Royalsun Elite Residence Iskele: 1,120 Homes Guide (2026)

Royalsun Elite Residence Iskele is a 1,120-home scheme by Noyanlar Group, filed under İskele Long Beach in the developer’s ready-to-move-in category, yet its project page shows no price, no usable floor area and no visible delivery year. This guide sets out what the page for Royalsun Elite Residence Iskele does state, how the scheme compares with other Long Beach projects on this site, and which sourced rules on buying, letting and reselling apply as of 17 October 2026. Nothing here is an offer from the developer.

Overview of Royalsun Elite Residence Iskele

The developer’s project page, written in Turkish and read here in English, presents the scheme under the heading “Experience Holiday Comfort Every Day”. It says the project was developed inspired by the success of Royal Sun Residence, that it joins the pace of city life with holiday comfort, and that the homes range from studio apartments to larger penthouses and private villas.

Its closing paragraph speaks of homes that can be occupied without waiting. This guide records that wording as the developer’s own and does not verify it (project page).

Four signals on the developer’s site do not line up. The scheme sits in the ready-to-move-in category, its card carries the tags Site and Tamamlandı (completed), the status line on the page itself reads Ön Satışta (pre-sale), and the description refers to homes ready to occupy.

This guide therefore calls the project neither completed nor delivered; the developer’s own word for delivered, Teslim Edildi, appears only on the Angel Towers page. The delivery date is not displayed to visitors: the page source holds a year of 2024, hidden at every screen size, so it is not relied on.

No price appears anywhere. The plan section lists net and gross area labels with nothing beside them, so no square-metre figure exists for any type. The source also holds a generic payment-plan panel (a 35% down payment, 48 instalments from £2,500 a month and 15% at handover), hidden from visitors and identical across the developer’s project pages; it is treated here as an unverified template, not as terms for this project, and no price is calculated from it.

The title-deed category is not stated. Section 8 summarises the group’s own corporate pages, and section 7 sets the scheme beside the other 21 Noyanlar projects covered on this site.

Unit types, plan tabs and how the unit mix compares

The developer’s type line names seven types; it prints “2+1 2+1 Penthouse” without a comma, which is read here as two separate types. Bedroom counts below are derived from the names, where N+1 means N bedrooms plus a living room and a studio has none, although the studio plan blocks show a “1 bedroom” button that the page does not explain.

Royalsun Elite Residence Iskele unit type	Bedrooms (derived)	Plan tab that appears to match	Floor area	Price
Studio	0	Studio: three plans (Stüdyo-1 to -3)	Not published	Not published
1+1	1	1+1: three plans (Tip-1 to Tip-3)	Not published	Not published
2+1	2	No tab of its own	Not published	Not published
2+1 penthouse	2	2+1 Penthouse: two plans (Kat-1, Kat-2)	Not published	Not published
3+1 penthouse	3	No tab of its own	Not published	Not published
2+1 semi-detached villa	2	No tab of its own	Not published	Not published
3+1 semi-detached villa	3	3+1 İkiz Villa (twin villa): two plans (Kat-1, Kat-2)	Not published	Not published

The plan section has four tabs holding ten plan blocks: three studio, three 1+1, two 2+1 and two 3+1. The Kat-1 and Kat-2 labels literally mean floor 1 and floor 2, and the page does not say whether they are two levels of one home or two variants.

Three of the seven listed types have no tab, and the villas are semi-detached (yarı müstakil) in the type line but twin (ikiz) on the tab. A roof-terrace button appears on every block, studios included; because the same button is repeated across many Noyanlar plan sections, it is read as template text and no terrace claim is made.

With no area to compare, the useful comparison is the unit mix and unit count. The second table sets the developer’s figures for this scheme beside the other Noyanlar projects labelled Long Beach that publish a unit total, and beside two Döveç schemes on this site, Querencia and D-Point. The last column divides units by listed types; it is arithmetic, calculated from the developer’s figures, not a count of homes per type.

Unit count is the one dimension on which the developer is specific. At 1,120 homes, the scheme is the second-largest of the twelve Noyanlar projects that carry a Long Beach label and publish a count, behind only Ocean Life Residence, listed on this site as Seaside Oasis, at 1,560 (1,560 ÷ 1,120 = 1.39).

It is 1.17 times the 959 of Royal Sun Residence (1,120 ÷ 959) and holds 17.7% of the 6,328 homes the twelve state between them (1,120 ÷ 6,328).

Seven listed types ties Riverside Life Residence for the widest mix among the twelve, against eleven types across 705 homes at Querencia and six across 405 at D-Point. Dividing units by types gives 160.0 homes per type here, 117.1 at Riverside Life Residence and 64.1 at Querencia. No project publishes how many units each type holds, so the ratio cannot show whether studios, apartments or semi-detached villas dominate.

The missing split matters in three ways. The purchase decree’s villa limit speaks of detached villas, so how a semi-detached villa is counted is a question for the buyer’s lawyer, to be answered in writing. Annual property tax is charged per square metre, so without an area no tax figure can be worked out. And two resale buyers looking at studios cannot tell the three studio plans apart without the seller’s own plan reference.

Before relying on any size, a buyer can ask the seller, in writing, for the net and gross area of the exact unit, the plan variant it follows, the way balconies, terraces and shared walls are counted, and the area recorded in the condominium title. The gap is the developer’s: its pages carry area labels with nothing beside them, and no source reviewed supplies a substitute. Areas quoted for other projects are not a stand-in.

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

The developer labels the project “İskele Long Beach” in the page heading and in its location field. No street, ward, plot number or map coordinates are shown, so this section describes the area, and the minutes in the table are measured from the Long Beach roundabout, not from the site. The developer’s own travel times come from a list of six places that repeats unchanged on seven other Noyanlar project pages.

Place	What it is	Distance and driving time (estimate)	Developer’s page	Source
İskele town	District administrative centre; route measured from the town	4.4 km straight, 5.7 km by road, 7 min	3 min	OSRM estimate
Famagusta Walled City	Historic centre of the nearest city	14.1 km straight, 16.0 km by road, 19 min	Gazimağusa 24 min	OSRM estimate
Gazimağusa State Hospital	Nearest state hospital with in-patient beds	10.2 km straight, 10.7 km by road, 12 min	Not listed	OSRM estimate
Eastern Mediterranean University	State university campus in Famagusta	11.3 km straight, 12.0 km by road, 14 min	Not listed	OSRM estimate
Salamis	Ancient city site	6.6 km straight, 8.1 km by road, 9 min	Not listed	OSRM estimate
Ercan Airport	Airport serving flights to and from Türkiye	37.6 km straight, 54.7 km by road, 58 min	39 min	OSRM estimate
Larnaca Airport	Airport in the Republic of Cyprus; the drive crosses the Green Line	49.1 km straight, 69.0 km by road, 73 min	50 min	OSRM estimate
Bafra	Village on the Karpaz peninsula	21.4 km straight, 23.2 km by road, 24 min	Not listed	OSRM estimate
Nicosia (Lefkoşa)	Capital; measured from İskele town	50.1 km straight, 65.2 km by road, 70 min	48 min	OSRM estimate
Kyrenia (Girne) Castle	Harbour town; measured from İskele town	52.6 km straight, 69.0 km by road, 70 min	54 min	OSRM estimate

The estimates exclude traffic and border queues, and the developer’s table gives no origin. Even so, the gaps are plain: Ercan is 19 minutes longer in the estimate than on the page (58 − 39), Larnaca 23 minutes longer (73 − 50), while Famagusta is 5 minutes shorter (19 − 24). A list that repeats unchanged across projects cannot be a measurement of this site, so the developer’s minutes should be read as a template.

“Long Beach” is local usage for the İskele waterfront, not a defined place. A February 2024 master’s thesis from Eastern Mediterranean University studies a 3 km stretch within roughly 25 km of district coastline and calls the 3 km its own study scope, not an official length.

OpenStreetMap maps no beach of that name: it holds the roundabout Long Beach Çemberi (35.24681 N, 33.90092 E) and a public beach, Makenzi Plajı, 0.6 km away. On the volunteer-drawn ward outline the roundabout lies inside Ötüken ward, but the developer names no ward, so this guide does not place the scheme there.

Official population data stop in 2011. İskele municipality held 7,906 people at that census (Table 2) and the district 22,492 (Table 1). The only later figure is a country-wide projection, 476,214 at the end of 2023 against 286,257 in 2011, so no district number after 2011 can be quoted. The wider region is covered in the site’s pages on Northern Cyprus and Famagusta.

İskele has no state hospital. The Ministry of Health’s list of state hospitals names six, none in the district, and the Statistical Yearbook 2024 counts zero in-patient beds there, public or private, for 2020-2024. A health centre serves the town. A Karpaz Hospital was promised for the end of 2026 by the Health Minister on 17 August (ministry item); no site or size is published, so it is a promise, not a fact. Gazimağusa State Hospital is the nearest with beds.

Everyday services cluster on the Long Beach strip and in İskele town. An OpenStreetMap query of mapped features within 6 km of the roundabout counts 9 bank branches, 8 pharmacies, 4 supermarkets, 8 convenience stores and 7 school tags; it is a volunteer map, not a register.

The developer’s own list of facilities is short, and its shopping street comes with no unit count or tenant list. No university campus was found in İskele; Eastern Mediterranean University, 12.0 km by road, enrolled 15,729 in 2024-25, 5.5% below the 16,640 of 2021-22, so no student-demand claim is made.

On the road, OpenStreetMap draws the Mağusa-İskele main road as paired carriageways of two lanes each, mostly tagged 90 km/h; these are crowd-sourced tags, not a survey. Ercan flies to and from Türkiye only.

The shuttle operator KIBHAS names no separate İskele line, the free municipal lines of Gazimağusa do not run to İskele, and no official İskele timetable was found, so no bus time is given. The Larnaca drive crosses the Green Line, where the UN reports delays at the main Nicosia crossing (report S/2026/8).

For climate, the nearest WMO-listed station is Paralimni, in the Republic of Cyprus, whose 2002-2011 means (WMO) show mean daily highs of 32.9 °C in July and 33.3 °C in August, January lows averaging 8.1 °C and yearly rainfall of 331.1 mm, with none in July.

Sea temperature at Famagusta runs from 17.2 °C in February to 29.0 °C in August (seatemperatu.re, an aggregator). Neither figure was measured at the site. No TRNC height, planning or coastal-setback rule for İskele was found, and the Turkish coastal-law distances that circulate online are not TRNC rules.

Letting and reselling at Royalsun Elite Residence Iskele: tax rules and a 1,120-home market

What a 1,120-home scheme changes for a resale buyer

Scale is the project-specific fact: 1,120 homes put many near-identical units under one set of building documents, yet the papers for one unit can differ from its neighbour’s. The only official yardstick is completions: İskele recorded final approval for 541 dwellings in 2025 by the construction tables (the bulletin’s headline text gives 555), so 1,120 is 2.07 times that year’s total (1,120 ÷ 541). That is for scale only, since the sources do not say when these homes were finished.

No official source gives sales counts, resale prices or a price index for the north, so the liquidity of a resale market of this size cannot be measured. Two legal ceilings can be. As of 17 October 2026, Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026) caps sales of zoned housing projects to foreigners at 80%, which is 896 of 1,120 homes and leaves at least 224 for other buyers (calculated, if the cap applies to the whole scheme).

A separate rule bars foreign relatives, or foreigners of one nationality, from jointly buying more than half the units on a parcel: 560 here, if every home stood on one parcel, which the sources do not establish. The cap rests on a decree that lapses about 5 November 2026 unless Parliament enacts it.

Sellers meet their own rules. Under the Income Tax Law as consolidated on 25 May 2026, a seller who is not a property dealer is taxed on a deemed gain of 20% of the higher of the Land Registry’s assessed value and the price; 30% of that gain is exempt and 20% of the rest is withheld at transfer as final tax, an effective 2.8% of value (20% × 70% × 20%, calculated). Each January the Council of Ministers may lift the exempt share, to a ceiling of 60%.

Foreigners cannot use the one-off exemption, and anyone selling more than three properties in one calendar year, or more than five over three years, is taxed as a trader instead. That test matters in a scheme where one investor may hold several units.

How rent is taxed

The Income Tax Law, as of 17 October 2026, takes 10% of gross rent at source, advance rent included, whether the home is let furnished or not. For an individual, or a company earning only rent, that is the final tax. The owner or a representative pays it to the Tax Department; where the owner lives abroad without a permanent representative, the tenant must withhold and pay.

Deductions open to residents are not available to non-residents. Rent below one monthly minimum wage in a month is exempt for a person with no other income (gross TL 70,893 from 1 July 2026, per the Tax Department), but the sources do not say whether a non-resident may claim it, so a written answer from the Tax Department is worth having.

Two other charges touch a lease. The VAT schedule updated on 7 October 2026 puts the renting of immovable property at 0%, and a lease stating a sum is stamped at 0.5% of its total fixed-term rent under the Stamp Duty Law, paid by the tenant unless agreed otherwise.

Annual property tax follows the latest schedule found, in force from 1 January 2025 (regulation): TL 6.60 per m² up to 120 m² for reinforced-concrete housing, surcharges of 10% to 60% by category and TL 35.60 per m² for a swimming pool. It cannot be worked out without a published area, how the pool rate applies to a shared pool is not covered, and no 2026 schedule was found.

Short stays and the evidence on demand

Short lets follow a separate law. The Holiday Houses Law treats a lease for tourism of up to 60 days, arrival and departure days counted, as holiday-house letting. The owner or lessor must first register the unit with the Ministry of Tourism’s Tourism Planning Department and hold a Registration Certificate and an Operating Permit.

The Department has 90 working days to decide and 30 to inspect a complete file, then 10 to issue the certificate. Letting without them is an offence punishable by a fine of up to ten times the gross monthly minimum wage. The sources give no tax rate for guest income, so none is stated.

The project page makes no statement about rental programmes, income or management, and the group lists a holiday-homes company among its businesses without saying it manages units here. The sources hold no tenancy law and no dated İskele rent series, so nothing supports a claim about demand.

Rent would be collected against inflation: consumer prices were 35.02% higher in September 2026 than a year earlier (Statistical Institute), so the rent currency should be fixed in writing. The site’s article on legal compliance when renting through Airbnb in Cyprus gives general background; for a home in the north, the TRNC texts above apply.

Written requests worth making before any deposit:

1. Ask the seller for the unit’s plan reference (Tip or Kat variant) and its net and gross area.
2. Request the Land Registry research document and the condominium title for that exact unit, not for the block.
3. Ask for the final approval certificate of the building and for any handover record.
4. Ask whether the unit has ever been let for stays of up to 60 days and, if so, for the Registration Certificate and Operating Permit.
5. Ask for the site’s management rules, fees and owner contract, none of which is published.
6. Ask which Tax Department office received the rent withholding for the last tax year, and from whom.
7. Ask how many units the seller owns and how the seller expects the sale to be taxed.
8. Fix the currency of rent and the bank route to an account abroad, and take a TRNC adviser’s written view on the non-resident exemption.

Buying in Northern Cyprus: what falls due, and when

The route depends on the seller. A developer sale of a unit still in the pre-sale status the page shows, and a resale from an existing owner of a home in the ready-to-move-in category, use the same permit steps but start from different paper.

Everything below is as of 17 October 2026 and rests on Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026), a Council of Ministers decree that lapses about 5 November 2026 unless Parliament enacts it; the consolidated Law 52/2008 still carries stricter wording, given in brackets.

Before signing, check the limits. Under the decree a foreigner may buy up to three apartments (consolidated text: one), or land of up to 1,338 m² for one house, or a detached house on up to 3,300 m², or, in a mass-housing project, two two-storey detached villas; nationals of states that recognise the TRNC may buy six apartments or three villas.

Farmland, forest and military zones are closed to foreigners. Condominium title or easement must exist for the unit before a permit is requested, with a two-year decree exception where it could not be established.

At signing, the clock starts: within one month the stamped agreement has to be registered at the district Land Registry and the permit application lodged with the Interior Ministry, failing which the decree voids the contract. Once the Gazette publishes the permit, transfer fees fall due within 75 working days (60 in the consolidated text) and the transfer must be signed within a year (six months). No statutory deadline for the permit decision, and no official processing time, was found.

On cost, the schedule in Resmi Gazete 197 of 7 October 2026 charges foreigners 4% on the first property, 5.5% on the second and 6% on the third, in force only to 5 January 2027 inclusive; agency quotations of 9% or 12% could not be matched to an official table (Haber Kıbrıs).

Housing with up to 300 m² of closed area is in the 5% VAT schedule and larger housing in the 10% one; whether VAT applies to a given resale is not settled by the regulation. The permit application fee is half a gross monthly minimum wage, TL 35,446.50 at the 1 July 2026 wage (calculated). For a wider picture see the site’s guide to the cost of buying, building and renting property in North Cyprus.

Residence follows value: where title is held and the property is worth GBP 300,000 or more, a short-term property permit runs 10 years, otherwise 5 (Residence Permits and Visas Regulation, 5 October 2026); buying confers no citizenship. The site’s pages on the residency programme and on citizenship and immigration give background.

Step	Who	Typical time	Source
Appoint a lawyer who does not act for the seller	Buyer	Before any deposit	UK Government guidance
Obtain the research document and check the condominium title	Lawyer; district Land Registry	Not specified	Land Registry notice
Sign the agreement; pay stamp duty	Buyer and seller; Tax Department	At signature; stamp of 0.5% on the stated sum	Stamp Duty Law
Register the contract and lodge the permit request	Buyer, lawyer or proxy	Within one month	RG 147
Await the permit and its Gazette notice	Council of Ministers	No statutory deadline	Interior Ministry
Pay the transfer fees	Person registering the title	75 working days; 60 under the consolidated text	RG 197
Sign the transfer declaration; receive the title	Buyer; district Land Registry	Within a year (six months in the consolidated text)	Law 52/2008
Connect water and electricity	Local authority; electricity authority	Only once all taxes and fees have been paid	RG 147

Risks, title and due diligence

The developer publishes no title-deed category for the scheme, so none is assumed. The UK Government’s property guidance, last updated in 2019, says ownership of many properties in the north is disputed and that buying such property can have serious financial and legal implications; it names exchange or gift land as a particular concern.

The Immovable Property Commission accepts pre-1974 claims until 21 December 2027 under Law 67/2005, and had concluded 3,757 of 8,807 applications by 2 October 2026 (Commission statistics). No source reviewed links either to this scheme.

The Court of Justice held in Apostolides v Orams that judgments of Republic of Cyprus courts on land in the north can be enforced elsewhere in the EU, and the ECHR treated the Commission as the remedy to use first in Demopoulos. EU legislation is suspended in the areas the Republic of Cyprus does not control, according to the European Commission’s Green Line page. The site’s guide to the most secure title deeds in Northern Cyprus explains the deed categories in general terms.

A second set of risks comes from the page itself. A pre-sale status line, a completed tag and ready-to-move-in wording cannot all describe one unit, and a payment panel that is identical across the group gives no project terms. The UK guidance lists payment plans left out of contracts, building without correct permits, difficulty obtaining final completion certificates and title deeds, and developer mortgages on the land.

Scale adds a check. In a 1,120-home scheme each unit has its own registration, and a clean record for the block does not clear a unit.

Under the decree’s transitional rules, older contracts that exceeded the legal acquisition right can be notified by paying 1% of the price (3% if late) and may receive a 10-year use certificate while ownership stays with the seller (as of 17 October 2026, while the decree is in force). A buyer should ask whether the seller holds a title or only such a certificate.

On building quality, the Chamber of Engineers and Architects’ president called the İskele area’s soil the most sensitive in February 2023 and said project approval checks seismic compliance; in November 2025 the chamber’s president noted that the earthquake-zone building regulation dates from 2015 (press reports; no official change after 2023 was found). A buyer can ask for the approved structural project and supervision records.

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

All 22 Noyanlar projects covered by this site appear in the table: the 14 new listings, this one included, and the eight already published under other names. Figures are the developer’s, as shown on noyanlar.com on 18 October 2026; “listed on this site as” marks a match found by comparing unit counts and types, and “appears to correspond” marks a weaker one. The developer of the Four Seasons Life series is attributed differently by different sources, so this guide does not state it.

The category pattern is mixed. Thirteen projects sit in ready-to-move-in and nine in ongoing; seven carry the tag Tamamlandı, and four projects in the ready-to-move-in group are tagged Yakında (coming soon). Every page shows the status line pre-sale, and none displays a delivery date, so no project can be ranked by handover.

The 21 projects with a stated total give 8,708 homes between them, of which the Elite scheme holds 12.9% (1,120 ÷ 8,708); the sum includes the Four Seasons pages, whose attribution differs between sources, so it is not an inventory.

The developer’s text says the Elite scheme was developed inspired by the success of Royal Sun Residence, and the Royal Sun Residence page carries a construction-progress link whose address names the Elite project, so the two pages may overlap in scope. Neither page explains how. No claim that one project is better than another is made: the table records what the developer publishes, and units in projects tagged completed may be obtainable only on the resale market.

Noyanlar Group

Everything in this section comes from the group’s corporate pages as displayed on noyanlar.com on 18 October 2026, and none of it is independently verified. The About page dates the group to 1973, when Arken Mimarlık ve Mühendislik Ltd. was founded, and calls it a family company in architecture, engineering, contracting, project management and property development.

Its timeline records a rename to Noyanlar İnşaat Ltd. in 1994, growth in the Mağusa and İskele areas from 1999, consolidation under Noyanlar Group of Companies in 2008, Noyanlar Development and Artwin Development in 2011 and Noyanlar Invest in 2025.

The group lists businesses beyond construction, among them Noyanlar Holiday Homes (tourism), Long Beach Medical Center, Sea Life Hotel, Royalsun Fitness Center and a home-maintenance firm. The Services page names project development, construction management, parcelling and real-estate services, architecture and engineering, pool building through N.M. Pools (set up in 2012) and home maintenance, and places the head office opposite the Long Beach beach.

On this scheme, the history says that Royal Sun Elite was among the projects completed during the pandemic period, with no date, beside a project page that hides its delivery year; the completed-projects page lists 15 older schemes, none of them this one. Delivery counts, badges and a certification claim on the About page are not repeated, as none is independently verified. Readers who rely on a track record should ask for completion certificates and title evidence for the specific unit.

Frequently asked questions

How many homes does Royalsun Elite Residence Iskele have?

The developer’s project page states 1,120 homes in total, the second-highest count among the Noyanlar pages after Ocean Life Residence (listed on this site as Seaside Oasis, at 1,560). No breakdown by type is published, so the numbers of studios, apartments, penthouses and villas are unknown. For scale only, 80% of 1,120 is 896, the most a zoned project may sell to foreigners if the decree’s cap applies to the whole scheme, as of 17 October 2026 and while Decree-Law 89/2026 stays in force.

Is Royalsun Elite Residence Iskele finished, or still in pre-sale?

The developer’s signals disagree. The project is filed under ready-to-move-in, its card is tagged Tamamlandı (completed), the status line says Ön Satışta (pre-sale), and the text speaks of homes ready to occupy. The delivery year is not displayed, so this guide calls the project neither completed nor delivered. No availability list is published; if the scheme is finished, units may be obtainable only on the resale market. Confirm the handover status in writing, and ask per unit for the final approval certificate and condominium title, before paying anything.

What does Royalsun Elite Residence Iskele cost?

No price is published for any unit type, on the page or in the card listing, and this guide calculates none. No payment plan specific to this project is published either. A seller who quotes a price should be asked for it in writing, per unit, with the currency, the payment schedule and what happens at handover. Land Registry fees, VAT and stamp duty come on top, as section 5 sets out, and the lira lost value quickly in 2026.

Which unit types does Royalsun Elite Residence Iskele list?

Seven: studio, 1+1, 2+1, 2+1 penthouse, 3+1 penthouse, 2+1 semi-detached villa and 3+1 semi-detached villa. The plan section shows ten plan blocks under four tabs (Studio, 1+1, 2+1 Penthouse and 3+1 İkiz Villa), so three listed types have no tab of their own. The tab calls the villas twin (ikiz), while the type line calls them semi-detached (yarı müstakil). The largest listed home has three bedrooms, derived from the 3+1 name and matched by the plan buttons.

How large are the homes at the scheme?

No usable area is published. The net and gross area labels beside the plans are blank and hidden at every screen size, and other Noyanlar pages show placeholder values that cannot be relied on, so this guide quotes no square-metre figure for any type. A buyer can ask in writing for the net and gross area of the exact unit, the plan variant it follows, how balconies and terraces are counted, and the area recorded in the condominium title.

Where is Long Beach, and how far is Famagusta?

Long Beach is the local name for the İskele waterfront, not a defined place; OpenStreetMap maps a roundabout, Long Beach Çemberi, and a public beach, Makenzi Plajı, 0.6 km away. From that roundabout the Walled City of Famagusta is 16.0 km by road, about 19 minutes, and Gazimağusa State Hospital 10.7 km, about 12 minutes (OSRM estimates without traffic). The developer’s page lists Gazimağusa at 24 minutes, a figure repeated on seven other project pages, so it should be read as a template.

Can a foreigner buy here, and how many units?

A foreigner needs a Council of Ministers purchase permit, and the figures here are as of 17 October 2026. Under Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026) up to three apartments are allowed, or two two-storey detached villas in a mass-housing project; the consolidated Law 52/2008 still shows one apartment. That decree falls away around 5 November 2026 unless Parliament enacts it. The sources do not say how a semi-detached villa is counted against the limits, so the buyer’s lawyer should confirm it in writing.

What tax is due if a unit is let?

As of 17 October 2026, 10% of gross rent is withheld under the Income Tax Law, as a final tax for individuals; the VAT schedule updated on 7 October 2026 puts rent at 0%; and a lease is stamped at 0.5% of its total fixed-term rent, paid by the tenant unless agreed otherwise. Tourism lets of up to 60 days need a Registration Certificate and an Operating Permit first. The sources give no short-stay tax rate and no tenancy law.

Is there a hospital near İskele Long Beach?

İskele has no state hospital: the Ministry of Health names six, none in the district, and the Statistical Yearbook shows no in-patient beds there for 2020-2024. A health centre serves the area. On 17 August 2026 the Health Minister promised a Karpaz Hospital by the end of 2026; no site or size is published, so that is a promise, not a fact. Gazimağusa State Hospital is the nearest with in-patient beds.

How does a 1,120-home size affect a resale?

No official source gives sales counts or a price index, so liquidity cannot be measured. What the size does change is paperwork: each of the 1,120 homes has its own registration, so a record that is clean for the block does not clear a unit. A resale seller who is not a dealer is taxed on a deemed gain, an effective 2.8% of value as of 17 October 2026, while a seller of more than three properties in one year is treated as a trader.

Sources and last check

Last checked: 17 October 2026. Sources:

• Noyanlar Group: Royalsun Elite Residence project page (Turkish)
• Noyanlar Group: ready-to-move-in projects page (Turkish)
• OSRM route estimate: İskele town to the Long Beach roundabout
• OSRM route estimate: Long Beach roundabout to Famagusta Walled City
• OSRM route estimate: Long Beach roundabout to Gazimağusa State Hospital
• OSRM route estimate: Long Beach roundabout to Eastern Mediterranean University
• OSRM route estimate: Long Beach roundabout to Salamis
• OSRM route estimate: Long Beach roundabout to Ercan Airport
• OSRM route estimate: Long Beach roundabout to Larnaca Airport
• OSRM route estimate: Long Beach roundabout to Bafra
• OSRM route estimate: İskele town to Nicosia
• OSRM route estimate: İskele town to Kyrenia Castle
• Master’s thesis analysing Long Beach, İskele, Feb 2024 (Eastern Mediterranean University repository)
• Long Beach roundabout (Long Beach Çemberi) on OpenStreetMap
• Makenzi Plajı beach relation on OpenStreetMap
• Ward and municipality boundary polygons for Ötüken, Tatlısu and İskele (OpenStreetMap Nominatim)
• 2011 census Table 2, district-centre municipalities (Statistical Institute)
• 2011 census Table 1, district by sex (Statistical Institute)
• Population and Demography Bulletin 2014-2023 (Statistical Institute)
• State hospitals list (Ministry of Health)
• Statistical Yearbook 2024 (Statistical Institute)
• Karpaz Hospital press item of 17 Aug 2026 (Ministry of Health)
• Amenities within 6 km of the Long Beach roundabout (OpenStreetMap Overpass query)
• KIBHAS airport shuttle operator website
• Free public-transport lines page (Gazimağusa Municipality)
• UNFICYP report S/2026/8 of 5 Jan 2026 (UN Secretary-General)
• Paralimni climatology, 2002-2011 (WMO World Weather Information Service)
• Monthly sea temperature at Famagusta (seatemperatu.re)
• Construction statistics tables workbook 2025 (Statistical Institute)
• Construction and Parcel Statistics 2025 bulletin (Statistical Institute)
• Decree-Law 89/2026 in Resmi Gazete No. 147 of 7 Aug 2026 (Printing House)
• Income Tax Law as consolidated on 25 May 2026 (Tax Department)
• Minimum wage valid from 1 July 2026 (Tax Department notice)
• VAT rates regulation as updated on 7 Oct 2026 (Tax Department)
• Stamp Duty Law 19/1963, consolidated text (Tax Department)
• Immovable property tax rates and amounts effective 1 Jan 2025 (Tax Department)
• Holiday Houses Law (Tatil Evleri Yasası), Central Legislation Office
• Consumer price index for September 2026 (Statistical Institute)
• Law 52/2008 on acquisition of immovable property by foreigners, consolidated text (Central Legislation Office)
• Land Registry fees and charges amendment regulation, Resmi Gazete No. 197 of 7 Oct 2026
• Report on the new Land Registry fee schedule, 7 Oct 2026 (Haber Kıbrıs)
• Residence Permits and Visas Regulation, consolidated 5 Oct 2026 (Central Legislation Office)
• UK Government guidance on buying property in Cyprus (FCDO and British High Commission)
• Land Registry Department notice on the new Web Tapu procedures, 15 Jul 2025
• List of documents for a property purchase permit (Interior Ministry)
• Law 67/2005 on the Immovable Property Commission, consolidated text (Central Legislation Office)
• Immovable Property Commission homepage and statistics
• Press release on Apostolides v Orams, Case C-420/07, 28 Apr 2009 (Court of Justice of the EU)
• Demopoulos and Others v. Turkey, admissibility decision of 1 Mar 2010 (ECHR)
• Green Line Regulation page (European Commission)
• KTMMOB president on earthquake rules and project approval, 14 Feb 2023 (Yenidüzen)
• KTMMOB president on reviewing earthquake work, 12 Nov 2025 (Kıbrıs Gazetesi)
• Noyanlar Group: About page (Turkish)
• Noyanlar Group: Services page (Turkish)
• Noyanlar Group: completed projects page (Turkish)

This is not legal, tax or financial advice.