Park Residence Iskele: 528 Homes Guide (2026)

Park Residence Iskele is a 528-unit residential project by Noyanlar Group, labelled İskele Long Beach on the developer’s page, with studio, 1+1, 2+1 and 3+1 apartments and two penthouse types. This guide reads what the developer displays about Park Residence Iskele, adds sourced facts on İskele, the Long Beach coast and the purchase rules, and says plainly what is missing. The page shows no price, no floor areas and no delivery year, and none is estimated here.

Overview of Park Residence Iskele

On the developer’s project page, as shown on noyanlar.com on 18 October 2026, Park Residence is listed in İskele Long Beach with 528 units and six unit types: studio, 1+1, 2+1, 3+1, 1+1 penthouse and 2+1 penthouse. The developer’s text describes a home within walking distance of İskele Long Beach, with sea views and a calm setting near the water. That is a description, not a measurement, and the page gives no distance in metres.

Four amenities are listed: a swimming pool, a private car park, commercial shops and a shopping street. The gallery holds six exterior and four interior images, and the floor-plan section is organised by block, A to D, not by unit type. Beyond the area label, the embedded map is the only location detail, and section 3 reads it.

Status is the weakest part of the record. The page’s status line reads “Ön Satışta”, which means pre-sale, yet the developer files the project under its ready-to-move-in category, whose introduction still speaks of ongoing projects, and the project card carries no tag. The page source holds a delivery year of 2028 that visitors are not shown, so it is not relied on. This guide therefore calls the project neither completed nor delivered, and a buyer would need its construction status confirmed in writing.

No price, payment plan or title-deed category is published. The developer’s project pages carry a generic payment-plan panel, hidden from visitors and identical across projects, which is treated here as an unverified template and not reproduced. Company facts are attributed to the developer’s own pages in section 8.

Unit types and how the 528-unit mix compares

The first table lists the six unit types as the developer names them. Bedrooms are counted from the first number in each name, with a studio counted as none. The page lists no size, bathroom count, floor number or price for any type.

Unit type	Bedrooms (derived)	Size	Price
Studio	0	Not published	Not published
1+1	1	Not published	Not published
2+1	2	Not published	Not published
3+1	3	Not published	Not published
1+1 penthouse	1	Not published	Not published
2+1 penthouse	2	Not published	Not published

The floor-plan section does not fill the gap. It has four tabs, A Block to D Block, and each holds two plan cards whose image titles read “penthouse floor plan” and “type floor plan”. No card names a unit type, and all eight carry the same row of buttons (two bedrooms, one living room, a roof terrace) whatever the plan.

In the page source the two A Block cards also hold a pair of area figures that appears unchanged on eight other Noyanlar project pages, and the live page does not display it. It is a placeholder, so this guide uses no area figure for any type.

With sizes unavailable, the second table compares what the developer does publish, the unit count and the number of listed types, with the other Noyanlar projects whose location label is Long Beach or İskele and whose count is published. Every figure is calculated from the developer’s unit counts, and the last column shows the arithmetic.

Read across these thirteen projects, the project is the fifth largest at 528 units, behind Ocean Life Residence (1,560), Royalsun Elite Residence (1,120), Royal Sun Residence (959) and Riverside Life Residence (820). The thirteen counts add up to 6,488 (1,560 + 1,120 + 959 + 820 + 528 + 440 + 281 + 228 + 184 + 160 + 108 + 52 + 48), so 528 is 8.1% of the total (528 ÷ 6,488).

That sum tallies developer figures and is not a market total: four of the thirteen are projects already listed on this site under other names (section 7), and Sea Pearl Residence publishes no count. The middle value is 281 (Bellagio), so 528 is 1.88 times the median (528 ÷ 281). The mean is 499.1 (6,488 ÷ 13), and 528 is about 6% above it (528 ÷ 499.08 = 1.058).

Spread over six types, 528 units average 88 per type (528 ÷ 6). That is arithmetic only, because the developer gives no count per type; studios may far outnumber 3+1 homes or the reverse. The average is the fifth smallest of the thirteen, well under Ocean Life Residence’s 390 and well above The Blue Residence’s 40 (160 ÷ 4). Four blocks hold the 528 units, so equal blocks would mean 132 each (528 ÷ 4), but the page does not say how units are divided.

On type names, Park Residence Iskele, The Blue Residence and Sea Pearl Residence are the three lists that include a plain 3+1. Royal Sun Residence, Royalsun Elite Residence and Miracle Villa & Residence list 3+1 only as villa or penthouse types, and the rest stop at 2+1, at a penthouse or at a studio. Names do not show size, so comparing them across projects compares labels, not floor area.

A buyer would need the net and gross area of the specific unit, balcony and roof-terrace areas, and the blocks that contain each type, in writing and tied to the unit number in the contract. The UK Government guidance lists payment plans left out of contracts and difficulty obtaining completion certificates among the problems buyers meet in Cyprus, so figures given only in conversation or in a brochure do not replace the contract and the approved plans.

Location: İskele Long Beach and the places around the project

The page names İskele Long Beach in its hero label, location line, heading and text, and adds no street, ward or plot number. Its only finer clue is an embedded Google map labelled Park Residence, centred, according to the embed code, at 35.2611 N, 33.9061 E. Everything else in this section is area context from the fact packs, anchored on the Long Beach roundabout, and none of it is measured from the building.

Taking that map centre as the starting point, the roundabout (Long Beach Çemberi, 35.24681 N, 33.90092 E on OpenStreetMap) lies 1.66 km away in a straight line, the public beach Makenzi Plajı (35.25128 N, 33.90525 E) 1.10 km, and the İskele town health-centre point (35.28628 N, 33.89843 E) 2.88 km. They are haversine distances computed here from the listed coordinates, and a map centre is not a surveyed plot boundary.

The developer’s “walking distance” to Long Beach comes without a figure, and 1.10 km to the public beach is the nearest computed value. Ward is a separate question. The fact pack gives the OpenStreetMap outline of Ötüken ward a bounding box of 35.2178-35.2483 N, 33.8612-33.9041 E; the map centre lies north and east of its limits, so it falls outside the outline, while the roundabout falls inside it. The sources do not say which ward holds the building, and the developer names none.

Long Beach has no official extent. An architecture thesis at Eastern Mediterranean University (February 2024) covers 3 km of shoreline out of roughly 25 km along the district and describes that length as the limit of its own study, not a measured beach. OpenStreetMap carries the roundabout and a public beach, but nothing named Long Beach itself.

Population data are old. The 2011 census counted 22,492 people in the district (Table 1) and 7,906 in İskele municipality (Table 2), with 550 in Ötüken ward (Table 3); Wikipedia dates the district’s separation from Gazimağusa to 1998. After 2011 the Statistical Institute publishes only a national projection, 476,214 for the end of 2023 against 286,257 in the census.

The developer’s location section ends with six destinations and minute values. The same list, with the same values, sits on eight Noyanlar project pages (Ocean Life, Park, Royal Life, Royal Sun, Royalsun Elite, Sea Life Plus, Sea Pearl and Sea Breeze), so it is a template, not a measurement for this site. Its values are not reproduced here; the road distances below come from the fact packs.

Medical cover is the main gap in the district. The Ministry of Health’s list of state hospitals names six and none stands in İskele, and the Statistical Yearbook 2024 records zero in-patient beds in the district across 2020-2024, state and private alike. The Health Minister’s statement of 17 August 2026 puts completion of a Karpaz Hospital at the end of 2026 (ministry item), with no site or capacity attached. The nearest state hospital with beds is in Gazimağusa, 10.7 km away by road.

The main road towards Famagusta, mapped as the D950 on OpenStreetMap, is drawn as paired one-way carriageways of two lanes each, mostly tagged 90 km/h, and passes 0.01 km from the roundabout. Driving to Ercan Airport takes 58 minutes on the OSRM estimate, which excludes traffic and border queues, and the airport handles flights to Türkiye only according to Wikipedia. KIBHAS lists no İskele shuttle line, and Famagusta’s municipal lines stop short of İskele.

Larnaca Airport lies across the Green Line. The OSRM figure does not say which crossing the route uses, and the UN Secretary-General’s report S/2026/8 describes long delays at the main Nicosia vehicle crossing. A neighbouring Long Beach scheme read on the same sources is Querencia Iskele; the Northern Cyprus country page and the Famagusta city page cover the wider region.

Completions give a sense of scale. İskele district received final approval for 541 dwelling units in 2025 (194 urban, 347 rural), after 264, 391, 468 and 389 in 2021-2024 (construction tables); the five years total 2,053, and 528 units equal 25.7% of that (528 ÷ 2,053). The figures count completed, approved buildings only, not sales, permits or demand, and the bulletin headline gives 204 urban and 351 rural for 2025.

Place (distances for Park Residence Iskele)	What it is	Distance and basis	Source
Long Beach roundabout	OpenStreetMap landmark used as the anchor	1.66 km straight-line from the map centre in the developer’s embed (calculated)	OpenStreetMap way 1304482396
Makenzi Plajı	Public beach mapped by OpenStreetMap	1.10 km straight-line from the map centre (calculated)	OpenStreetMap relation 15456405
İskele town (health-centre point)	District administrative centre	2.88 km straight-line from the map centre (calculated); 5.7 km by road and 7 minutes from the roundabout	OSRM
Gazimağusa State Hospital	State hospital closest to the roundabout with in-patient beds	10.7 km by road, 12 minutes, from the roundabout	OSRM
Eastern Mediterranean University	Nearest university campus found, in Famagusta	12.0 km by road, 14 minutes, from the roundabout	OSRM
Famagusta Walled City	Old city; reference point in the Famagusta pack	16.0 km by road, 19 minutes, from the roundabout (14.1 km straight-line)	OSRM
Salamis site	Ancient port city north of Famagusta	8.1 km by road, 9 minutes, from the roundabout (6.6 km straight-line)	OSRM and Wikipedia
Bafra	Village on the Karpaz road	23.2 km by road, 24 minutes, from the roundabout (21.4 km straight-line)	OSRM
Ercan Airport	Ercan, east of Nicosia; flights to Türkiye only	54.7 km by road, 58 minutes, from the roundabout (37.6 km straight-line); excludes traffic and queues	OSRM
Larnaca Airport	Republic of Cyprus airport	69.0 km by road, 73 minutes, from the roundabout (49.1 km straight-line); excludes Green Line queues	OSRM

Family life and daily services around the project

Studios through 3+1 apartments could suit single occupants, couples and households with children, but without floor areas the page cannot show which type fits which household. The developer’s own statement about daily life is brief: four amenities (swimming pool, private car park, commercial shops, shopping street) and no mention of a school, nursery, clinic, playground or gym. The rest comes from area sources and from the group’s company list, kept apart in the table below.

Schools first. The Statistical Yearbook 2024 gives İskele district 4,852 students in 2024-25 out of 59,394 nationwide, 8.2% (4,852 ÷ 59,394); because a second, unlabelled column shows 3,650, the figure indicates scale only. On the OpenStreetMap query, seven school tags and three nurseries lie within 6 km of the roundabout, five of the schools named: Şehit İlker Karter İlkokulu, Bekirpaşa Lisesi, İskele Turkish Maarif College, İskele Ticaret Lisesi and İskele Maarif Anaokulu.

A news item on the Ministry of National Education’s home page says İskele Evkaf Türk Maarif Koleji opened with 326 students and now has 685. No source here gives a curriculum or teaching language for any local school, and no university campus was found in İskele; the nearest is Eastern Mediterranean University, 12.0 km by road from the roundabout.

Medical care is where the sources pull apart. The group’s company list calls Long Beach Medical Center a hospital without describing beds, emergency cover or licensing, while the Yearbook records zero in-patient beds in the district, state or private, for 2020-2024 and shows the İskele health centre with 15 staff in 2024. The map query finds two clinics within 6 km: the public centre and one unnamed medical centre, which the sources do not tie to the group. Both statements stand unreconciled.

Everyday shopping is well covered on the map: within 6 km of the roundabout the query lists 4 supermarkets, 8 convenience stores, 9 bank branches, 8 pharmacies, 2 police posts, 1 fire station and 1 post office. OpenStreetMap is incomplete and is no register. The shops and shopping street the developer lists belong to the site itself, and no count, tenant list or opening date is given.

Outdoor life centres on the waterfront. A March 2023 field survey in the thesis recorded three car-parking areas, bike lanes and walking paths, two buffets, seven food kiosks and one restaurant-bar, and no bus station (full text). For weather, the nearest WMO series is Paralimni, across the line in the Republic of Cyprus: daily highs average 32.9 °C in July and 33.3 °C in August, and rainfall is 331.1 mm a year (2002-2011, WMO).

An aggregator’s figures for Famagusta put the sea at 17.2 °C in February and 29.0 °C in August; they are not station data for Long Beach. In the May-October nesting season the Environment Protection Department’s rules for turtle beaches include no umbrellas within 35 m of the sea, and its note does not say whether Long Beach lies in a monitored zone.

Day trips are within reach by road. Salamis is 8.1 km by road from the roundabout (6.6 km straight-line) and the Walled City 16.0 km, while Kantara Castle in the Karpaz foothills is 21.9 km by road, about 33 minutes, from İskele town (OSRM, OpenStreetMap); Bafra is 23.2 km from the roundabout. These figures describe the area, not the project’s own facilities.

The group’s companies page also names a hotel (Sea Life Otel), a café and pâtisserie (Zagidas), a fitness and CrossFit centre (Royalsun Fitness Center), a restaurant and bar (Mackenzi Bay), a pet hotel and grooming business (Puppia) and a repairs company (Brief Maintenance); the services page adds a pool builder, N.M. Pools, set up in 2012. These are the group’s own claims. Where they stand relative to the project is not said, none appears among the project’s amenities, and any resident access or priority is unstated.

Eight questions about daily life at Park Residence Iskele stay open after reading the published material, and a buyer would need a written answer to each.

1. Which of blocks A to D hold each unit type, and what are the net and gross areas, balcony and roof-terrace areas of the specific unit?
2. What do the commercial shops and the shopping street comprise, who operates them, and when do they open?
3. Who maintains the swimming pool and how are its costs shared? The 2025 property-tax schedule lists TL 35.60 per m² for a pool, and no 2026 schedule was found.
4. How many private car-park spaces exist, and how are they allocated to units?
5. Is the building finished, and if not, which delivery date will the contract state and which remedy applies to a delay?
6. What does Long Beach Medical Center provide, and what are its emergency arrangements?
7. Which school language and curriculum would apply, since the packs do not cover them?
8. How far is the exact unit from the beach on a mapped route, given that the developer’s “walking distance” has no figure?

Buying in Northern Cyprus: the order of steps for a pre-sale project

Pre-sale status changes the order of events, because the unit may not yet be a registered title. Everything below is read as of 17 October 2026 and depends on an instrument that can lapse: the acquisition limits sit in Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026), a Council of Ministers decree valid for 90 days, that is until about 5 November 2026, unless Parliament enacts it. The consolidated Law 52/2008 still carries the earlier, stricter text.

The unit comes first. A purchase-permit application needs condominium title or easement (kat mülkiyeti or kat irtifakı) for the unit under Law 35/2010. For two years the decree lets a building permit or a Town Planning Department approval stand in where title could not be set up. Whether any unit in this project has either is not published.

Quantity limits come next. The decree lets a foreigner hold up to three apartments, six for nationals of states that recognise the TRNC; the consolidated text says one, and three for those nationals. Sales to foreigners in a zoned housing project are capped at 80%.

Time limits follow signing. The stamped agreement must be registered at the district Land Registry, and the permit applied for, within one month, or the decree voids the contract automatically. After the permit appears in the Resmi Gazete, fees are due within 75 working days (60 in the consolidated text) and the transfer must be signed within a year (six months in that text), otherwise the permit lapses. Water and electricity connections wait until all taxes and fees are paid.

On charges, under Resmi Gazete 197 (7 October 2026) the Land Registry fee is 4% for a first property, 5.5% for a second and 6% for a third, a schedule valid only until 5 January 2027 inclusive. Agency figures of 9% or 12% match no official table (Haber Kıbrıs reported the change). Stamp duty of 0.5% on the agreement falls on the buyer unless the parties agree otherwise (Stamp Duty Law).

VAT depends on closed area: the regulation puts housing up to 300 m² in the 5% schedule and 300 m² or more in the 10% schedule. As this page publishes no areas, a unit’s written closed area settles the band. The site’s guide to buying, building and renting costs adds background.

Residence depends on value and paperwork. With title and property worth GBP 300,000 or more, the regulation of 5 October 2026 gives a property-based permit of 10 years, otherwise 5; a contract buyer needs one-third of the price paid and the permit application lodged. Purchase confers no citizenship. The site’s pages on the residency programme and citizenship and immigration give background.

Step	Who	Typical time	Source
Obtain the unit number, block and written area schedule	Buyer; developer	Before any deposit	UK Government guidance
Check kat mülkiyeti or kat irtifakı for the exact unit	Independent lawyer; Land Registry	Before the permit application	Law 52/2008
Request the Land Registry research document	Lawyer; district Tapu Amirliği	Not specified	Land Registry notice
Sign the sale agreement and stamp it at the Tax Department	Buyer; seller	At signing; 0.5% of the stated sum	Stamp Duty Law
Lodge the stamped agreement at the Land Registry and file the permit application	Buyer, lawyer or proxy; Interior Ministry	Within one month	RG 147
Wait for the permit to be published in the Resmi Gazete	Council of Ministers	No statutory deadline	Interior Ministry list
Pay the transfer fees	The person who registers the title	75 working days after publication (60 in the consolidated text)	RG 147
Sign the transfer declaration and be registered as owner	Buyer; district Land Registry	One year from publication (six months in the consolidated text)	Law 52/2008
Apply for water and electricity connections	Municipality; electricity authority	Once every tax and fee on the transfer is settled	RG 147

Risks, title and due diligence

The project page names no title-deed category, so none is assumed. UK Government guidance treats ownership of many northern properties as disputed, and warns that land which was Greek Cypriot-owned before 1974 and later classed as exchange or gift land can face restitution. The European Court of Human Rights, in Demopoulos (decision of 1 March 2010), pointed claimants first to the Immovable Property Commission.

The Commission’s own statistics page reports, as of 2 October 2026, 8,807 applications lodged and 3,757 concluded, and Law 67/2005 keeps applications open until 21 December 2027. The area pack found no decision naming Ötüken, İskele town or Tatlısu, so this project’s own deed and a Land Registry search are the only route to its title status. Background is in the site’s guide to title deeds in Northern Cyprus.

The same UK guidance lists recurring problems in Cyprus: lawyers who act for vendor and builder at once, building without the right permits, payment plans missing from contracts, trouble obtaining completion certificates and title deeds, and developers’ mortgages on the land. This page publishes no payment plan, no title category and a status line that conflicts with its category, so each of those problems becomes a question for the seller, not an assumption.

On construction quality, the head of the engineers’ and architects’ chamber (KTMMOB) said in February 2023 that plan approval checks compliance with the earthquake rules, that supervision by the project’s authors is required, that İskele has the most sensitive soil, and that ground studies are required for public buildings, hotels and tall buildings. The sources do not say which class applies here. A report of 12 November 2025 mentions a 2015 regulation for earthquake zones and a risk map.

Cross-border exposure is separate. The UK guidance records a Republic of Cyprus offence, in force since 20 October 2006, covering the purchase or sale of property without the registered owner’s consent. In Apostolides v Orams the EU Court of Justice held that Republic of Cyprus judgments about northern land are enforceable elsewhere in the EU, and the European Commission notes that EU law is suspended in the north.

How Park Residence Iskele compares with the other Noyanlar projects on this site

This table covers the fourteen new Noyanlar listings (this one included) and the eight Noyanlar projects already on the site under other names, drawn from the developer’s pages as displayed on noyanlar.com on 18 October 2026. “Status as displayed” reports each page’s category and card tag. A project is described as delivered only where its page uses the wording Teslim Edildi, which applies to Angel Towers alone.

Delivery years are hidden on 21 live pages and absent from The Blue Residence, and unit counts are the developer’s own.

Counting by category, nine of the 22 projects are filed as ongoing and thirteen as ready-to-move-in. Within the thirteen, seven carry the tag “Completed”, four “Coming soon” and two no tag, the untagged pair being Park Residence and Sea Pearl Residence. The 21 projects with a published unit count total 8,708 units, so Park Residence Iskele’s 528 is 6.1% of them (528 ÷ 8,708), a total that also includes the eight projects already listed.

Matches in the last eight rows rest on names, unit counts and type mixes compared with the existing pages; where confidence is medium or low, the table says the project appears to correspond, and no records are merged. Who built the Four Seasons Life series is disputed between two companies, and this guide takes no side.

The table reports what each page publishes and implies no ranking; fewer published facts do not make a project better or worse.

Noyanlar Group

What follows restates the developer’s description of itself on its About page and services page, as displayed on noyanlar.com on 18 October 2026. None of it is independently verified.

According to the About page, the group began in 1973 as Arken Mimarlık ve Mühendislik Ltd., took the name Noyanlar İnşaat Ltd. in 1994 and in 2008 brought its businesses together as Noyanlar Group of Companies. It calls itself a family firm working in construction, architecture, engineering, contracting, project management and property development in Gazimağusa, İskele and elsewhere in Northern Cyprus.

The services page lists parcelling and real-estate services, pool building and maintenance, and home repairs, and places the head office opposite Long Beach beach in İskele. The group’s company list names Noyanlar Holiday Homes, Long Beach Medical Center, Sea Life Otel, Zagidas, Royalsun Fitness Center, Mackenzi Bay, Noyanlar Invest, Puppia Pet Hotel and Grooming, Brief Maintenance and Last Port Pub.

Headline totals and recognition claims on the About page are not repeated here, because they could not be checked against the project pages, and contact details are not reproduced.

Frequently asked questions

Where is the project located?

The developer places Park Residence in İskele Long Beach and gives no street, ward or plot number. Its embedded map is centred about 1.66 km in a straight line from the Long Beach roundabout and 1.10 km from the public Makenzi beach (calculated from the coordinates). The roundabout is 16.0 km by road from Famagusta’s Walled City. The sources do not establish which ward the building stands in, so a buyer needs the plot reference from the contract.

Which unit types are listed?

The developer lists six: studio, 1+1, 2+1, 3+1, 1+1 penthouse and 2+1 penthouse, among 528 units in total. The floor-plan section has four tabs, A Block to D Block, each with two plan cards, but the cards are not labelled by unit type. No count per type is published, so the average of 88 units per type (528 ÷ 6) is arithmetic and not a real distribution.

Is Park Residence Iskele finished or still under construction?

The developer’s own record conflicts. The status line reads pre-sale, the project is filed under ready-to-move-in, the card has no tag, and the delivery year is not displayed. This guide therefore does not call the project completed or delivered. A buyer would need written confirmation of the building’s status and, if it is unfinished, a delivery date in the contract. If a handover date falls on or before 31 December 2026, the same written confirmation applies.

What does Park Residence Iskele cost?

No price is published, and no payment plan is published either, so nothing here is estimated. Official charges can be stated as of 17 October 2026: Land Registry fees of 4%, 5.5% and 6% for a first, second and third property under Resmi Gazete 197, valid only until 5 January 2027, plus 0.5% stamp duty on the agreement and VAT of 5% for housing up to 300 m² of closed area. Agency quotations of 9% or 12% could not be matched to an official table.

How large are the apartments?

The developer’s page publishes no usable floor area for any type. The only area figures in the page source are a placeholder pair, identical on eight other Noyanlar project pages and not displayed to visitors. A buyer would need the net and gross area of the specific unit, plus balcony and roof-terrace areas, in the contract and the approved plans. Without areas, type names such as 2+1 allow no comparison between projects.

Is there a hospital near Long Beach?

There is no state hospital in İskele, and the Statistical Yearbook shows no in-patient beds in the district for 2020-2024, state or private. A health centre serves the area. Gazimağusa State Hospital is 10.7 km by road, about 12 minutes, from the Long Beach roundabout. The Health Minister gave the end of 2026 as the completion date for a Karpaz Hospital, an intention with no published site. The developer’s group lists Long Beach Medical Center as a hospital, but its services are not described.

How far is Park Residence Iskele from Ercan and Larnaca airports?

From the Long Beach roundabout, which is about 1.66 km from the project’s map centre, Ercan Airport is 54.7 km by road, about 58 minutes, and Larnaca Airport is 69.0 km, about 73 minutes, on the OSRM estimate. Those times leave out traffic and border queues, and the Larnaca figure does not identify the Green Line crossing used. Ercan serves flights to and from Türkiye only, and the developer’s own six-place travel list is a template repeated on other pages, so it is not used.

How many units can a foreigner buy?

As of 17 October 2026, Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026) lets a foreign buyer hold up to three apartments, or six for nationals of states that recognise the TRNC, and caps sales to foreigners in zoned housing projects at 80%. The consolidated Law 52/2008 still says one apartment (three for those nationals). The decree is a Council of Ministers instrument that lapses about 5 November 2026 unless Parliament enacts it, so the limit must be rechecked.

Which title deed does Park Residence Iskele carry?

The developer states no title-deed category, so none can be assumed. The UK Government guidance says ownership of many northern properties is disputed and that former Greek Cypriot land later classed as exchange or gift land carries restitution risk. Only the unit’s own deed, the Land Registry research document and the condominium title can show its status, and an independent lawyer, not the vendor’s, should read them.

Does buying here give residence or citizenship?

Neither is automatic. Under the regulation consolidated on 5 October 2026, a buyer holding title and property worth GBP 300,000 or more can receive a 10-year residence permit, and a lower value gives 5 years; a contract buyer needs one-third of the price paid and the permit application lodged. Permanent residence requires housing worth EUR 125,000, proof of income and six continuous years of permits, or three for applicants aged 60 or over. Citizenship needs five years of uninterrupted residence, or a Council of Ministers decision for certain investors.

Sources and last check

Last checked: 17 October 2026. Sources:

• Noyanlar Group: Park Residence project page (Turkish original)
• UK Government: Cyprus, buying property
• OpenStreetMap: Long Beach roundabout (Long Beach Çemberi)
• OpenStreetMap: Makenzi Plajı (beach)
• OpenStreetMap: İskele Sağlık Merkezi (health centre)
• OpenStreetMap (Nominatim): boundary polygons of Ötüken, Tatlısu and İskele municipality
• Eastern Mediterranean University: master’s thesis on Long Beach, İskele (Feb 2024)
• Statistical Institute: 2011 census, Table 1 (district by sex)
• Statistical Institute: 2011 census, Table 2 (district-centre municipalities)
• Statistical Institute: 2011 census, Table 3 (ward)
• Wikipedia: İskele District
• Statistical Institute: Population and Demography Bulletin 2014-2023
• Ministry of Health: list of state hospitals
• Statistical Institute: Statistical Yearbook 2024
• Ministry of Health: Karpaz Hospital press item (17 Aug 2026)
• OpenStreetMap (Overpass): Mağusa-İskele main road
• Wikipedia: Ercan International Airport
• KIBHAS airport shuttle operator
• Gazimağusa Municipality: public transport lines
• UN Secretary-General: UNFICYP report S/2026/8 (5 Jan 2026)
• Statistical Institute: construction tables workbook 2025
• Statistical Institute: Construction and Parcel Statistics 2025 bulletin
• OSRM: İskele town to the Long Beach roundabout
• OSRM: Long Beach roundabout to Gazimağusa State Hospital
• OSRM: Long Beach roundabout to Eastern Mediterranean University
• OSRM: Long Beach roundabout to Famagusta Walled City
• OSRM: Long Beach roundabout to Salamis
• Wikipedia: Salamis
• OSRM: Long Beach roundabout to Bafra
• OSRM: Long Beach roundabout to Ercan Airport
• OSRM: Long Beach roundabout to Larnaca Airport
• OpenStreetMap (Overpass): amenities within 6 km of the Long Beach roundabout
• Ministry of National Education: home page (İskele Evkaf Türk Maarif Koleji item)
• Eastern Mediterranean University: the same thesis, full text
• WMO: Paralimni climatology (2002-2011)
• seatemperatu.re: Famagusta monthly sea temperature
• Environment Protection Department: 2024 sea-turtle monitoring note
• OSRM: İskele town to Kantara Castle
• OpenStreetMap: Kantara Kalesi (castle)
• Noyanlar Group: Services page (Hizmetler)
• Noyanlar Group: About page (Hakkımızda)
• Tax Department: 2025 immovable property tax schedule
• Resmi Gazete No. 147, 7 Aug 2026 (Decree-Law 89/2026)
• Law 52/2008, consolidated with 39/2024 (mevzuat.gov.ct.tr)
• Resmi Gazete No. 197, 7 Oct 2026 (Land Registry fees)
• Haber Kıbrıs: Tapu harçlarında yeni düzenleme (7 Oct 2026)
• Stamp Duty Law 19/1963, consolidated
• Tax Department: VAT rates regulation (updated 7 Oct 2026)
• Residence Permits and Visas Regulation (consolidated 5 Oct 2026)
• Land Registry: announcement of 15 Jul 2025
• Interior Ministry: documents for a purchase permit
• ECHR: Demopoulos and Others v. Turkey (decision of 1 Mar 2010)
• Immovable Property Commission: statistics
• Law 67/2005 (Immovable Property Commission), consolidated
• Yenidüzen: KTMMOB president on seismic checks (14 Feb 2023)
• Kıbrıs Gazetesi: KTMMOB president on earthquake work (12 Nov 2025)
• Court of Justice of the EU: Apostolides v Orams, press release 39/09
• European Commission: Green Line Regulation page
• Tekce: due diligence on North Cyprus title deeds

This is not legal, tax or financial advice.