Lagoon Tatlisu: 32-Unit Guide (2026)

Lagoon Tatlisu is a 32-apartment off-plan scheme in two low-rise blocks that Carrington Group lists at Tatlısu in Northern Cyprus, with a printed from-price of £344,950, a card delivery year of 2029 and page text that says 2028.

This guide separates what the developer’s page states from what its own pages contradict and from what a buyer must still obtain in writing before paying a deposit on Lagoon Tatlisu. It reads the four floor plans room by room, tests the page’s distance list against its map pin, works the three-year payment plan against both delivery years, and dates every purchase rule as of 26 October 2026.

Overview of Lagoon Tatlisu

Carrington Group publishes Lagoon on its projects page as an "Off Plan" project. The card shows a starting price of £344,950, a delivery date of 2029, the location "Tatlısu, Famagusta" and 32 units, and the project page repeats the same figures (both read on 26 October 2026). The text describes two residential blocks holding 32 duplex apartments: 16 "rooftop duplex" apartments of type 2+1 and 16 "garden reverse duplex" apartments of type 3+1, placed 200 m from the Mediterranean coast.

The on-site features listed are an outdoor communal swimming pool, open parking areas, landscaped common areas and low-rise architecture. The money terms printed are a 5,000 deposit (pounds, euros, dollars or cryptocurrency), then 35% in the first four weeks, then the other 65% in interest-free instalments over three years. The page states no title-deed category, no unit area total, no parcel number, no building permit and no contractor.

Two contradictions sit on the page itself. The card and the projects list say 2029 for delivery, while the page text, the FAQ and the meta description say 2028, in five places in the text and FAQ. The page also labels the location Tatlısu, Famagusta, yet the map pin it embeds falls inside the boundary of Bahçeli village in Kyrenia district on OpenStreetMap data. Section 3 sets out both readings and this guide chooses neither.

The page’s "Why Invest?" paragraphs make appreciation, resale and rental-demand statements with no figures behind them, and none of those statements is repeated here.

Unit types and sizes: what the page and its four plans print

The developer names two unit types and gives no area for either. The first table sets out what is printed, with the source line for each item. Because the page prints no bathroom count, no floor total and no price per type, the areas in the second table come only from the four plan drawings, and every sum is calculated from the labels on those drawings.

Item	Printed	Source line
2+1 Rooftop Duplex Apartments	16 units; described as elevated living with a private upper-level layout	Unit list and architectural-concept text, English page
3+1 Garden Reverse Duplex Apartments	16 units; described as ground-level units with expanded interior space	Same lines; the Turkish and German pages say 3+1 garden duplex
Blocks	2 low-rise residential blocks	Architectural-concept text
Bathrooms	Not published	Plans label WC and shower rooms only
Unit areas (closed, terrace, total)	Not published	No figure on the page text or cards
Price by type	Not published	One from-price on the card; type not stated
Site area	A figure appears in the text, but the same number is printed on another Carrington page for a completed 2008 scheme	Not used in this guide

The four plans are drawn level by level: a basement, a ground level, a first level and a roof level, each with eight bays across. The file name of the lowest plan reads "Bodrum Kat", Turkish for basement floor, and its level mark is -2.79.

Ground-level entrances are numbered Daire 1 to 8 and first-level entrances Daire 9 to 16, so one row of eight bays carries 16 apartments over two entrance levels. The page says two blocks; the plans do not say whether the second block repeats the first.

The plans carry level marks and entrance numbers but not unit-type names. Reading the lower entrance level together with the basement as the 3+1 garden reverse duplex, and the upper entrance level together with the roof level as the 2+1 rooftop duplex, matches the 16 + 16 split in the text. That reading is an inference, not a printed statement. On it, the labelled indoor rooms of a garden reverse duplex add to 92.90 m2 (49.50 + 43.40), or 101.90 m2 with its 9.00 m2 terrace.

On the same reading the labelled indoor rooms of a rooftop duplex add to 80.80 m2 (43.40 + 37.40), or 77.30 m2 in the end bay, and 86.80 m2 with its 6.00 m2 terrace.

These sums are drawing labels, not registered gross or net areas: they leave out wall thicknesses and count the stair hall on each level where it is labelled. They also do not reproduce the type names. The labels show two bedrooms for the 3+1 reading and one bedroom plus a roof-floor room for the 2+1 reading.

The page does not say which type carries the £344,950 from-price. Dividing it by the two indoor sums gives £3,713 per m2 for the garden reading (344,950 / 92.90) and £4,269 per m2 for the rooftop reading (344,950 / 80.80), calculated from the developer’s figures. Both ignore terraces. Neither is a market price per m2, and neither should be set beside a registered-area figure from another scheme.

What to request in writing before relying on any size for Lagoon Tatlisu:

• A schedule per unit giving closed area, terrace, roof terrace and basement area, with the basis (gross or net) stated.
• Which rooms are bedrooms in each type, and how the 2+1 and 3+1 names are counted.
• The number of bathrooms per unit and what the permit approves the basement level for.
• Which unit type the from-price covers and the price list for every unit, with the currency of each price.
• The plan for the second block, and the plan that shows which entrance numbers belong to which type.

Location of Lagoon Tatlisu: the label, the map pin and the distances

The developer’s card reads "Tatlısu, Famagusta" and the text puts Lagoon 200 m from the Mediterranean in Tatlısu. Tatlısu (Greek Akanthou) belongs to Gazimağusa (Famagusta) district, in the Geçitkale sub-district, according to the 2011 census table of the TRNC Statistical Institute; it is not in İskele or Kyrenia district. Its three mahalle, Aktunç (671), Küçükerenköy (339) and Yalı (449), held 1,459 residents in 2011, the latest official count.

On its fact page the municipality locates the village 40 km east of Kyrenia, between the Beşparmak range and the sea, and gives the coast as 22 km, generally rocky with small beaches and coves. An undated figure on the same page is 2,700 residents, about 1,200 of them non-citizens. In January 2026 the mayor was reported as saying that summer lifts the population above 8,000 (press report). Both are municipal statements, not census counts.

Tatlısu’s health centre received a doctor on 21 January 2026 for the first time in 12 years, with a general practitioner attending five days a week, according to the same press report. The Tatlisu area page describes the town and the projects listed there.

The embedded map is centred near 35.346 N, 33.651 E. Run through OpenStreetMap’s reverse lookup (Nominatim, 26 October 2026), that point resolves to the village of Bahçeli in Çatalköy-Esentepe municipality, Girne (Kyrenia) district, not to Tatlısu. It lies about 6.2 km east of the Esentepe village centre and 9.8 km west-south-west of the Tatlısu village centre (straight-line, calculated). Bahçeli had 388 residents in 2011, and Law 15/2022 names it among the six villages merged into Çatalköy-Esentepe municipality.

Carrington uses Bahçeli elsewhere: the card for Poseidon Girne Bahceli reads Bahçeli, Kyrenia, and the Turkish, German and Russian pages for Sunset Valley Tatlisu say Bahçeli, Girne where the English page says Tatlısu. This guide does not choose between the card and the map. OpenStreetMap boundaries are crowd-sourced, and an embedded pin is not a surveyed plot. The two readings nevertheless lead to different offices.

Which reading holds matters in practice. The Land Registry’s notice of 15 July 2025 says that, during the roll-out of its new system, transfers are handled only at the office of the district where the property is registered, so Gazimağusa and Girne are not interchangeable. Temporary article 8 of Law 15/2022 gives a merged municipality the power to issue building permits for its attached settlements, so the permitting body also depends on the answer. The parcel number, checked at the registry, settles it.

The table compares the developer’s printed distances with figures calculated from the pin. Straight-line values are haversine distances; road values are OSRM driving estimates on OpenStreetMap data, run on 26 October 2026, without traffic or border queues. Reference points are OpenStreetMap centre points of villages, hospitals, airport terminals and the Walled City.

Nearby places and distances from Lagoon Tatlisu	Printed on the developer’s page	Straight-line from the pin, km (calculated)	Road from the pin, km and minutes (OSRM)	Note
Mediterranean coastline	200 m	Not tested	Not tested	Needs the registered parcel boundary, not an embed pin
Tatlısu Beach	9 km	Not tested	Not tested	The page does not say which beach
Tatlısu village centre	Municipality 4.5 km	9.8	14.5 km, 25 min	Printed figure does not match the village centre
Tatlısu health centre	4 km	Not mapped	Not mapped	Location of the centre not mapped here
Nearest market	1.4 km	Not tested	Not tested	Shop not named on the page
Esentepe village centre	Not printed	6.2	12.0 km, 23 min	Esentepe Health Center is 12.1 km by road
Kyrenia Castle	Not printed	29.8	35.5 km, 48 min	Reference point for Kyrenia town
Girne Akçiçek State Hospital	Not printed	29.5	34.4 km, 46 min	State list of hospitals, 23 October 2026
Gazimağusa State Hospital	Not printed	31.3	46.0 km, 54 min	State list of hospitals, 23 October 2026
Ercan Airport	56 km	25.4	58.0 km, 70 min	Printed figure within about 2 km of the road estimate
Larnaca Airport	77 km	53.0	79.2 km, 90 min	Crosses the Green Line; formalities not included
Karpaz Gate Marina	53 km	Not computed	Not computed	No coordinates available to this guide
Famagusta Walled City	Not printed	36.1	51.1 km, 58 min	Reference point: centre of the Walled City
Alagadi Beach 3	Not printed	14.2	17.7 km, 28 min	Turtle-nesting beach on the Kyrenia coast

Two of the printed figures can be tested against the pin. The page gives Ercan Airport at 56 km and Larnaca Airport at 77 km; the road estimates from the pin are 58.0 km and 79.2 km, so for those two the page and the pin agree.

The Tatlısu municipality (4.5 km) and health centre (4 km) figures do not match the pin’s distance to the Tatlısu village centre, and the page does not say what they are measured to. The 200 m sea distance could not be tested, because the OpenStreetMap coastline service did not answer on 26 October 2026.

For in-patient care the table’s nearest state hospitals are Girne Akçiçek and Gazimağusa. The Yearbook 2024 gives 72 state in-patient beds for Girne district and 161 at Gazimağusa State Hospital in 2024, and the Esentepe Health Center had 8 staff that year. The Ministry’s hospital list named six state hospitals on 23 October 2026.

Ercan, the airport nearest by road, serves the north. The UK Government’s travel advice (updated 14 August 2026) says the authorities of the Republic of Cyprus treat entry through the north, for example via Ercan, as illegal entry.

Utility context is local and anecdotal. On 2 July 2025 the Çatalköy-Esentepe mayor said that storage tanks in the area were not receiving enough water; a December 2025 report quotes the Public Works Minister expecting “serious energy and water problems” in 2026 (Cyprus Mail). These are statements, not service surveys.

No TRNC coastal setback instrument was found in the official texts reviewed, so the 50 m and 100 m figures that circulate online are not TRNC rules and cannot be used to test the 200 m claim. Pre-1974 history is a separate matter. PRIO records Esentepe as an entirely Greek Cypriot village until 1974, while Tatlısu’s municipality and Wikipedia tell that village’s earlier history differently. Neither says anything about this parcel, and the Immovable Property Commission’s bulletins carry no place names.

A 32-unit off-plan block: the 2028 and 2029 dates, the three-year plan and the transfer clock

The case on this page is the interaction of two printed items: a delivery year shown as 2029 on the card and 2028 in the text, and a payment plan that runs three years from contract. The page does not tie the instalments to construction stages, so the delivery date decides whether a buyer is still paying after handover. The arithmetic below uses the printed from-price of £344,950 as an illustration only, since the unit type is not stated.

A three-year interest-free plan means the sum of the instalments equals the stated price, so the questions are what the price is fixed in and what happens if the date moves. The page accepts the deposit in pounds, euros, dollars or cryptocurrency and prints the from-price in pounds.

If instalments fall due after handover, the buyer is paying for a finished block, which is a different position from paying ahead of works. A contract that names one delivery year, a long-stop date and a remedy for delay answers both. No instalment dates are printed, so the monthly spread in the table is an illustration and not the developer’s schedule; a contract may use lump sums at stages instead.

The legal clocks add a second layer. A foreign buyer must register the stamped agreement at the district Land Registry within one month and lodge the permit application in the same month, or the contract is void automatically (Decree-Law 89/2026, RG 147). Unless a mortgage is registered for the seller, the year allowed for signing the transfer does not begin until the full price has been paid. On a three-year plan the buyer therefore holds a registered contract, not title, for most of the build.

Two dated facts complicate a contract signed on 1 November 2026. Decree-Law 89/2026 appeared on 7 August 2026 and its 90-day validity runs out about 5 November 2026 (7 August plus 90 days) unless Parliament enacts it. The Land Registry fee schedule of 7 October 2026 (RG 197) holds until 5 January 2027 inclusive, so nobody can yet say which rates will apply at a transfer in 2029 or 2030. A contract should state who bears a change in fees.

The decree adds two limits on sales to foreigners. One caps sales of housing projects in zoned areas at 80% to foreigners. The other stops foreign first-degree relatives, or buyers of one nationality, from together taking more than half the units on a parcel.

If the 80% cap reaches Lagoon, 80% of 32 units is 25.6, so at most 25 whole units (calculated). Half of 32 is 16, so 17 or more units to such a group would breach the second rule. Whether either rule applies to this parcel, and how many units are already sold, is not published.

The lowest plan is a basement with a -2.79 level mark, and the 16 garden reverse duplexes are described as ground-level units. A basement bedroom of 25.60 m2 should appear on the approved plans as a permitted use. The Turkish and German pages call the 3+1 a garden duplex, so the word reverse may be marketing wording, and the buyer should ask which level holds the living space.

A press report of 2023 quotes the engineers’ chamber president KTMMOB as saying that ground-investigation reports are required for public buildings, hotels and tall buildings (Yeniduzen); for a low-rise block, whether a report exists is a question, not an assumption. Waterproofing and drainage belong in the contract specification.

One site-level point remains. The map pins of Malibu Tatlisu and Malibu Zone 5 Tatlisu lie about 0.17 km and 0.2 km from the Lagoon pin (calculated from the pins on Carrington’s pages), and the Poseidon Girne Bahceli pin is 1.3 km away. A visitor will see several Carrington sites in a small area, so the parcel number written into the contract must match the parcel the buyer is shown.

Documents and answers to obtain before a first payment, in order:

1. The parcel number and its registry district, with a Land Registry research document (araştırma belgesi) showing owner, mortgages and restrictions.
2. The title-deed category and the pre-1974 history of the parcel, checked by an independent lawyer.
3. The building permit, the approved plans including the basement level, and proof that a condominium easement or title can be registered for each unit.
4. One delivery date in the contract, with a long-stop date and the remedy if it is missed, replacing the 2028 and 2029 variants.
5. A payment schedule attached to the contract with each date, amount and currency, and a statement of whether the 5,000 deposit counts inside the 35%.
6. Whether instalments follow construction stages, and whether any bank-backed security or escrow protects stage payments.
7. The stamping, registration and permit steps with their one-month deadline, and who pays each fee and the VAT, if any.
8. Water and electricity connection terms, noting that connections may not be given until all taxes and fees are paid.
9. The share of units sold to foreigners and the status of the 80% and half-parcel rules for this parcel.
10. On handover: the final approval certificate (nihai tasvip), the condominium title and a written snagging process.

Buying in Northern Cyprus in brief: the unit’s legal status, the three clocks, then who may buy and what it costs

Before any signature, the unit has to exist in law. A condominium easement or title must be established for each apartment before a purchase-permit application, and selling without it is an offence. The decree lets a building permit or a Planning Approval stand in for two years where condominium title could not be established. On a block still to be built it is the first document to ask for (Law 52/2008, art. 8(2)).

Three clocks then run, and they start at signature, not at the first instalment. One month is allowed to register the stamped contract and lodge the permit application. Once the permit is published, 75 working days are allowed for transfer fees and one year for the signed transfer declaration (the consolidated text: 60 working days and six months). A plan paying over 36 months therefore runs well past the first two clocks.

Eligibility comes next, and it depends on the decree. Lagoon’s units are apartments, so the apartment limit applies: three for a foreign buyer under Decree-Law 89/2026 and six for nationals of states that recognise the TRNC and grant the same right, against one (three) in the consolidated Law 52/2008 text. The permit is a Council of Ministers decision applied for through the Interior Ministry (RG 147).

Costs follow. The person registering title pays the Land Registry fee, which for a foreigner is 4% on a first property, 5.5% on a second and 6% on a third (RG 197). The sale agreement is stamped at 0.5% of the stated sum up to TL 89,000,000, normally the buyer’s cost, and the 5% VAT schedule covers housing of up to 300 m2 closed area. The taxes and fees guide and step-by-step guide give worked examples.

Residence is a separate question. For property worth £300,000 or more, a stamped sale contract can support a five-year residence permit with no income test, provided one-third of the price has been paid and the permit application lodged (Residence and Visa Regulation, art. 14(2)(b)); the 35% instalment at Lagoon exceeds that share. A purchase does not confer citizenship or EU rights, as the citizenship page explains.

Step	Who	Time limit as of 26 October 2026	Source
1. Check the limit and the parcel	Buyer and independent lawyer	Before any payment	Law 52/2008; limits regulation
2. Confirm condominium easement or title for the unit	Developer; Land Registry	Before the permit application	Law 52/2008, art. 8(2)
3. Sign and stamp the agreement	Buyer, seller; Tax Department	Stamp on the stated sum, 0.5% up to TL 89,000,000	Stamp Duty Law
4. Register the agreement and lodge the permit application	Lawyer; district Tapu Amirliği; Interior Ministry	Within 1 month, or the contract is void	Resmi Gazete 147
5. Permit published; pay transfer fees	Buyer	75 working days (60 in the older text)	Resmi Gazete 147
6. Sign the transfer declaration	Buyer, seller; district office	1 year (6 months in the older text)	Resmi Gazete 147
7. Handover, final approval, utility connections	Developer; municipality; utilities	Per contract; connections follow payment of fees	Resmi Gazete 147

Letting and resale come last, and the developer’s page prints no figures for either. Rent attracts 10% withholding on gross rent, and lettings of up to 60 days count as holiday-house lettings that need registration (see the renting-out guide). A seller who is not a property dealer is taxed on a deemed gain, 2.8% of value on the formula (20% x 70% x 20%), and no holding-period exemption was found (Income Tax Law). The foreign purchase guide and off-plan guide cover the wider route.

Risks, title and due diligence

The developer’s page for Lagoon Tatlisu gives no title-deed category, so the category stays unknown until the title is read. The UK Government’s property guidance says ownership of many northern properties is disputed, that pre-1974 owners are still regarded as legal owners by the European Court of Human Rights, and that a foreign buyer can be refused permission even for pre-1974 Turkish-title land.

A Republic of Cyprus judgment ordering British buyers to leave northern land was held enforceable elsewhere in the EU (Orams, 2009), and the Immovable Property Commission is the remedy the Court accepted (Demopoulos, 2010).

The Commission’s statistics on 23 October 2026 show 8,820 applications and 3,787 concluded cases (Commission page). None of that concerns the Lagoon parcel, which is why parcel-level checks are the control. The UK guidance also lists recurring Cyprus problems: one lawyer acting for vendor and builder, building without the right permits, payment plans missing from contracts, and trouble obtaining completion certificates and title deeds. Carrington’s About page includes legal and title-deed process management among its own services, so an independent lawyer is the safer route.

The table below pairs each document with its office and its purpose. The title deed check guide and risk guide explain the same checks, and the North versus South comparison sets northern rules beside the Republic of Cyprus.

Three points are specific to a small off-plan block. First, the developer’s pages mix 2028 and 2029 and show only renders, so no document in the public pages proves progress on site.

Second, a 32-unit scheme has a small owners’ group: ask who manages the pool and common areas, what the service charge is and how it is set, because the page publishes neither. Third, delay is the main exposure on a three-year plan: ask whether the contract fixes a long-stop date, whether late delivery brings a refund or compensation, and whether instalments pause until handover.

How Lagoon compares with the other Carrington projects on this site

Below are all 24 Carrington listings on this site, with the figures each developer page printed on 26 October 2026. From-prices are in pounds, and where a page disagrees with itself both values are shown. The price guide gives town-level context for the figures.

Six Tatlısu-labelled listings print a from-price, from £144,950 (Atlantis Pearl) to £399,951 (Malibu). Lagoon’s £344,950 is the second-highest of the six, and its 32 units compare with 24 to 176 at the other five. Unit types, sizes and delivery years differ and most pages print no unit areas, so the prices cannot be compared per m2.

By the pins on Carrington’s pages, Lagoon is within 0.2 km of Malibu and Malibu Zone 5, 1.3 km from Poseidon, and 2.9 to 3.2 km from Atlantis Pearl, Atlantis Beach and Malibu Zone 6 (calculated). The Esentepe area page and Northern Cyprus country page cover the surrounding area, and Caesar Bay Tatlisu is an Afik Group scheme listed at Tatlısu.

Carrington Group

The developer’s About Us page names six services that it says the group provides itself: legal and title-deed process management, after-sales technical support, rental and property management, car rental, airport transfer coordination, and upkeep of the site and landscape. It presents them as one integrated structure. Whether any of them is offered to a buyer of Lagoon, on what terms and at what cost, is not stated on the Lagoon page.

The same page calls the group a family-run developer that has built and managed beachfront villas and apartments in North Cyprus for over 35 years, whereas the Lagoon page says over 30 years of experience. The two pages give different figures, and neither names a founding date or a legal entity.

The About page also describes low-density coastal planning, internationally certified building materials and a five-year structural warranty. No certificate or warranty document is shown on either page, so these remain the developer’s statements. The About page uses the word award-winning without naming an award, and this guide does not rely on it.

The projects page lists schemes labelled Esentepe, Tatlısu, Bahçeli and Kyrenia, and section 7 sets the 24 on this site side by side. The legal entity that sells Lagoon, its licences and its bank are not published in the pages read.

Frequently asked questions

What is Lagoon Tatlisu and who is the developer?

Lagoon Tatlisu is an off-plan scheme of 32 duplex apartments in two low-rise blocks, listed by Carrington Group at Tatlısu in Northern Cyprus. The developer’s page describes it as 200 m from the Mediterranean, with a communal outdoor pool, open parking and landscaped common areas. The page names no legal entity, parcel number or contractor, and the map pin it embeds falls inside Bahçeli village on OpenStreetMap data, so the first documents to obtain are the parcel number and the registered owner.

How many units does Lagoon Tatlisu have and which types are offered?

The card, text, FAQ and Turkish and German cards all show 32 units, split by the text into 16 rooftop duplex apartments of type 2+1 and 16 garden reverse duplex apartments of type 3+1 across two blocks. The four plans show eight bays across and entrance numbers 1 to 16, which fits 16 apartments per block. No unit areas or bathroom counts are published; the plans print room areas only.

When is Lagoon Tatlisu due for delivery?

The developer’s page gives two years. The card and the projects list say 2029, while the page text, the FAQ and the meta description say 2028. This guide does not choose between them. Because the payment plan runs three years from contract, the choice decides whether instalments continue after handover. A contract should state one delivery date, a long-stop date and a remedy for delay, and no handover date is relied on here.

What does the developer’s page say it costs and how is it paid?

The card shows a starting price of £344,950 without naming the unit type. The plan printed is a 5,000 deposit, 35% in four weeks and the remaining 65% in interest-free instalments over three years. On the from-price, 35% is £120,732.50 and 65% is £224,217.50 (calculated). The page does not say whether the deposit counts inside the 35% or whether instalments follow building stages.

Where exactly is Lagoon Tatlisu: Tatlısu or Bahçeli?

The developer’s card says Tatlısu, Famagusta, and Tatlısu municipality is in Gazimağusa district. The page’s map pin falls inside the OpenStreetMap boundary of Bahçeli village, in Çatalköy-Esentepe municipality, Kyrenia district. The pin is not a surveyed plot and the boundary data are crowd-sourced, so neither reading is confirmed. The parcel number, checked at the district Land Registry, decides the registry district and the permitting municipality.

Are unit sizes published for the apartments?

No total area is printed. The four plans show room areas, for example a 20.80 m2 living room and kitchen and a 25.60 m2 basement bedroom, and the sums in section 2 are calculated from those labels. On one reading of the plans, indoor labelled rooms total 92.90 m2 for the garden reverse duplex and 80.80 m2 for the rooftop duplex. They are not registered areas, and a per-unit schedule should be requested in writing.

Which title-deed category does Lagoon Tatlisu have?

The page does not state one. Titles in the north are classed as Turkish, exchange or other types, and the UK Government warns that land Greek Cypriot-owned before 1974 and later classed as exchange or gift land can face restitution claims. The category is read from the title itself and a Land Registry research document, not from a sales page, and an independent lawyer should obtain both before any payment beyond a refundable reservation.

Can a foreign buyer purchase an apartment in the scheme?

Yes, within limits that depend on a decree. As of 26 October 2026, Decree-Law 89/2026 lets a foreigner hold up to three apartments (six for nationals of recognising states), while the consolidated Law 52/2008 text still shows one (three). A Council of Ministers permit is also required. The decree lapses after 90 days, about 5 November 2026, unless Parliament enacts it, and foreign sales of zoned housing projects are capped at 80%.

What fees and taxes apply when buying an apartment of this kind?

Under the Land Registry schedule of 7 October 2026, valid to 5 January 2027, a foreign buyer pays 4% on a first property, 5.5% on a second and 6% on a third. The agreement is stamped at 0.5% of the stated sum up to TL 89,000,000, and the 5% VAT schedule covers housing of up to 300 m2 closed area. On the from-price, 4% would be £13,798 (calculated), if the fee base equals the price, which is not verified.

How far are hospitals and airports from the site?

From the page’s map pin, the road estimates are 34.4 km to Girne Akçiçek State Hospital, 46.0 km to Gazimağusa State Hospital, 58.0 km to Ercan Airport and 79.2 km to Larnaca Airport, run on 26 October 2026 without traffic or border queues. The developer prints 56 km and 77 km for the two airports. Larnaca lies in the Republic of Cyprus, so a crossing point and its formalities are added to the drive.

Sources and last check

Last checked: 26 October 2026. Sources:

• Carrington Group: projects page, read 26 October 2026
• Carrington Group: Lagoon project page, read 26 October 2026
• TRNC Statistical Institute: 2011 census, Table 3 by mahalle
• Tatlisu Municipality: history and facts page
• Kibris Postasi: Tatlisu health centre doctor, 21 January 2026
• OpenStreetMap Nominatim: reverse lookup of the Lagoon map pin, run 26 October 2026
• TRNC Law 15/2022 on the merger of municipalities
• TRNC Land Registry: notice on district-office transactions, 15 July 2025
• TRNC Statistical Institute: Statistical Yearbook 2024
• TRNC Ministry of Health: list of state hospitals
• UK Government: Cyprus travel advice, entry requirements (updated 14 August 2026)
• Kibris Postasi: Mayor Kirok on water supply, 2 July 2025
• Cyprus Mail: north set to face energy and water problems in 2026, 8 December 2025
• PRIO Cyprus Centre: Agios Amvrosios (Esentepe)
• Official Gazette issue 147 of 7 August 2026: Decree-Law 89/2026
• Official Gazette issue 197 of 7 October 2026: Land Registry fee regulation
• Yeniduzen: KTMMOB on project approval and earthquake rules, 14 February 2023
• TRNC Law 52/2008, consolidated with 39/2024
• TRNC Residence Permits and Visas Regulation, consolidated 5 October 2026
• TRNC regulation on limits to acquisition by foreigners
• TRNC Stamp Duty Law 19/1963, consolidated
• TRNC Income Tax Law, consolidated 25 May 2026
• UK Government: Cyprus, buying property
• Court of Justice of the EU: press release 39/09 on Apostolides v Orams
• European Court of Human Rights: Demopoulos and Others v. Turkey, decision of 1 March 2010
• Immovable Property Commission: home page with statistics
• Tekce: due diligence on North Cyprus title deeds (agency guide)
• Interior Ministry Property Unit: documents for a purchase permit
• TRNC Statistical Institute: Construction and Parcel Statistics 2025
• Carrington Group: About Us, read 26 October 2026

This is not legal, tax or financial advice.