers, applied for through the Interior Ministry. As of 17 October 2026 the limits come from Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026): up to 3 apartments per foreign buyer, or 6 for nationals of states that recognise the TRNC; the consolidated text of Law 52/2008 on mevzuat.gov.ct.tr keeps a one-apartment limit (three for those nationals). The rule depends on the decree staying in force or being enacted.
That caution applies to every limit and deadline below, because it is a Council of Ministers decree whose 90-day validity ends about 5 November 2026 unless Parliament enacts it, and the consolidated Law 52/2008 on mevzuat.gov.ct.tr still shows the stricter earlier text.
| Step | Who | Typical time (as of 17 October 2026, Decree-Law 89/2026 unless stated) | Source |
|---|---|---|---|
| Check what you may buy: limits, zones, no farmland or military zones | Buyer and lawyer | Before signing | RG 147, Law 52/2008 |
| Search the Land Registry and confirm condominium title or easement | Lawyer | Before signing | Land Registry |
| Reserve and sign the sales contract; stamp it at the Tax Department (0.5% stamp duty on the sum, buyer pays unless agreed) | Buyer and developer | Developer says 2 to 4 weeks after reservation | Developer guide, Stamp Duty Law |
| Register the stamped contract at the district Tapu Amirliği and lodge the permit application | Buyer, lawyer, proxy | Within 1 month (decree), else 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; developer says several months to a year | RG 147, developer guide |
| Pay fees and sign the transfer declaration | Buyer and seller | Fees within 75 working days and transfer within 1 year of publication (decree); 60 working days and 6 months in the consolidated 39/2024 text | RG 147, Law 52/2008 |
| Receive title, utilities and the keys at handover | Developer, buyer | December 2026 per the developer; confirm in writing | Developer page |
Land Registry fees on a sale to foreigners come from a regulation in Resmi Gazete 197 of 7 October 2026: 4% in total for the first property, 5.5% for the second and 6% for the third, valid only until 5 January 2027 inclusive. For nationals of states that recognise the TRNC the rates are 4% for properties one and two, 5.5% for three and four and 6% for five and six. Agency pages quote other figures, so published quotations differ from one another.
Illustration, calculated: at the Central Bank’s 17-19 October 2026 effective selling rate of TL 66.1047 per pound (Central Bank), £127,000 is about TL 8,395,297, and the 0.5% stamp rate gives about TL 41,976. The stamp is computed at the rate on the stamping date, so the figure will move. A 4% Land Registry rate on £127,000 would be £5,080 if applied to the contract price; the fee base is the value the Land Registry uses, which the sources do not state.
VAT: the 7 October 2026 regulation lists 5% for housing up to 300 m² of closed area and 10% from 300 m² (regulation). Which sales it applies to was not established, so ask the developer to state in the contract whether the price includes VAT. The other costs of a purchase are set out on the cost of buying, building and renting in North Cyprus page.
The title-deed category for this project is not stated by the developer, so no assessment of title risk can be made from its pages. UK Government guidance, last updated on 27 November 2019, says many properties in the north are disputed, with thousands of claims from people displaced in 1974, and that a future settlement could mean restitution to the original owner, in particular for land classed as exchange or gift land (UK guidance). The title deeds in Northern Cyprus article explains the categories.
The European Court of Human Rights treats the Immovable Property Commission as the remedy to use first (Demopoulos, 2010); the Commission reports 8,807 applications and 3,757 concluded at 2 October 2026 (statistics). The Court of Justice of the EU held in 2009 that judgments of Republic of Cyprus courts on land in the north can be enforced elsewhere in the EU (Orams), and EU law is suspended in the north (Commission).
For off-plan buying, the UK guidance lists lawyers acting for both vendor and builder, building without correct permits, payment plans left out of contracts, difficulty obtaining completion certificates and title deeds, and developer mortgages on the land. With a December 2026 delivery stated, the handover date, delay terms and snagging rights belong in the contract.
Two further points. The lira lost value quickly, with consumer prices up 35.02% in the 12 months to September 2026 (Statistical Institute), so a sterling contract avoids lira exposure but stamp duty is computed in lira. And a 2023 statement by the engineers’ chamber, reported by the press, said the İskele area has the most sensitive soil and that project approval checks earthquake compliance (Yenidüzen); it is a secondary source and not about this project.
| Document or check | Issuing office | Why it matters | Where to verify |
|---|---|---|---|
| Land Registry research document for the parcel | District Tapu Amirliği | Shows registered owner, mortgages and restrictions | Land Registry announcement |
| Condominium easement or title for the block | District Land Registry | Required before a permit application; selling without it is an offence | Law 52/2008 |
| Stamped sales contract and proof of registration | Tax Department and Tapu Amirliği | Unregistered contracts are void after one month | RG 147 |
| Purchase permit publication | Council of Ministers, Interior Ministry | No transfer without it; it lapses if deadlines are missed | Interior Ministry list |
| Building permit and final approval certificate | Municipality or district office | Final approval is what the official statistics count as complete | Statistical bulletin |
| Claims check for former owners | Immovable Property Commission | The domestic remedy for pre-1974 claims | IPC site |
| Holiday-house registration, if letting short term | Tourism Planning Department | Lets of up to 60 days need registration and an operating permit | Holiday Houses Law |
| Independent lawyer, not the developer’s | District bar association | UK guidance recommends independent advice | UK guidance |
| Project (Courtyard Platinum Iskele and the other Döveç listings) | Status | Delivery | Area | Unit types | Published starting price |
|---|---|---|---|---|---|
| La Casalia Tatlisu | Ongoing | December 2027 | Tatlısu | Studio to 3+1 Duplex Villa | From £178,000 (page; the card shows £154,000) |
| D-Point Iskele | Ongoing | December 2028 | İskele (Long Beach) | 1+0, 1+1, 2+1, 3+1, office, shop | From £132,000 (page; the card shows £125,000) |
| Natulux Tatlisu | Ongoing | May 2027 | Tatlısu / Küçük Erenköy | 1+1 to triplex and villas | From £220,000 (page; the card shows £214,000) |
| Querencia Iskele | Ongoing | March 2027 | İskele (Long Beach) | Studio to penthouses | From £156,000 (page; the card shows £144,000) |
| Four Seasons Life III Iskele | Ongoing | December 2026 | İskele | Studio, 1+1, 1+1 Loft, 2+1, 3+1 | From £135,000 |
| Courtyard Platinum (this page) | Ongoing | December 2026 | Boğaz · İskele | Studio to 3+1 Duplex | From £127,000 |
| La Isla Villas Otuken | Delivered | February 2025 | Ötüken · İskele | 2+1 Loft Duplex to 5+1 Villa | £220,000 shown; no per-type data; availability not stated |
| Four Seasons Life II Iskele | Delivered | July 2024 | İskele | 1+1 Loft (price only) | £160,000 shown; availability not stated |
| Panorama Iskele | Delivered | June 2023 | İskele | Studio, 1+1, 2+1, 3+1 | Not published |
| Sky Sakarya Famagusta | Delivered | May 2023 | Famagusta | 1+1, 2+1 | Not published |
| Courtyard Long Beach Iskele | Delivered | May 2021 | Long Beach · İskele | Studio, 1+1, 2+1 | Not published |
| Four Seasons Life I Iskele | Delivered | April 2019 | İskele | Not listed | Not published |
Among the six ongoing projects Courtyard Platinum Iskele has the lowest published starting price, £127,000, and the highest unit count, 952; both are comparisons of the developer’s own minimums and counts, not statements about value. Several of the other figures differ between the project page and the listing card, as the table shows; this project is not affected.
Courtyard Long Beach Iskele is the closest relative: the developer describes the later project as taking the Courtyard concept further, and the two pages carry identical distance lists. The completed project publishes neither price nor unit count. The ongoing projects with December 2026 or earlier deliveries need a written handover check; for those delivered between 2019 and 2025 the developer lists no availability, so units may be obtainable only on the resale market.
The following statements come from the developer’s About page and are not independently verified. Döveç Group says it was founded in 1989 by Muharrem Döveç, and that it now has 36-plus years of activity, 16 group companies, more than 2,500 specialists, over 5,000 homes delivered and investors from more than 50 countries.
Its timeline lists a first company in 1994 with a first major residential project in Yeniboğaziçi, Döveç Construction Ltd. in 2003, a partnership with Eastern Mediterranean University in 2015 and the launch of Querencia in 2022. The page claims 22 international awards, “led by Property NC Awards”, including three “Best Construction Company of the Year” titles (2016-17, 2018-19 and 2025-26).
The page does not say which award relates to which project, and none is tied to this project. The developer also says it provides property management and letting services after handover, as quoted above. Its pages say nothing about whether the land of this project is mortgaged, which the UK guidance lists as a general risk with developers, so that question belongs in a lawyer’s Land Registry check.
This is a 952-unit apartment community by Döveç Group in the Long Beach region of İskele, Northern Cyprus. The developer lists studios, one-bedroom, two-bedroom and three-bedroom types from 36 to 145 m² and 43 amenity features, among them pools, an aqua park, a spa and padel courts. The developer gives December 2026 as the delivery date. It is an ongoing project, so it is marketed off-plan until handover.
The developer’s page says December 2026, and its content field says “Q4 2026”. From 18 October 2026 to 31 December 2026 is 74 days (calculated). Because the handover is that close, a buyer should ask in writing which blocks are complete, whether a final approval certificate has been issued and when keys are handed over. The page does not publish a handover schedule by block.
The developer’s page shows “From £127,000” as shown on dovecgroup.com on 18 October 2026, a minimum for the type labelled “STD”, read here as the studio. Other minimums run from £164,000 for the 1+1 Duplex to £316,000 for the 3+1 types. These are not fixed prices or offers; floor, view and payment terms are not stated, and the developer publishes no payment schedule for this project.
The developer uses both: the listing card says “Boğaz · İskele” and the text says “Iskele Long Beach region”. The fact packs show that the Ötüken boundary contains the Long Beach roundabout and that Boğaz lies about 7.2 km from Ötüken, so the two names may describe different places. Without a published position, the plot number and mahalle from the developer or the Land Registry settle it.
As of 17 October 2026, under Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026), a foreign buyer may hold up to 3 apartments (6 for nationals of states that recognise the TRNC) and the decree caps sales of housing projects in zoned areas at 80% to foreigners. The consolidated text of Law 52/2008 keeps a one-apartment limit. The decree’s validity ends about 5 November 2026 unless Parliament enacts it, so confirm the position before signing.
A purchase gives neither automatically. As of 5 October 2026 the Residence and Visa Regulation allows a property-based permit: with title deed, 5 years below a property value of £300,000 and 10 years at £300,000 or more, with no income test; with only a stamped contract, proof of income applies below £300,000. TRNC citizenship needs 5 years of residence or an exceptional decision (regulation; Citizenship Law). See the residency programme and citizenship pages.
As of 17 October 2026: stamp duty of 0.5% on the sale agreement; Land Registry fees of 4%, 5.5% or 6% by property count for foreigners under RG 197, valid to 5 January 2027; VAT of 5% for housing up to 300 m² where it applies. Agency pages quote 6%, 9% or 12% for older schedules, so quotations differ. Legal, notary and connection fees have no official tariff in the sources.
Under the Holiday Houses Law, a letting of up to 60 days of a unit built as housing needs registration with the Tourism Planning Department, a registration certificate and an operating permit before letting. As of 17 October 2026 rent is subject to 10% withholding, which is the final tax for individuals (Holiday Houses Law; Income Tax Law). The guide to legal compliance when letting through Airbnb guide covers the compliance side.
Neither the project page nor its Turkish version names a category, so this guide claims none. The category (Turkish, exchange, allocation or other) is on the deed and the Land Registry record, and the UK guidance says exchange or gift land carries restitution risk. A Land Registry research document for the parcel, obtained through an independent lawyer, shows the registered owner and encumbrances.
No. The developer’s pages describe “high rental yields” and a “Professional Rental Management System”, which is marketing language, and no terms, figures or yields are published. Official data point the other way on one driver: enrolment at Eastern Mediterranean University fell 5.5% between 2021-22 and 2024-25, and no İskele or Famagusta rent series was found. A buyer should ask for audited statements, not projections.
Last checked: 17 October 2026. Sources:
This is not legal, tax or financial advice.
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