Royal Life Residence Iskele: 440 Units Guide (2026)

Royal Life Residence Iskele is a 440-unit residential complex in the Long Beach area of İskele, Northern Cyprus, which the developer Noyanlar Group lists with studios, studio penthouses and 1+1 apartments. This guide to the Royal Life Residence Iskele project sets out what the developer’s page states and what it leaves out: no price, no visible delivery year and no floor areas. It then covers the İskele location, the checks that matter if the building already stands, and the foreign-buyer rules as of 17 October 2026.

Overview of Royal Life Residence Iskele

The developer’s project page describes Royal Life Residence as a complex within walking distance of Long Beach, a claim translated here from the Turkish original and not tested, because no plot, street or coordinates are published. The page labels the location “İskele Long Beach” in its header and “Long Beach” in its project-information block. It states 440 units in total and names three types: studio, studio penthouse and 1+1 apartment.

The amenity list has seven entries: swimming pool, private car park, pharmacy, supermarket, café, bar and unisex hairdresser. The photo gallery is small, with three exterior, two interior and two social-area images, and the page offers no brochure or construction-progress link.

Status is where the page contradicts itself. Noyanlar files the project under its ready-to-move-in projects, its project card carries the tag “Tamamlandı” (completed), yet the status line on the page reads “Ön Satışta” (pre-sale). The delivery-date field is hidden from visitors; the page source holds a year of 2020 there, but it is not shown, and the three signals disagree, so this guide does not rely on it or call the complex completed or delivered.

No price appears anywhere on the page. Its source also carries a generic payment-plan panel (35% down, 48 months, instalments from GBP 2,500 a month, 15% at handover) that visitors do not see and that is identical on 21 of the developer’s 22 project pages, including a 20-villa scheme and a 1,560-unit scheme. It is treated as an unverified template, not as terms for this project, and no price is calculated from it.

Contact details sit in the site footer and are not reproduced here. The developer’s FAQ block is the same generic text on all its project pages and says nothing specific about this complex, so it is not used.

Unit types and the 440-unit mix

Noyanlar lists three type labels and gives no split of the 440 units between them. The first table shows what the project page holds for each label. It carries plan tabs for the studio and the 1+1 apartment and one site plan; the studio penthouse has a name but no plan tab. No tab states an area or a bedroom count.

Unit type (developer’s label)	Plan tab on the project page	Net / gross area	Bedrooms stated	Units of this type
Studio	Yes (“Stüdyo”)	Not published	Not published	Not published
Studio Penthouse	None	Not published	Not published	Not published
1+1 apartment	Yes (“1+1”)	Not published	Not published	Not published
Site plan	One image	Not applicable	Not applicable	Not applicable
All types together	—	—	—	440 (total only)

The second table sets the unit count and type mix against the other Long Beach projects on the developer’s list. A project counts as Long Beach here when the developer’s header label reads İskele Long Beach; 13 do, and 12 of them state a unit count. Shares are calculated from the developer’s figures: each count divided by the 6,328 units those 12 projects state in total.

The complex ranks sixth of the 12 projects with a stated count. Its 440 units are 7.0% of the 6,328 (440 / 6,328, calculated), above the median of 360.5 (the mean of 281 and 440) and below the mean of 527.3. The five larger schemes are Ocean Life Residence, Royalsun Elite Residence, Royal Sun Residence, Riverside Life Residence and Park Residence. Against the 48-unit Royal Point it is 9.2 times larger (440 / 48, calculated).

Its mix is narrower than most. With a one-bedroom apartment as its largest listed type, it offers no unit of two bedrooms or more; only Sea Breeze and Terra Life, which list studio variants alone, have a lower top type.

The other 10 of the 13 Long Beach projects list at least a 2+1. On the developer’s own labels, then, this is a small-unit complex, and since no studio-to-1+1 ratio is given, a buyer should ask for it: the ratio shows how many near-identical units could be offered at the same time.

The gap that matters most is area. The developer shows none for any type, so area per bedroom, price per square metre and the ratio of balcony to interior cannot be calculated for this project and none is given here. On several other Noyanlar pages the plan blocks repeat identical net and gross figures for every type, even a shop, so numbers from the developer’s site would not have been usable in any case.

A buyer should therefore ask for the net and gross area of each type in writing, with the basis stated (title-deed area, gross including balcony, or net internal), and compare it with the area printed on the title document.

Three further requests follow: the number of units of each type, so that the 440 can be split; whether the studio penthouse has a private terrace and whether it is counted in the stated area; and a floor plan for the studio penthouse, which the page does not show. These are questions the missing data leaves open, not advice on what to buy.

Location: Long Beach, İskele and the places around the complex

The developer gives the location in two labels and one claim. The header reads “İskele Long Beach”, the project-information block reads “Long Beach”, and the text says the complex is within walking distance of Long Beach. No street, plot number or map point is published, so the walking claim cannot be tested from the page.

The page also carries a six-place travel-time table. Its values are identical to the table on seven other Long Beach project pages of the same developer, so it describes the area, not this site, and is not used in this guide. The distances below come from the fact packs and are measured from the Long Beach roundabout, a reference point, not the complex.

The name Long Beach is colloquial for the İskele waterfront. A February 2024 thesis at Eastern Mediterranean University took a 3 km stretch as its study area, out of roughly 25 km of district coastline, and no official source sets the extent.

OpenStreetMap maps the roundabout, and a point-in-polygon test run for the fact pack puts it inside the Ötüken mahalle boundary (boundary data). Which parcel and which municipal area the complex occupies is therefore unknown, and it is the first thing a Land Registry search would settle.

Population figures are old. The 2011 census, the latest official count, put İskele district at 22,492 residents, which is 7.9% of the TRNC total of 286,257 (22,492 / 286,257, calculated), and İskele municipality at 7,906, of whom 550 lived in Ötüken (census Table 3). A TRNC-wide projection reached 476,214 at the end of 2023 (Statistical Institute bulletin), 1.66 times the census total (476,214 / 286,257, calculated). No district projection exists, so the present population of İskele cannot be derived from these figures.

Daily services are partly the developer’s to explain. Counting OpenStreetMap features within 6 km of the roundabout, the fact pack found 8 pharmacies, 9 bank branches, 4 supermarkets, 8 convenience stores, 2 clinics, 7 school tags, 3 nurseries, 2 police posts, 1 fire station and 1 post office (OpenStreetMap query, run 17 October 2026).

OpenStreetMap is volunteer-edited and not an official register. The developer’s own list names a pharmacy, a supermarket, a café, a bar and a hairdresser among the complex’s amenities, so a buyer should ask which are open, who runs them and how they are paid for.

No state hospital stands in İskele: the Ministry of Health’s list names six, all elsewhere, and the Statistical Yearbook 2024 shows no in-patient beds in the district, public or private, from 2020 to 2024.

A Karpaz Hospital is under construction, with a ministerial promise of completion by the end of 2026 (press item), which is not yet a fact. The closest state hospital with beds is Gazimağusa State Hospital, 10.7 km and about 12 minutes by road from the roundabout, and its own page gives 160 beds (hospital page).

The developer’s About page lists a hospital, Long Beach Medical Center, among its group companies; the packs do not cover it, so its services are unverified here. No university campus was found in İskele. Eastern Mediterranean University in Famagusta is 12.0 km by road from the roundabout.

Getting around means a car. The thesis fieldwork of March 2023 recorded no bus station on the waterfront (thesis), Gazimağusa Municipality’s free lines stop short of İskele (municipal page), and the airport-shuttle operator names no İskele line (operator site).

Ercan Airport, which Wikipedia says handles Türkiye flights only, is 54.7 km away by road, around an hour. Larnaca Airport is 69.0 km, about 73 minutes, via a route over the Green Line; queues are excluded, and the UN noted long delays at the main Nicosia crossing in January 2026 (UN report).

Makenzi beach is mapped 0.6 km from the roundabout, and a promotional blog describes it as a free municipal beach (OpenStreetMap; blog). Temperatures come from the nearest WMO-listed station, Paralimni in the Republic of Cyprus, for 2002-2011: daily highs averaging 32.9 °C in July and 33.3 °C in August, 15.9 °C in January, and rainfall adding up to 331.1 mm a year (monthly means summed, calculated). The series is regional, not a reading at the complex.

New building around the complex has been steady. İskele recorded 541 dwellings with final approval in 2025 against 264 in 2021, about 2.0 times as many (541 / 264, calculated; Statistical Institute tables). The figures count finished buildings, not sales or rents. A resale unit here competes with newer stock, and the sources do not say how that affects prices. They contain no TRNC building-height or shoreline-setback rule for İskele either. See also this site’s Northern Cyprus and Famagusta pages.

Nearby places and distances for Royal Life Residence Iskele	What it is	Distance and type	Source
Long Beach roundabout to İskele town	Administrative centre of the district	5.7 km by road, 7 min (4.4 km straight-line)	OSRM, 17 Oct 2026
Long Beach roundabout to Famagusta Walled City	Historic centre of the nearest city	16.0 km by road, 19 min (14.1 km straight-line)	OSRM, 17 Oct 2026
Long Beach roundabout to Gazimağusa State Hospital	Nearest state hospital with in-patient beds	10.7 km by road, 12 min (10.2 km straight-line)	OSRM, 17 Oct 2026
Long Beach roundabout to Eastern Mediterranean University	State university in Famagusta	12.0 km by road, 14 min (11.3 km straight-line)	OSRM, 17 Oct 2026
Long Beach roundabout to Ercan Airport	Airport serving Türkiye flights	54.7 km by road, 58 min (37.6 km straight-line)	OSRM, 17 Oct 2026
Long Beach roundabout to Larnaca Airport	Airport in the Republic of Cyprus	69.0 km by road, 73 min; crossing queues excluded (49.1 km straight-line)	OSRM, 17 Oct 2026
Long Beach roundabout to the Salamis site board	Ancient city north of Famagusta	8.1 km by road, 9 min (6.6 km straight-line)	OSRM, 17 Oct 2026
Long Beach roundabout to Bafra	Village on the Karpaz peninsula	23.2 km by road, 24 min (21.4 km straight-line)	OSRM, 17 Oct 2026
Makenzi beach	Municipal beach on the same waterfront	0.6 km from the roundabout (type not stated)	OpenStreetMap

Royal Life Residence Iskele if the building already stands: status, age, title and the resale file

Three signals decide what kind of purchase this is, and they point in different directions. A ready-to-move-in category suggests a finished building, a “Tamamlandı” card tag suggests a completed one, and a status line reading “Ön Satışta” says pre-sale, while the delivery field stays hidden.

A unit could therefore be a resale from a private owner, a remaining unit sold by the developer, or something not yet built. The page does not say which, so the first step is to ask the developer for the answer in writing, unit by unit.

Age matters if the building already stands, as the card tag suggests, and it calls for different questions from an off-plan scheme. The developer displays no year, so no age is stated here.

A buyer can establish it from the final approval certificate (nihai tasvip), which the Statistical Institute treats as the mark of a completed building in its construction bulletin, and from the municipal permit date. Those two dates, not the card tag, show how long the building has stood and which rules applied when it was designed.

The technical frame in the sources is thin. KTMMOB, the chamber of engineers and architects, was reported in November 2025 as saying that a 2015 regulation covers buildings in earthquake zones, with a matching risk map, and that the work needs periodic review.

A report of February 2023 quotes its then head on how approval works: project approval includes a seismic check, municipalities issue permits and must have the project authors supervise, and the İskele area has the most sensitive soil. Both are press accounts, and the packs hold no TRNC rule requiring a survey on resale.

A condition survey is therefore a buyer’s choice, and the natural reviewer is an independent engineer who inspects the unit and the common parts: the pool, the car park and the commercial units the amenity list implies. The permit date also bears on one more question, whether a ground-investigation report exists; the same 2023 statement says such reports are required for public buildings, hotels and tall buildings, so the answer depends on what was built.

Title is the next question, and the developer states no category. A Land Registry research document is an information-only ownership query made at the district Tapu Amirliği; an agency guide adds that it lists the registered owner, the property details, mortgages and restrictions. The title category (Turkish, exchange or another) is read from the same search.

The UK Government warns that exchange and gift land can face claims by pre-1974 owners (guidance), and the Immovable Property Commission had 8,807 applications lodged on 2 October 2026 (IPC statistics). No decision naming İskele town or Ötüken was found, which describes the sources, not the land.

A foreign buyer cannot apply for a permit until condominium title or a condominium easement exists for the unit (Law 35/2010, as cited in Law 52/2008). Ask which of the two exists and obtain the document.

The decree also adds transitional rules relevant to older stock: completed and delivered homes may be transferred within 36 months, and for units lacking condominium title a building-permit route stays open for two years (RG 147). As of 17 October 2026 both depend on the decree remaining in force or being enacted. For the title angle see this site’s guide to title deeds.

The seller’s side matters in a resale. A foreign seller’s earlier permit appeared in the Resmi Gazete; a mortgage or a developer mortgage on the land would show on the research document; and a seller who disposes of more than 3 properties in a calendar year, or more than 5 in three, is treated as a trader and taxed differently (Income Tax Law).

Foreigners cannot use the one-off exemption. For a non-trader the withholding works out at 2.8% of the value (20% x 70% x 20%, calculated from the same law). Whether VAT applies to a resale was not established in the sources (VAT regulation).

Running costs are the open item. The developer publishes no service charge, management company or rules for the shared pool and car park, and the packs do not say how arrears pass to a buyer. The seller should be asked for the latest management statement and a statement of arrears.

If the unit will be let, lets of up to 60 days are holiday-house lets that need a registration certificate and an operating permit from the Tourism Planning Department (Holiday Houses Law); rent attracts 10% withholding and a 0% VAT rate. This site’s Airbnb legal-compliance guide covers the compliance side.

The list below puts these points in an order of work for a purchase of a built unit.

1. Ask the developer in writing whether the unit is sold by the developer or by an owner, and what its handover status is.
2. Obtain the parcel number and unit identifier, then have the lawyer order a Land Registry research document at the district office.
3. Compare the title deed with the research document: owner, unit identifier, area and any mortgage or restriction.
4. Read the title category and the pre-1974 history of the land against the UK Government guidance on exchange and gift land.
5. Confirm that condominium title or a condominium easement exists for the unit, and take a copy.
6. Request the building permit date and the final approval certificate, and ask whether a ground-investigation report exists.
7. Commission an independent engineer’s survey of the unit and the common parts before the agreement is stamped.
8. Request the management statement, the service charges paid and any arrears, plus recent water and electricity bills.
9. Check the acquisition limit, the 80% foreign-sales cap and the zone restrictions against the buyer’s own position.
10. Diarise the one-month registration deadline, the 75-working-day fee deadline and the one-year transfer deadline from signing.

Buying property in Northern Cyprus in brief: the clocks that start at signing

A purchase runs on a chain of deadlines, and as of 17 October 2026 their length depends on the text read. Limits and deadlines for foreign buyers sit in Decree-Law 89/2026 (Resmi Gazete No. 147, 7 August 2026), which re-issued Decree-Law 63/2026 of 11 May 2026. It is a decree, not an act of Parliament, and its 90 days run out about 5 November 2026 unless Parliament enacts it. The consolidated Law 52/2008 still shows stricter figures, so both versions follow.

Before any clock starts, the quantity limit applies. Under the decree a foreign buyer may acquire at most 3 apartments, or 6 if a national of a state that recognises the TRNC; the consolidated text shows 1 and 3.

A further decree rule limits foreign sales in housing projects in zoned areas to 80%. If that cap applied to every one of the 440 units the ceiling would be 352 (440 x 0.80, calculated), though how it is counted for a given project is not established in the sources.

Once the agreement is signed, the first clock is short. Within one month the stamped contract has to be registered at the district Land Registry and the permit applied for; otherwise the contract lapses automatically.

The fee clock then allows 75 working days from the permit’s publication (60 in the consolidated text), and the transfer signature must follow within one year (6 months in the consolidated text). Until all fees are paid, neither a permanent nor a temporary water or electricity connection may be given; construction-site connections are exempt.

The permit application goes to the Interior Ministry’s property unit with a passport or ID copy, a copy of the title, a location plan with the area marked and the applicant’s original police record (document list). It can be made in person, by proxy or through a lawyer. The fee is half the monthly gross minimum wage, which is TL 35,446.50 at the TL 70,893 wage in force from 1 July 2026 (calculated).

Costs follow the Land Registry schedule of RG 197. As of 17 October 2026 it charges a foreigner 4% on a first property, 5.5% on a second and 6% on a third, and it is valid only to and including 5 January 2027.

Stamp duty on the agreement is 0.5%, borne by the buyer unless the parties agree otherwise. The developer publishes no payment terms (see section 1), so every instalment date and amount must come from the contract. This site’s cost of buying guide covers wider costs.

Step	Who	Typical time	Source
Confirm what is sold and who sells it	Buyer and lawyer	Before signing; no official period	UK Government guidance
Order a Land Registry research document	Lawyer, district Tapu Amirliği	No official period stated	Land Registry notice
Sign and stamp the sale agreement (0.5% duty)	Buyer and seller; Tax Department	At signing	Stamp Duty Law
Register the stamped agreement and apply for the purchase permit	Buyer or lawyer; Land Registry; Interior Ministry	Within 1 month of signing, or the contract is void	RG 147
Council of Ministers decision, published in the Resmi Gazete	Council of Ministers	No statutory period found	Law 52/2008
Pay transfer fees	Person registering the title	75 working days from publication (60 in the consolidated text)	RG 147
Sign the transfer at the district Tapu Amirliği	Buyer and seller	1 year from publication (6 months in the consolidated text)	RG 147
Connect water and electricity	Local authority, electricity authority	Only after taxes and fees are paid	RG 147

Risks, title and due diligence

The UK Government states that it cannot give legal advice or join private disputes, that ownership of many properties in the north is disputed, and that buyers should learn the rules on purchases by foreigners (guidance dated 27 November 2019).

It lists problems seen across Cyprus: one lawyer acting for both vendor and builder, building without the right permits, payment plans missing from contracts, trouble obtaining completion certificates and title deeds, and developer mortgages on the land. The developer’s page for this complex covers none of them, so each becomes a document request.

The wider legal setting is the same for every project. Under the European Court of Human Rights’ reading, pre-1974 owners remain the legal owners and the Immovable Property Commission is the remedy to use first (Demopoulos decision, 1 March 2010).

The Court of Justice of the EU held that Republic of Cyprus judgments on land in the north can be enforced in other member states (Orams, 28 April 2009), and the European Commission records that EU law is suspended in the north (Commission page). A purchase therefore confers no EU rights.

Lira inflation is the other exposure. Consumer prices in the TRNC were 35.02% higher in September 2026 than a year earlier (Statistical Institute). Quoting the contract in pounds or euros sidesteps that, although stamp duty on such an amount is still worked out in lira, at the official effective selling rate of the stamping day.

The last risk is informational. On the developer’s pages the delivery year, the payment panel and the floor areas are hidden or absent, the status line contradicts the card tag, and the travel-time table is shared with other projects. None of these makes the project unsound; they mean nothing on the page can stand in for the contract. Every fact a buyer relies on, from the handover status to the area of the unit, should appear in the signed agreement.

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

Read the table as the developer’s figures side by side, not as a ranking. Of the 22 rows, 13 sit in the ready-to-move-in category and 9 in the ongoing category, yet the tags cut across them: among the 13 ready-to-move-in projects, 7 carry “Completed”, 4 carry “Coming soon” and 2 carry no status word. This complex shares its category and tag with 6 others. Only Angel Towers uses delivered wording, and even there the field is hidden.

With 440 units it ranks eighth of the 21 rows that state a count. No row displays a delivery year, so none can be compared on timing; for any of them, handover status should be confirmed in writing. The new listings are not claimed to differ in quality, and nothing here says one is better than another: the table only shows how much, or how little, each project’s page publishes.

Eight rows are already on this site under other names. The two marked “listed on this site as” rest on closely matching unit counts and type mixes; the six marked “appears to correspond to” rest on partial evidence such as location and type list, and for several of them the counts differ.

The Four Seasons Life series is attributed to different developers on different sites, so this guide does not say who built it. For a neighbouring Long Beach comparison by another developer, see Querencia and Courtyard Long Beach.

Noyanlar Group

Everything in this section is the developer’s own statement from its About page and Services page and has not been independently verified. Noyanlar Group dates its start to 1973, when an architecture and engineering company was founded. The About page says the family firm became Noyanlar İnşaat Ltd. in 1994, began site projects around Famagusta and İskele from 1999, and in 2008 brought its operations under the Noyanlar Group of Companies name, with offices opened in other countries in later years.

Outside construction the group lists Noyanlar Holiday Homes, Long Beach Medical Center (described as a hospital), Sea Life Otel, a café and pâtisserie, a fitness centre, a restaurant and bar, Noyanlar Invest and a home-maintenance firm. The Services page names project development, construction management, plot parcelling and real-estate services, architecture and engineering, and pool construction and maintenance, and places the head office opposite the Long Beach waterfront in İskele.

The About page also gives totals for years of experience, homes delivered and projects completed, together with awards and a quality certificate. This guide does not repeat them: the totals cannot be matched with the project listings, and none of the awards is tied to this complex. Contact details are not reproduced.

Frequently asked questions

What is Royal Life Residence Iskele?

Royal Life Residence Iskele is a residential complex that Noyanlar Group lists in the Long Beach area of İskele, with 440 units in three types: studio, studio penthouse and 1+1 apartment. The developer’s page names a swimming pool, a private car park, a pharmacy, a supermarket, a café, a bar and a unisex hairdresser among its amenities. It publishes no price, no visible delivery year, no floor areas and no title-deed category, so those items need written confirmation.

Is Royal Life Residence Iskele completed, or sold off plan?

The developer’s pages disagree with themselves. The project sits in the ready-to-move-in category and its card carries the tag “Tamamlandı” (completed), but the status line reads “Ön Satışta” (pre-sale) and the delivery field is not displayed. This guide therefore does not call the complex completed or delivered. If it is built, availability and prices are not published and units may only be on the resale market; the handover status should be confirmed in writing, unit by unit.

How much does a unit at Royal Life Residence Iskele cost?

The developer publishes no price for any unit type, so none is given and none can be calculated. A generic payment-plan panel in the page source is identical across nearly all its projects and is not treated as terms for this one. Any price should arrive in a written offer that states the currency, the unit identifier and the area on which it is based. Lira inflation reached 35.02% over the 12 months to September 2026, which is why the currency of the contract matters.

Which unit types does the project have, and how many units?

The developer lists 440 units in total and three type labels: studio, studio penthouse and 1+1 apartment. The page carries plan tabs for the studio and the 1+1 and one site plan, but none for the studio penthouse. It does not say how many units belong to each type, how many bedrooms any type has, or how large any of them is, so the split of the 440 units is a question for the seller or the developer.

How big are the studios and 1+1 apartments?

No area is published for any type, so no size is stated in this guide. A buyer should ask for the net and gross area of the specific unit in writing, with the basis of measurement, and compare it with the area on the title deed. If the two differ, the lawyer should ask which one the contract uses. Floor areas on some other pages of the same developer repeat identical values for every type, so none is treated as measured.

How far are the beach and the nearest hospital?

The developer says the complex is within walking distance of Long Beach, but publishes no coordinates, so the claim is untested. İskele has no state hospital. The nearest with in-patient beds, Gazimağusa State Hospital, is 10.7 km by road, about 12 minutes without traffic, from the Long Beach roundabout. A Karpaz Hospital is under construction with a ministerial completion promise of the end of 2026. The group also lists Long Beach Medical Center among its own companies, which is unverified here.

Does the developer state the title-deed category?

No. The project page names no title-deed category, and nothing in the sources allows one to be assumed. The category (Turkish, exchange or another) should be read from the title deed and a Land Registry research document, with the lawyer checking the land’s pre-1974 history. The UK Government warns that exchange and gift land can face restitution claims, so the category is a central question for any unit, new or resold.

How many apartments may a foreign buyer acquire as of 17 October 2026?

The ceiling is 3 apartments under Decree-Law 89/2026 (Resmi Gazete No. 147, 7 August 2026), or 6 for a national of a state that recognises the TRNC, and every purchase needs a Council of Ministers permit. The consolidated Law 52/2008 still shows 1 and 3. Because the decree lapses about 5 November 2026 unless Parliament enacts it, recheck the figure before signing.

What taxes and fees apply to a resale here?

The Land Registry schedule in force as of 17 October 2026 charges a foreigner 4% on a first property, 5.5% on a second and 6% on a third, until and including 5 January 2027 only. The buyer bears the 0.5% stamp duty on the agreement unless the parties agree otherwise. A non-trader seller’s final withholding works out at 2.8% of the value (calculated). Rent is withheld at 10%. Whether VAT applies to a resale was not established in the sources.

Does a purchase here lead to residence or citizenship?

No, not automatically. The residence regulation of 5 October 2026 offers a property-based permit for a home that is suitable for living in and actually used: 10 years with title in the applicant’s name for property of GBP 300,000 or more, otherwise 5 years. Permanent residence takes housing of at least EUR 125,000, regular income and 6 continuous years. No provision makes a purchase a route to TRNC citizenship, and the Republic of Cyprus does not recognise permits issued in the north. See this site’s residency and citizenship pages.

Sources and last check

Last checked: 17 October 2026. Sources:

• Noyanlar Group: Royal Life Residence project page (developer)
• Eastern Mediterranean University repository: thesis on Long Beach, Iskele (February 2024)
• OpenStreetMap (Nominatim): boundary polygons of Ötüken, Tatlısu and İskele Belediyesi (secondary)
• TRNC 2011 census, Table 1 (district by sex)
• TRNC 2011 census, Table 3 (district, sub-district, municipality, mahalle)
• TRNC Statistical Institute: Population and Demography Bulletin 2014-2023
• OpenStreetMap (Overpass): amenities within 6 km of the Long Beach roundabout, run 17 Oct 2026 (secondary)
• Ministry of Health: list of state hospitals
• TRNC Statistical Institute: Statistical Yearbook 2024
• Ministry of Health press item on the Karpaz Hospital, 17 August 2026
• Gazimağusa State Hospital: about page
• Eastern Mediterranean University: full text of the Long Beach thesis
• Gazimağusa Municipality: public-transport page
• KIBHAS airport-shuttle operator
• UN Secretary-General report S/2026/8, 5 January 2026
• OpenStreetMap: Makenzi beach (secondary)
• Study in North Cyprus (promotional blog): Iskele public beach (secondary)
• TRNC Statistical Institute: construction tables workbook 2025
• OSRM: İskele town to the Long Beach roundabout, 17 Oct 2026 (secondary)
• OSRM: Long Beach roundabout to Famagusta Walled City, 17 Oct 2026 (secondary)
• OSRM: Long Beach roundabout to Gazimağusa State Hospital, 17 Oct 2026 (secondary)
• OSRM: Long Beach roundabout to Eastern Mediterranean University, 17 Oct 2026 (secondary)
• OSRM: Long Beach roundabout to Ercan Airport, 17 Oct 2026 (secondary)
• OSRM: Long Beach roundabout to Larnaca Airport, 17 Oct 2026 (secondary)
• OSRM: Long Beach roundabout to the Salamis site board, 17 Oct 2026 (secondary)
• OSRM: Long Beach roundabout to Bafra, 17 Oct 2026 (secondary)
• TRNC Statistical Institute: Construction and Parcel Statistics 2025 bulletin
• Kıbrıs Gazetesi: KTMMOB president on reviewing earthquake work, 12 November 2025 (secondary)
• Yenidüzen: KTMMOB president on earthquake regulation, 14 February 2023 (secondary)
• Land Registry (Tapu ve Kadastro) announcement of 15 July 2025
• Tekce (agency): due diligence on North Cyprus title deeds (secondary)
• UK Government: Cyprus, buying property
• Immovable Property Commission (TRNC): statistics
• TRNC Law 52/2008 on foreigners acquiring immovable property, consolidated text (mevzuat.gov.ct.tr)
• Resmi Gazete No. 147, 7 August 2026: Decree-Law 89/2026
• TRNC Income Tax Law, consolidated 25 May 2026
• TRNC Tax Department: VAT rates regulation, updated 7 October 2026
• TRNC Holiday Houses Law (Tatil Evleri Yasası)
• Interior Ministry, Property Unit: documents required for a purchase permit
• Resmi Gazete No. 197, 7 October 2026: Land Registry fees
• TRNC Stamp Duty Law 19/1963, consolidated
• ECHR: Demopoulos and Others v. Turkey, decision of 1 March 2010
• Court of Justice of the EU: press release 39/09 on Apostolides v Orams
• European Commission: Green Line Regulation page
• TRNC Statistical Institute: Consumer Price Index, September 2026
• Noyanlar Group: About page (developer)
• Noyanlar Group: Services page (developer)

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