Orchard | Yeniboğaziçi | Northern Cyprus

Orchard Yenibogazici is a community of villas and apartments by Isatis Construction Group in Yeniboğaziçi, in the Famagusta (Gazimağusa) district of Northern Cyprus; the developer publishes figures for ten unit types there, from a 44 m² studio to a 310 m² villa. This guide reads the Orchard Yenibogazici project through those figures, adds sourced context on the village, the rules for foreign buyers and the checks a buyer can make, and says where facts are missing. Price, completion date and title-deed category are not published, so none is estimated.

Overview of the Orchard Yenibogazici project

The developer’s Orchard page and its Turkish version say that the project stands in Yeniboğaziçi, which they describe as the place where history began on the island, close to the sea for water sports and sunbathing. Orchard is presented as a self-contained, green community a few kilometres from Famagusta, with landscaped streets and parks, several community swimming pools and playgrounds. Terraces are described as spaces for gardening, reading or evenings outdoors.

Ten unit pages carry figures: five villa types (Orange, Olive, Berry, Mango and Apple) and five apartment types (Cherry, Almond, Lotus, Lime and Lemon). The project page’s tab row also names a sixth villa type, Melon, for which no page or figure was found, and it leaves out Lemon. Section 4 sets out these gaps. The community amenities listed are a restaurant and bar, a sauna, indoor and outdoor pools, children’s pools, a supermarket, a playground, a gym, a tennis court, a volleyball pitch and 24-hour security.

The developer publishes no price, payment plan, unit count, street address, map point or completion date. This site holds a reference price range of GBP 115,000-550,000, entered in 2024, and the listing’s text of 12 October 2026 attributed its figures to listing portals; none of them is confirmed on the developer’s pages, so a buyer should ask for a dated written price list.

The site’s record gives 2024 as the build year, which is already past. The developer’s pages state no completion date and describe the community centre in the future tense, so which blocks and which facilities are finished is a question for the contract. For other projects in the country, this site’s Northern Cyprus properties page lists more listings.

Unit types and sizes at Orchard

Each unit page gives bedrooms, bathrooms and a size. The villa pages call the size a gross area and add a plot area; the apartment pages show a size and, for most plans, garden, roof and balcony areas. The first table lists every plan of Orchard Yenibogazici with published figures, grouping plans that carry identical numbers: the Almond, Lotus and Lime pages repeat the same studio, 1+1 and 2+1 plans, and Lime adds a 3+1. The second table derives ratios from the same numbers, calculated from the developer’s figures.

Among the villas, listed sizes run from 183 m² (Olive and Berry) to 310 m² (Apple), and Orange and Apple are the two four-bedroom types. Per bedroom, Orange works out at 68.5 m² and Apple at 77.5 m², against 61.0 to 62.0 m² for the three-bedroom villas (calculated). Olive and Berry share the same built area, bedrooms and bathrooms; the pages separate them by plot (275 m² against 150-255 m²) and by description, single villas against townhouse villas.

A plot of 150 m² under a gross area of 183 m² is possible only for a building of more than one floor, if the gross area adds up all floors (calculated). The Berry page says the gross area is “between 183 m2”, which reads as a typing slip for a single figure, and the Turkish version gives 183 m² alone.

In the three block groups the pattern is regular. Every first-floor flat lists a roof area equal to its listed size (44, 71, 87 and 120 m²), which is 100% of the flat (calculated), plus a balcony; every ground-floor flat lists a garden and the same balcony.

Garden plus balcony comes to 36.4% to 52.8% of listed size on the ground floor, and roof plus balcony to 117.2% to 121.1% on the first floor. The pages do not say whether a roof is private, usable or built over, so the ratio shows how the figures relate and not how the space can be used.

Cherry follows a smaller scale: a 45 m² studio, a 56 m² one-bedroom flat and three 89 m² two-bedroom variants that differ only in bathrooms, with Type C listing one and Types A and B two. Its 2+1 area per bedroom, 44.5 m², is close to the 43.5 m² of the Almond, Lotus and Lime 2+1 (calculated), whereas the Lemon 2+1 gives 58.0 m².

Lemon plans are larger than the same bedroom counts elsewhere: a studio of 64 m² against 44 m², a one-bedroom flat of 102 m² against 71 m² and a two-bedroom flat of 116 m² against 87 m². Its outdoor areas are also larger in proportion. Lemon’s figures come from the developer’s Turkish site, in untranslated English, because its English page returns an error, so they need written confirmation; none of the apartment pages says what the size basis is.

Location: Orchard Yenibogazici and the Yeniboğaziçi-Famagusta area

The Orchard pages locate the project by name and by relation: Yeniboğaziçi, a few kilometres from Famagusta. They give no street, plot plan or distance to a named landmark, and the one address on the developer’s site, a company footer reading “ISATIS Orchard Complex Yeniboğaziçi”, is repeated on pages for other projects too.

Because the plot cannot be located, every distance below runs from the village point published on Wikipedia (35.198 N, 33.877 E). Each is straight-line or an indicative OpenStreetMap road estimate, and each describes the surroundings, not the project. It follows that the developer’s “few kilometres” is untested: the village point lies 10.1 km in a straight line from the centre of the Walled City.

Yeniboğaziçi (Yeni Boğaziçi in the census) was Aysergi in Turkish and Agios Sergios in Greek. Its latest official count is the 2011 census: 3,347 residents in the village and 6,618 in the municipality group of eight settlements. A Cittaslow profile without a date gives 5,668, and no later figure was verified.

The village was Cyprus’s first Cittaslow, or “slow city” member. A Ministry of Foreign Affairs article records the opening of its Cittaslow office on 4 May 2015; Wikipedia dates its entry to 2013, a year the official sources do not give.

Ancient Salamis lies 2.7 km away in a straight line (3.6 km by road) from the same point, and the Cittaslow profile lists it alongside the Church of Saint Barnabas, a wine festival and agro-tourism. According to Wikipedia, it has finds from the 11th century BC, was excavated between 1952 and 1974 and had an Augustan-era theatre for up to 15,000 spectators. Fees and opening hours were not verified.

The developer writes of golden sands and water sports without naming a beach or giving a distance. On OpenStreetMap the closest public beach is on the Famagusta-İskele main road, 2.1 km straight-line (3.8 km by road) from the village point; Long Beach, a restaurant point in the İskele district, is 5.9 km (7.7 km). The position of the plot decides which is closer, and it is not published. For more beaches, see this site’s article on the top beaches in Cyprus.

Climate figures come from the nearest official series, the WMO entry for Paralimni, a Republic of Cyprus station roughly 7.4 km south of the Walled City, so they describe the region. In 2002-2011 the mean daily maximum was 15.9 °C in January and 33.3 °C in August (minimum 8.1 and 23.8 °C), and the monthly means sum to 331.1 mm of rain a year (calculated), almost none from June to August. An aggregator lists Famagusta sea temperatures of 17.2 °C in February and 29.0 °C in August.

Famagusta (Gazimağusa) is 11.5 km by road from the village point, with sources giving 10 to 16 minutes by car. Population figures need care: the 2011 census recorded 40,920 people in the municipality and 69,741 in the district. The municipality quotes a State Planning Organisation projection of 55,868 for 2020, an estimate and not a count, and Wikipedia gives 55,648 for 2019.

The municipality’s history page puts the historic centre in the walled Suriçi and dates the northward growth of the city to 1986, when the university gained state status. More listings in the city are on this site’s Famagusta page.

Eastern Mediterranean University (EMU), 6.5 km from the village point in a straight line, enrolled 15,729 students in 2024-25 on the Statistical Institute’s yearbook, down 5.5% from 16,640 in 2021-22. For all higher education in the north the fall was 8.0%, from 114,000 to 104,873 (calculated), so these sources give no basis for a claim of growing student demand. The State Hospital on Salamis Road reports about 160 beds.

Ercan Airport is 34.3 km from the village point in a straight line and 49.6 km by road, about 53 minutes; Wikipedia counts 4.84 million passengers in 2024 and notes flights to Türkiye only. Larnaca Airport is 43.4 km away in a straight line; a road figure is withheld because the route depends on the crossing point and the traveller.

The Turkish Highways Directorate calls the Nicosia-Famagusta road the busiest in the north, at about 40,000 vehicles a day. No sea passenger link is described, as the sources disagree.

The ten Orchard unit types compared, and what “site” ownership means

The project page’s tab row names ten types: five villas (Orange, Olive, Berry, Mango and Apple), a sixth villa type called Melon and four apartment types (Cherry, Almond, Lotus and Lime). Pages with figures exist for the first five, the four apartment types and a tenth, Lemon, which the tab row omits; no Melon page was found. The English Lemon page returned an error on 17 October 2026, whereas the Turkish site shows it in English text. Eleven names appear in all, ten with figures.

Read as a set, the villa pages describe one family. Olive, Berry and Mango all list three bedrooms and three bathrooms in 183-186 m², and differ by form and plot: single villas, townhouse villas, and detached or semi-detached villas. Orange and Apple are the larger four-bedroom pair, 274 m² and 310 m². Apple’s text says five bathrooms but its specification card four; Orange lists five in both places. No villa page gives the number of villas of its type.

Among the apartments, Almond, Lotus and Lime use identical plan figures, so the choice between them is one of setting: two blocks in the centre by a pool and restaurant (Almond), six blocks around the largest pool (Lotus) and five blocks in a quiet corner (Lime).

Lime and Lemon are both called the most secluded and green part of the complex, and the pages do not reconcile the two. Blocks with a stated count add up to 13 (2 + 6 + 5, calculated); the number of Cherry and Lemon blocks and of flats per block is not given.

Tense is inconsistent too. The project page says a community centre “will offer” a covered pool, sauna, restaurant, gym and supermarket, while the Almond, Lotus and Mango pages describe a restaurant, a shop and a sports park as if present. Whether any is open is not stated.

Ownership comes next, and the rules moved in 2026. Foreign purchases need a Council of Ministers permit, and the quantity limits now come from Decree-Law 89/2026, published in Resmi Gazete (RG) No. 147 on 7 August 2026. As of 17 October 2026 it lists alternatives for each foreign buyer: land with a building permit, at most 1,338 m², carrying one house; up to three apartments; a detached house on land of at most 3,300 m²; or, within a mass-housing project or “site”, two two-storey detached villas.

Nationals of states that recognise the TRNC and grant the same right to TRNC citizens may take six apartments or three such villas. The footing is temporary. The decree was issued by the Council of Ministers, not enacted by Parliament; it re-issues Decree-Law 63/2026 (RG 87, 11 May 2026), whose 90 days ran out on 10 August 2026, and its own 90 days end about 5 November 2026 unless Parliament acts.

Whether Parliament has acted was not established, so each limit here depends on the decree being in force or enacted. The consolidated Law 52/2008 on the legislation portal still shows a stricter rule: one apartment, or three for recognising states. The developer’s FAQ says one property per person, which fits that text and not the decree.

How the categories apply to Orchard is not stated. The pages do not say whether the project is a “site” in the decree’s sense, how many storeys each villa has, or whether Berry’s townhouse villas and Mango’s semi-detached villas count as detached; the Interior Ministry’s Property Unit and the buyer’s lawyer would answer that. Calculated, the largest villa plot is under half of the first land limit and under a fifth of the second, so the land caps do not separate the types; which option applies is the open question.

Two further limits sit on top: the decree caps sales of housing projects in zoned areas at 80% to foreigners, and for apartments the law bars foreign buyers who are first-degree relatives or of the same nationality from buying more than half of the units on one parcel. The developer publishes neither a sales split nor a parcel plan.

Before a permit application the unit needs condominium title (kat mülkiyeti) or a condominium easement (kat irtifakı) under Law 35/2010. Where title could not be established, the decree accepts for two years an application backed by a building permit or a Planning Approval. A share title in an apartment or detached house may be held by at most three foreign natural persons together, and foreign holdings are capped at 7% of a district’s area and 3% of the country’s.

Size also touches tax. The VAT regulation updated on 7 October 2026 puts housing with a closed area of up to 300 m² in the 5% schedule and housing of 300 m² or more in the 10% schedule, as the Tax Department text shows. Apple’s listed 310 m² is above that line and Orange’s 274 m² below it, but the pages do not say whether a listed size is closed area, so the point belongs in a written quotation.

A practical checklist for choosing a type, to be answered in writing before a reservation:

1. The plan drawing and signed specification of the chosen type, since Cherry lists three 89 m² plans with different bathroom counts.
2. The size basis: gross, net or closed area, and whether balconies, roofs and gardens sit inside the listed figure.
3. For a villa, the plot number, plot area and boundaries, and whether a private pool is permitted and who approves it.
4. Whether the unit already has condominium title or an easement, with the building permit and Planning Approval numbers.
5. Which communal facilities are built, which are planned, and who will run and pay for them.
6. Which option of the decree applies, stated by the buyer’s lawyer, and how many units the buyer and close relatives would hold.
7. How much of the project has been sold to foreigners, against the 80% cap, and to relatives or same-nationality buyers.
8. A dated price list in a named currency, with instalment and completion dates written into the contract.

Buying property in Northern Cyprus in brief

A purchase can be read as three phases, and the first needs no state office. UK Government guidance recommends independent legal advice, notes a separate bar association in each district of the north, Famagusta among them, and lists lawyers who act for both vendor and builder as a common problem. An agency guide says a title search at the Land Registry office of the district shows owner, mortgages and restrictions. The developer’s FAQ adds that a power of attorney issued under TRNC law lets a buyer act from abroad.

Signature starts the second phase. As of 17 October 2026, under Decree-Law 89/2026 (RG 147), the stamped agreement has to be lodged at the district Land Registry within a month, once the taxes and fees on the sale are paid, and the permit application filed in the same month; otherwise the contract lapses automatically. These periods hold only while the decree stays in force, and it expires about 5 November 2026 unless Parliament enacts it.

No official period exists for the permit decision, and the developer’s FAQ figures are unconfirmed. Once the permit is published in the Resmi Gazete, the decree allows 75 working days to pay transfer fees and a year to sign the transfer; the consolidated Law 52/2008 text gives 60 working days and six months. If the permit lapses, a second application costs double fees and a third for the same property is refused.

Registration and settlement form the third phase. The Land Registry fee scale in RG 197 (7 October 2026) is 4%, 5.5% and 6% in total for a foreigner’s first, second and third property, and it is valid only to 5 January 2027 inclusive, so a purchase running past that date may meet a different schedule.

Funds travel through banks, with sender and recipient names and addresses recorded under the Foreign Exchange Law; the local currency is the lira. For a cost overview, see this site’s article on the cost of buying, building and renting in North Cyprus.

Risks, title and due diligence

No developer page states a title-deed category for any Orchard unit, so the category has to be established at the Land Registry and not assumed. The fee schedule of 7 October 2026 in RG 197 shows that the register holds both ordinary titles and equivalent-property titles, naming Final Disposition Certificates and Value Documents.

UK Government guidance warns that land owned by Greek Cypriots before 1974 and later classed as exchange or gift land may face restitution claims, that thousands exist, and that a buyer may be refused permission without reasons even on pre-1974 Turkish-title land.

Public sources set out the legal background. In Demopoulos v. Turkey (1 March 2010) the European Court of Human Rights declared claims inadmissible where the Immovable Property Commission had not been tried first. The Commission’s site reports 8,807 applications lodged and 3,757 concluded as of 2 October 2026, and Law 67/2005 accepts applications until 21 December 2027.

The Court of Justice of the EU ruled in Apostolides v Orams (28 April 2009) that a Republic of Cyprus judgment on land in the north must be enforced in other member states, and UK guidance adds that a Republic of Cyprus offence in force since 20 October 2006 covers dealing in property without the registered owner’s permission. None of this concerns Orchard in particular; it explains why the history of a plot matters.

Construction risk is the second layer. A press report of statements by the Cyprus Turkish Chamber of Engineers and Architects says approval checks cover the earthquake regulation, and a later report says that regulation dates from 2015; both are secondary. The Statistical Institute counts housing only from buildings with a final approval certificate, which is therefore the document to ask for. This site’s article on title deeds in Northern Cyprus adds background.

How Orchard Yenibogazici compares with the other Isatis projects

None of the differences in the table is a ranking. Orchard Yenibogazici has the widest span between smallest and largest listed size, 266 m² (310 – 44, calculated), and the largest number of named types. Its 44 m² studio is also below the 51 m² Hillside studio and the 62 m² low end of Isatis 3. Its villa range of 183-310 m² overlaps Sunrise’s 240-490 m² only between 240 and 310 m², so the two villa offers cover different parts of the range.

Elysium also combines villas and apartments, with villas of 220 m², while Infinity and Hillside list apartments only. The five Isatis projects in Famagusta list apartments of 62-151 m² between them. Only Isatis 1 and Isatis 2 publish unit counts, and none of the twelve pages publishes a price, so no cost comparison is possible. Sunrise and Orchard are the two filed under Yeniboğaziçi.

For other projects, see this site’s Northern Cyprus page and the Famagusta city page. Three further listings with Famagusta in their addresses are Sakarya Gardens, Urban Oasis and Aura Gardens, which are not covered here.

Isatis Construction Group

What follows is limited to the developer’s own statements. According to its About page, Isatis Construction Limited has worked in North Cyprus since 2015, building and selling apartments and villas around Famagusta and in Yeniboğaziçi. The page footer describes the group as an engineering and construction firm led by experienced engineers.

The About page makes further claims: environmentally friendly materials of high quality, constant contact with customers before and after sales, projects shown to investors from many countries, help at the contract stage, and management of the projects it delivers. These are the developer’s descriptions and none was independently checked. The address given names the Orchard complex in Yeniboğaziçi.

The FAQ page departs from the official texts in this guide in several places. Its permit times (one to two months for Turkish citizens, six to eight for others) have no official source, and its rule of one property per foreigner matches the consolidated 2008 law and not the decree. Its Land Registry fee of 4%, split equally, does not match the official scale of 4%, 5.5% and 6% payable by whoever registers the title.

Its 5% VAT agrees with the schedule for housing up to 300 m² closed area, and its 2.8% withholding agrees with the effective rate from the Income Tax Law formula (20% × 70% × 20%, calculated). The page is undated, so the official texts prevail.

Frequently asked questions

Where is Orchard Yenibogazici, and how far is it from Famagusta?

The developer places the project in Yeniboğaziçi, in the Famagusta (Gazimağusa) district, and calls it a community a few kilometres from Famagusta. It publishes no street address or map point. Measured from the village coordinate and not from the plot, the Walled City centre point is 10.1 km away in a straight line and 11.5 km by road, around 15 minutes by car, in an OpenStreetMap-based calculation. Since the plot position is unknown, that figure neither confirms nor contradicts the developer.

Which unit types does the Orchard project list?

Ten types carry figures: the villas Orange (274 m², 4 bedrooms), Olive (183 m², 3), Berry (183 m², 3), Mango (186 m², 3) and Apple (310 m², 4), and the apartments Cherry, Almond, Lotus, Lime and Lemon, with listed sizes from a 44 m² studio to a 120 m² three-bedroom flat at Lime. The tab row also names a Melon villa with no figures. The developer does not state unit counts.

What does Orchard Yenibogazici cost?

The developer publishes no price. This site records a reference range of GBP 115,000-550,000 entered in 2024; the listing’s text of 12 October 2026 attributed its figures to listing portals, and the developer’s pages do not confirm them. The range covers units from 44 to 310 m², so it says little about any one type. A buyer should ask for a dated written price list in a named currency, with the payment plan inside the contract.

Is Orchard Yenibogazici completed?

The developer gives no completion date. This site’s record gives 2024 as the build year, which is already past, and the project page uses the future tense for the community centre. That leaves the status of each block open. A buyer can ask in writing which blocks have a final approval certificate (nihai tasvip), which are under construction and which communal facilities are open, and have the answers written into the contract.

How many Orchard units may a foreign buyer acquire?

That depends on the instrument in force. As of 17 October 2026, Decree-Law 89/2026 (RG 147, 7 August 2026) lets a foreign buyer take up to three apartments or, in a mass-housing project, two two-storey detached villas, among other options; nationals of recognising states may take six apartments or three villas. The consolidated Law 52/2008 still shows one apartment, and the decree itself runs for about 90 days from 7 August 2026 unless Parliament enacts it.

Which communal facilities does the developer list at Orchard?

The project page lists a restaurant and bar, a sauna, indoor and outdoor pools, children’s pools, a supermarket, a children’s playground, a gym, a tennis court, a volleyball pitch and 24-hour security. It says a community centre will offer a covered pool, sauna, restaurant, gym and supermarket, which implies that part of the list is still planned. The unit pages mention a restaurant, a shop and a sports park, without saying which are open.

Can an Orchard villa have a private pool?

The Orange page speaks of a green area able to take a private pool and the Apple page of a possible private pool; the Mango page says its villas are grouped round a pool it calls private. Who approves a private pool, and at what cost, is not stated. The Tax Department’s 2025 property tax schedule, the latest located, sets TL 35.60 per m² of pool, so the written specification should settle it.

Can Orchard apartments be let to holidaymakers?

A tourist let of up to 60 days in a home built as housing falls under the Holiday Houses Law: the unit must first be registered with the Tourism Planning Department and receive a registration certificate and an operating permit. Letting without them is an offence, with a fine of up to ten times the gross monthly minimum wage. Rent attracts 10% withholding, final tax for individuals, and renting immovable property carries 0% VAT. No yield is claimed. See also this site’s guide to renting through Airbnb.

Does buying at Orchard lead to residence or citizenship?

The Residence and Visa Regulation of 5 October 2026 gives a property-based permit of 10 years where title is held and property value is GBP 300,000 or more, and 5 years below; a contract-only buyer must have paid one third of the price. Citizenship normally needs five years of residence under the Citizenship Law, and no law makes a purchase an automatic route. EU law is suspended in the north, the European Commission records. See the residency programme and citizenship and immigration here.

Which documents should a buyer request before reserving a unit?

A Land Registry search document, the title category, proof of condominium title or easement, the building permit and Planning Approval, a statement of mortgages over the land, the plan drawing and signed specification, a dated price list and the payment schedule. The buyer’s lawyer should also confirm the decree option that applies, and whether Decree-Law 89/2026 is still in force when the contract is registered.

Sources and last check

Last checked: 17 October 2026. Sources:

• Developer: Orchard project page
• Developer: Orchard project page (Turkish)
• Wikipedia: Agios Sergios (Yeniboğaziçi)
• Statistical Institute: 2011 census by ward
• Ministry of Foreign Affairs: Cittaslow office article
• Cittaslow: Yeniboğaziçi profile
• Wikipedia: Salamis
• WMO World Weather Information Service: Paralimni
• Sea temperatures at Famagusta (aggregator)
• Statistical Institute: 2011 census by municipality
• Gazimağusa Municipality: municipality history
• Gazimağusa Municipality: city history
• Statistical Institute: Statistical Yearbook 2024
• Wikipedia: Ercan International Airport
• Turkish Highways Directorate: Nicosia-Famagusta road project
• OpenStreetMap (Nominatim) coordinates used for the distance calculations
• Eastern Mediterranean University: history
• City Mall Famagusta (operator)
• Gazimağusa State Hospital: about page
• Resmi Gazete No. 147, 7 August 2026 (Decree-Law 89/2026)
• Resmi Gazete No. 87, 11 May 2026 (Decree-Law 63/2026)
• Law 52/2008, consolidated text (mevzuat.gov.ct.tr)
• Tax Department: VAT rates regulation updated 7 October 2026
• Tekce (agency): due diligence on North Cyprus title deeds
• Resmi Gazete No. 197, 7 October 2026 (Land Registry fees)
• Foreign Exchange Law 38/1997
• UK Government: buying property in Cyprus
• Land Registry announcement of 15 July 2025
• Stamp Duty Law, consolidated
• Interior Ministry: purchase-permit document list
• Developer: FAQ page
• ECHR: Demopoulos and Others v. Turkey, decision of 1 March 2010
• Immovable Property Commission: statistics
• Law 67/2005 (Immovable Property Commission), consolidated
• Court of Justice of the EU: press release on case C-420/07
• Yenidüzen: press report on earthquake regulation checks
• Kıbrıs Gazetesi: press report on the earthquake regulation
• Developer: About page
• Income Tax Law, consolidated 25 May 2026
• Tax Department: annual property tax schedule effective 1 January 2025
• Holiday Houses Law (mevzuat.gov.ct.tr)
• Residence and Visa Regulation, consolidated 5 October 2026
• Citizenship Law 25/1993 (text of 13 October 2026)
• European Commission: Green Line Regulation page

This is not legal, tax or financial advice.