Sea Magic Premium Esentepe: 30-Apartment Guide (2026)

Sea Magic Premium Esentepe is a 30-apartment complex that Carrington describes as completed, built in 2014 on a 9,800 m2 site in the Sea Magic community of Esentepe, in the Kyrenia (Girne) district of Northern Cyprus; the developer’s page prints no price and no delivery date as of 26 October 2026.

This guide sets out what the developer publishes about Sea Magic Premium Esentepe, the places where its page contradicts itself (above all two different payment plans), where the pin sits against the 100 m coastline claim, and what the 2026 purchase rules mean for an apartment in a building that is twelve years old. All rules and rates are quoted as of 26 October 2026, and each is dated where a later change is possible.

Overview of Sea Magic Premium Esentepe

Carrington (Carrington Group, carringtoncyprus.com) shows the scheme on its project page under the title “Sea Magic Premium | Spacious Seafront Apartments with Open Views” and on its projects list with a “Completed” badge (both read on 26 October 2026). The card prints the location “Esentepe, Kyrenia”, “30 Units” and the unit type “Apartments (Sea view, mountain view, and pool view options within the project)”. It carries no price and no delivery-date card.

The body text calls Sea Magic Premium Esentepe a completed residential development, “built in 2014”, ready to move into, on a 9,800 m2 site and “just 100 meters” from the coastline, with 30 apartments. Three details do not line up. The headline and the tagline say “seafront” and “directly by the sea”, whereas the body gives 100 m. The payment plan is printed in two different versions.

And the facilities heading says the project “is planned as” a coastal community, although the building is called completed.

The distances and the facility list on the page also repeat, figure for figure, those on the Sea Magic Park and Sea Magic Royal pages, so they read as community text rather than a survey of this building. Section 7 shows how the Sea Magic pages relate.

The page text gives no unit size; the three floor-plan images do, for one block. Where the page prints no figure, the guide records the gap once and does not estimate a replacement. Statements about rental demand, capital growth, scarcity of supply, a structural warranty and company experience are not repeated as facts. Other Carrington schemes across the north are listed on the Northern Cyprus country page.

Unit types and sizes at Sea Magic Premium Esentepe

The text names no unit type beyond “apartments” with three view options and prints no count per type. Everything about layouts comes from three plan images of one block: the ground-floor plan, the first-floor plan and the roof plan. The ground floor holds three apartments numbered 1 to 3, the first floor three penthouses numbered 4 to 6, and the roof plan shows three terraces with access stairs but prints no area for them.

Unit on plan	Floor	Type printed	Closed area	Terrace	Source line
No 1	Ground	3 bedroom apartment	105 m2	25.5 m2	Ground-floor plan
No 2	Ground	2 bedroom apartment	85 m2	27.5 m2	Ground-floor plan
No 3	Ground	3 bedroom apartment	105 m2	25.5 m2	Ground-floor plan
No 4	First	3 bedroom penthouse	110 m2	82.5 m2	First-floor plan
No 5	First	2 bedroom penthouse	85 m2 (printed “aera”)	95.5 m2	First-floor plan
No 6	First	3 bedroom penthouse	110 m2	82.5 m2	First-floor plan
Roof	Roof	Three areas labelled “Terrace” with stairs	No area printed	No area printed	Roof plan

Which of the 30 apartments each plan unit stands for is not stated. The block holds six units, and 30 divided by 6 is 5, so five identical blocks would match the card (calculated; the page does not say the blocks are identical and publishes no other plan). The block adds up to 600 m2 of closed area and 339.0 m2 of terrace (calculated), a mean of 100 m2 closed per unit, and four of the six units have three bedrooms.

The penthouse terraces are the largest figures on the page. Penthouse No 5 has a printed terrace of 95.5 m2 against 85 m2 of closed area, 10.5 m2 more (calculated). Whether those terrace figures already include the roof terraces on the roof plan is not stated, and the roof plan prints no area of its own, so the usable outdoor area of a penthouse cannot be confirmed from the page.

A comparison with the neighbouring phase is possible because the Sea Magic Royal page prints 75 m2 for its 2+1 apartments and 100 m2 for its 3+1 apartments on its plans. The two-bedroom units here are 10 m2 (13.3%) larger than the Royal figure and the ground-floor three-bedroom units 5 m2 (5.0%) larger (calculated). The bathroom count is not printed in text, so no per-bathroom figure is given.

Items to request in writing before any payment:

• The registered area of each apartment by unit number, as it appears on the title deed or floor-easement entry, with its land share.
• A table linking the plan numbers 1 to 6 to the apartment numbers of all 30 units, and the plans of any block that differs from this one.
• Whether the terrace figures include the roof terraces, and who holds the right to use each roof terrace.
• Whether “closed area” includes walls, stair share and storage, and how the registry counts it.
• The view type (sea, mountain or pool) of each unit by number, since the page gives no count per view.
• Parking allocation and any storage unit, and the inventory if the unit is sold furnished.
• The as-built plans lodged with the municipality, to compare with the three brochure plans.

The page also links a brochure PDF of about 0.2 MB; it was not downloaded for this guide, so nothing in it is reflected here.

Location of Sea Magic Premium Esentepe: the pin, the coast and the distances

Carrington gives the location as “Esentepe, Kyrenia” and offers no street address or parcel number. The map embed on the page is set at 35.3419 N, 33.5560 E, a valid point on the north coast.

The pins on the Sea Magic Park page (35.3421 N, 33.5558 E) and the Sea Magic Royal page (35.3417 N, 33.5552 E) fall 29 m and 76 m from it (calculated), so the three pages point at one site to within the precision of a four-decimal coordinate, about 11 m of latitude. Every distance below is measured from this pin and not from a plot boundary.

The pin lies about 2.5 km west of the centre of Esentepe village (Greek: Agios Amvrosios), which stands on the northern foothills of the Beşparmak range, about 23 km east of Kyrenia according to the PRIO Cyprus Centre. At the 2011 census the pre-merger Esentepe municipality counted 2,414 residents (Esentepe 1,754, Bahçeli 388, Karaağaç 242, Beşparmak 30; census table 3), and no later census exists.

Under Law 15/2022 the village belongs to the Çatalköy-Esentepe municipality of six villages, and merged municipalities issue building permits for the settlements attached to them.

The coast is where page and map part company. The body text says 100 m, the headline says “seafront”, and the nearest coastline mapped in OpenStreetMap (way 241948920) lies 0.44 km from the pin in a straight line, calculated from the map data of a box of roughly 3 km by 3 km around the pin. That is 4.4 times the printed figure.

The page does not say where its 100 m is measured from; a pin set on the access road rather than the plot, a figure taken for another block of the wider community, or a rounded marketing distance would each produce such a gap. The Park and Royal pages print the same 100 m and the Garden page prints 500 m, so 100 m behaves as a community-level phrase.

No TRNC rule setting a minimum building distance from the shoreline turned up in the legislation lists read (Central Legislation Office list of laws), so the 100 m cannot be tested against a setback. The zoning plan and the building permit for the parcel are the documents that fix what may stand where.

The table sets the developer’s six printed distances beside figures calculated from the pin. Straight-line values are haversine distances to OpenStreetMap reference points (reference points; three further points); road values are public-router estimates for a car without traffic or border queues.

Nearby places and distances for Sea Magic Premium Esentepe	What it is	Developer’s figure	Straight line from pin	Road from pin	Note
Mediterranean coastline	Nearest mapped shoreline (OpenStreetMap way 241948920)	100 m	0.44 km (calculated)	Not routed	Pin from the page’s map embed; OpenStreetMap is crowd-sourced
Nearest market	Unnamed on the page	550 m; “2 supermarkets within 1 km”	Not calculable	Not routed	No name or address printed
Esentepe village centre	Village; municipal centre	Not printed	2.48 km	3.7 km, 6 min (route)
Esentepe public beach	Esentepe Belediye Halk Plajı (OpenStreetMap)	6 km	3.76 km	4.4 km, 6 min (route)	The printed 6 km is above the 4.4 km road figure
Korineum Golf & Beach Resort	Golf course (called “Korenium Golf Resort” on the page)	5 km	4.22 km	6.4 km, 8 min (route)	Printed 5 km sits between the straight-line and road figures
Alagadi Turtle Beach	Beach	7.5 km	5.62 km	7.9 km, 10 min (route)
Esentepe health centre	State health centre	Not printed	2.53 km	3.8 km, 6 min (route)
Kyrenia (Girne) Castle	Town-centre reference point	Not printed	21.20 km	25.7 km, 30 min (route)
Dr Akçiçek State Hospital, Kyrenia	State hospital	Not printed	20.91 km	24.6 km, 28 min (route)
Ercan Airport	Airport serving the north	39 km	21.67 km	37.7 km, 56 min (route)	Printed figure is close to the road estimate
Nicosia (Lefkoşa)	City reference point	Not printed	25.50 km	53.6 km, 62 min (route)
Larnaca Airport	Airport of the Republic of Cyprus	85 km	52.74 km	86.2 km, 88 min (route)	Includes an OSM-mapped crossing; border formalities are not included
Famagusta Walled City	City reference point	Not printed	42.55 km	58.1 km, 55 min (route)
Gazimağusa State Hospital	State hospital	Not printed	37.80 km	53.0 km, 52 min (route)

All three named reference places (golf course, Alagadi beach, Kyrenia) lie west of the pin, while the village and the municipal beach lie east of it. The developer’s printed list matches the Park and Royal pages, which sit on the same pin, so the numbers should be read as one set for the community.

For health care, the Statistical Yearbook 2024 lists one state health centre in Esentepe with 8 staff (1 general practitioner, 1 dentist, 3 nurses, 1 pharmacist assistant, 2 others). Girne district had one state in-patient hospital with 72 beds and five private institutions with 112 beds in 2024 (yearbook table C2).

A new Girne hospital of about 148 beds was reported as nearing completion on 28 January 2026 (BRTK), but the Ministry of Health’s list of state hospitals still named six hospitals without it on 23 October 2026, so it is not treated as open.

Utilities are a recurring public concern in the area. In July 2025 the Çatalköy-Esentepe mayor said not enough water reached the storage tanks of Çatalköy and Esentepe (Kıbrıs Postası), the agriculture minister reported 44 million cubic metres drawn from Türkiye in 2024 (Cyprus Mail), and a substation failure took the north’s grid offline for almost a day in August 2025 (Cyprus Mail).

None of this is a survey of the site; meter numbers, connection receipts and the management company’s records are the better evidence.

Kyrenia’s weather station recorded monthly means from 15.0 C in January to 30.7 C in July 2024 and 510.2 mm of rain over the year (calculated from yearbook tables A2 and A4), one year and not a climate normal. Girne district held 79 accommodation establishments with 15,208 beds at the end of 2024, 54.5% of the TRNC total (calculated). Other Esentepe schemes are listed on the Esentepe city page, and the town-by-town comparison of buying locations compares towns.

Two payment plans on one page: what the developer prints and what the contract must fix

Most Carrington pages carry one payment text. This page carries two, and they differ in every figure except the deposit. The body section headed Payment Plan lists a deposit of 5,000 in GBP, EUR, USD or cryptocurrency, a 50 percent down payment within 4 weeks, and the remaining 50 percent over 1 year in interest-free instalments. The introduction and the summary also speak of a 1-year plan.

The Payment Plan tab further down says the deposit reserves the property for 4 weeks, that a 35 percent down payment is due on contract signature and that the remaining 65 percent can be paid over 3 years, interest-free. The FAQ answers only that buyers can use a deposit and interest-free instalments “according to the current payment plan”. Neither text is dated, and the page does not say which one applies. This guide does not choose.

The monthly and checkpoint values assume equal monthly instalments, which the page does not state. No price is published, so the GBP 100,000 line is only a scale for the percentages.

Both texts are skeletons that recur on the developer’s site. On the pages read on 26 October 2026, at least eight other listings print the 35/65 text over three years and at least six print the 50/50 text over one year. The Sea Magic community page ties the two to status: completed phases carry shorter instalment structures and newer phases longer ones. On that statement the 50/50 text would fit a completed building, and the 35/65 tab may be carry-over text.

That is an observation about the pages and not evidence about the contract.

The legal clocks bear more heavily on a longer plan. Under Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026), a Council of Ministers decree whose 90-day validity ends about 5 November 2026 unless Parliament enacts it, a foreign buyer must register the stamped contract at the district Land Registry and apply for the purchase permit within 1 month.

After the permit appears in the Gazette, the transfer must be signed within 1 year (6 months in the consolidated Law 52/2008 text) and the fees paid within 75 working days (60 in that text). Where no mortgage is registered in the seller’s favour, the 1-year period runs from the date the whole price stated in the filed document has been paid (decree text).

Under version A the whole price is paid about a year after signing. Under version B the application goes in during month 1 but the price is complete only in month 36. The decree text read for this guide does not explain how a three-year plan fits that sequence, so the contract has to say whether the developer registers a mortgage in its favour, when title passes, and who holds title meanwhile.

This is a question about sequence and not a finding that either plan is unlawful.

Two smaller points belong in the contract as well. The Foreign Exchange Law text (Law 38/1997) covers foreign currency and bank remittances but not cryptocurrency, so valuation, receipt and refund of a crypto deposit are contract questions.

And stamp duty on a contract in foreign currency is converted into lira at the official rate on the stamping date; at 0.5% it comes to GBP 500 per GBP 100,000 of contract sum (calculated), paid by the buyer unless the parties agree otherwise (Stamp Duty Law).

Several gaps sit inside both versions. The page does not say whether instalments are monthly, or whether the 4 weeks run from the deposit or from signing; the Royal page words the same 4 weeks both ways, “after the deposit” in its body and “of contract signature” in its tab.

Nor does the page say what happens to money already paid if the Council of Ministers refuses the permit, although UK Government guidance notes that a foreign buyer may be refused permission to buy and that no reason need be given (guidance). Refund terms for that case, and the status of the deposit, should be settled before the first payment.

Ten steps for settling the payment terms:

1. Ask in writing which of the two texts applies to the chosen unit and have that text, with amounts and dates, printed in the contract.
2. Ask whether the 5,000 deposit counts towards the down payment or is paid on top, and whether it is refundable before signing.
3. Ask the currency of every instalment and the conversion rule if the plan is in pounds but payments arrive in euros, dollars or cryptocurrency.
4. Ask for the dated schedule of instalments and whether “interest-free” means the same price as a cash purchase; request the cash price.
5. Ask the terms for late payment and for early settlement, including any discount.
6. Ask when keys are handed over, when title transfers, who holds title during the plan and whether a mortgage is registered in the seller’s favour.
7. Ask whether the price includes VAT, stamp duty, Land Registry fees, service charges to date and connection fees.
8. Ask the buyer’s own lawyer to confirm in writing how the 1-month, 1-year and 75-working-day clocks fit the schedule.
9. Match the selling entity in the contract to the registered owner of the parcel.
10. Keep the signed text of the payment plan and a dated copy of the web page showing it.

Buying in Northern Cyprus in brief: a finished apartment, one document at a time

The steps below follow a purchase of a finished apartment, in the order the paperwork arrives. Two instruments are time-limited: Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026), valid for 90 days from publication, to about 5 November 2026, unless Parliament enacts it, and the Land Registry fee schedule of Resmi Gazete 197 (7 October 2026), valid to 5 January 2027 inclusive.

The consolidated Law 52/2008 on the legislation portal still shows the stricter 2024 text, so sources differ depending on which version they quote. The wider sequence is in the step-by-step purchase guide.

Step	What is done	Time limit (as of 26 October 2026)	Source
1. Search	Ask the district Land Registry for a research document showing owner, mortgages and restrictions	Before any payment	Tapu notice, 15 July 2025
2. Unit status	Confirm the apartment has its own title deed or floor easement; a completed building must move to condominium title within one year of the approval document	Before the contract	Law 35/2010, arts 12 and 16
3. Reservation	Deposit of 5,000 as the page describes it; the page says it reserves the property for 4 weeks (version B)	4 weeks, per the page	Carrington page
4. Contract and stamp	Sign and stamp the sale agreement at the Tax Department; 0.5% stamp duty	Same day as stamping	Stamp Duty Law
5. Registration and application	Register the stamped contract at the district Land Registry and apply to the Interior Ministry for the purchase permit	1 month, or the contract is void	Resmi Gazete 147
6. Permit	Council of Ministers permit, published in the Gazette; no official processing time exists in the laws read	No statutory period	Property Unit list
7. Fees and transfer	Pay Land Registry fees, then sign the transfer declaration	Fees: 75 working days; transfer: 1 year (60 days and 6 months in the consolidated text)	Resmi Gazete 197
8. Handover	Take over keys, meter numbers, management plan and service-charge statement; connections follow payment of all fees	After step 7	Resmi Gazete 147

A foreign natural person may hold up to 3 apartments under the decree, against 1 in the consolidated text; nationals of states that recognise the TRNC may hold 6 (Law 52/2008). Housing projects in zoned areas may be sold to foreigners only up to 80 percent, and relatives or buyers of one nationality may not together take more than half the apartments on a parcel; for 30 units those caps are 24 and 15 (calculated), if they apply to this parcel.

Land Registry fees on a sale to a foreigner are 4% in total for the first property, 5.5% for the second and 6% for the third, paid by the person registering title; per GBP 100,000 of price the first-property fee is GBP 4,000 (calculated). VAT is 5% for housing up to 300 m2 of closed area, and all printed unit areas are below that, but the regulation does not say which sales fall within VAT (VAT regulation).

The tax side is in the taxes and fees guide.

Finance does not change the sequence. Foreigners may mortgage property they have acquired once the Land Registry fees are paid, and registering a mortgage costs 1% of the secured debt (Law 52/2008, art. 10; Resmi Gazete 197). No official statement of bank lending terms to foreign buyers was found, and agency pages disagree on loan-to-value (75% against 50%), so no ratio is relied on; the page itself presents its plan as an alternative to bank financing.

Who may buy at all is covered in the foreign-buyer guide. The permit application fee is half the gross monthly minimum wage, TL 35,446.50 at the TL 70,893 wage valid from 1 July 2026 (calculated).

Risks, title and due diligence

The page names no title-deed category, and no Turkish, German or Russian version exists to cross-check. The village was entirely Greek Cypriot before 1974, with 1,543 residents in 1973 who all left that year according to PRIO, and the UK Government’s guidance says ownership of many properties in the north is disputed and that buying such property could carry serious legal consequences (guidance).

The Court of Justice held in Apostolides v Orams that a Republic of Cyprus judgment against buyers of land in the north must be recognised in other member states, and the European Court accepted the Immovable Property Commission as an effective remedy in Demopoulos. The Commission reports 8,820 applications lodged and 3,787 concluded as of 23 October 2026 (statistics page) and publishes no village names, so only a parcel search shows whether a claim touches this site.

The title-deed check guide explains the categories.

Four risks are specific to this page. Age: the building dates from 2014 by the page’s own text, twelve years ago (calculated). A press report of 12 November 2025 quotes a chamber president saying the earthquake-zone building regulation was published in 2015 (Kıbrıs Gazetesi), so the design may predate it; the permit file and an engineer’s survey show the design basis.

Warranty: the 5-year structural warranty mentioned on the developer’s pages would, if counted from completion, have ended in 2019 (calculated), and no document is published.

Shared facilities: the pools, spa, restaurant and courts appear in identical form on the Royal page, and the Park page says residents have access to communal pools and shared facilities within the Sea Magic community, so the written basis of that right and the share of running costs need to be seen. Page quality: the payment terms and the coast distance conflict, and the structured data gives 14 April 2026 as the last modification.

Under Law 35/2010 a building with more than four units must have a manager or board (art. 36), owners share the costs of common areas by land share and cannot avoid them by not using the facilities (art. 22), and a court-determined common-expense debt can be noted against a unit and ranks ahead of other creditors (art. 24). A statement that no charges are outstanding therefore belongs in the file. The safety guide and the north and south comparison cover the wider position.

How the 30-unit scheme compares with the other Carrington projects on this site

The first table lists all 24 Carrington listings with the figures as the developer’s pages print them on 26 October 2026. Conflicting values show their source line, and “not published” means the page states no figure.

Fourteen of the 24 listings print a starting price, from GBP 144,950 for Atlantis Pearl to GBP 399,951 for Malibu; this listing is one of the ten that print none, so no price comparison is possible. Of the nine Esentepe-labelled listings, three print a price: Sea Magic Garden at GBP 199,950, Pine Hills Residence at GBP 269,950 and Sea Magic Royal at GBP 369,950.

Among the completed Esentepe buildings with a stated year, this one (2014) is newer than The Residence (2008) and older than Sea Magic Park (2016) and Sea Magic Royal (2019), going by the body texts.

At 30 units it sits inside the range of Esentepe counts the developer prints, which run from 12 (a Royal figure) and 17 up to 110. The listings differ in kind and not in rank: some are off plan, some under construction, some completed, and the community page is a mixed overview. For price context across the north see the price guide, and for another Esentepe scheme by a different developer see Aloha Homes Esentepe or Caesar Cliff Esentepe.

Which phase is which, as the developer’s pages show it: the community page lists four parts, Sea Magic Villas, Sea Magic Premium, Sea Magic Park and, as the newest phase, Sea Magic Garden, and says Park and Premium are fully operational while Garden is off plan. The Royal page calls Royal a completed phase within the Sea Magic project, and the Deluxe page describes itself as part of the established Sea Magic community; neither appears in the community page’s list.

No page of the site is titled Sea Magic Villas.

The three completed phases lie within 76 m of one another on their pins (calculated), which supports reading them as neighbouring blocks of one site. Site area per unit ranges from 239.4 m2 (Royal, on 44 units) to 364.5 m2 (Park), with this phase at 326.7 m2 (all calculated); the figures are a rough density measure only, since the pages do not say whether each site area includes shared facilities.

The Park and Royal pages print identical distances and the Royal page prints the same eleven facilities, so a single set of shared facilities is the likely reading but not a stated fact. Payment texts differ: Park, Royal and Deluxe print 50/50 over one year, Garden prints 35/65 over three years, and Premium prints both. For the off-plan side of the community, the off-plan buying guide explains contract protections.

Carrington

Carrington’s About page says the company has been “developing, building, and managing” beachfront villas and apartments in North Cyprus “for over 35 years” and describes it as a family-run developer, with projects in areas such as Kyrenia and Esentepe. The project page says “over 30 years of experience”. The two figures differ, and neither comes with a company registration number, a list of completed buildings or the name of an award, although the About page uses the word “award-winning” once.

The About page lists the services the group provides under one structure: site and landscape maintenance, professional rental and property management, airport transfer coordination, car rental, after-sales technical support, and legal and title deed process management. It also states that projects use internationally certified building materials and carry a 5-year structural warranty. No warranty document, certificate or sample contract appears on the pages read for this guide, so these are the developer’s statements and not verified facts.

One practical consequence follows from the services list. Where the seller also offers legal and title deed process management, the buyer’s lawyer should be independent and registered in the district; the UK Government’s property guidance names a lawyer acting for both vendor and builder among the problems seen in Cyprus. The community page also says rental and property management services are available; the terms are not published.

Frequently asked questions

What is Sea Magic Premium Esentepe?

It is a 30-apartment complex in the Sea Magic community of Esentepe, in the Kyrenia district, listed by Carrington as completed and built in 2014 on a 9,800 m2 site. The page offers apartments with sea, mountain or pool views, with floor plans for one block of three ground-floor apartments and three first-floor penthouses. It prints no price, no delivery card and no title-deed category, and its payment plan appears in two versions.

Is the building completed, and when was it built?

The body text says the project is completed, ready-to-move and built in 2014, the FAQ says it is ready for immediate delivery, and the projects list shows a Completed badge. The page has no delivery-date card, and no handover document, final approval certificate or permit number is published. A buyer can ask for the final approval certificate and the title status of each unit by number; the TRNC’s construction statistics count only buildings that hold final approval.

How many apartments are there and how large are they?

The card and the body text give 30 apartments. Sizes appear only on three plan images of one six-unit block: 105 m2 for three-bedroom apartments, 85 m2 for two-bedroom ones and 110 m2 for three-bedroom penthouses, plus 85 m2 for a two-bedroom penthouse, with terraces of 25.5 to 95.5 m2. The page does not say how the other 24 units are laid out, so a unit-by-unit area list has to be requested in writing.

Which payment plan does the Sea Magic Premium Esentepe page print?

It prints two. The body and summary give a 5,000 deposit, 50 percent within 4 weeks and 50 percent over 1 year, interest-free. The Payment Plan tab gives a 35 percent down payment on signature and 65 percent over 3 years, interest-free. Neither is dated and the page does not say which applies, so the contract has to state the plan, the instalment dates and the currency. Section 4 of this guide sets the two side by side.

How far is Sea Magic Premium Esentepe from the sea?

The body text says 100 meters from the Mediterranean coastline, while the headline says seafront. The map pin on the page lies 0.44 km from the nearest coastline mapped in OpenStreetMap, calculated in a straight line. The Park and Royal pages print the same 100 m. No TRNC setback rule was found, so the claim cannot be tested against one; the building permit and a survey of the plot show the actual distance.

What price does the page publish?

None. Neither the project page nor the list card prints a price, a starting price or a price per square metre, and the page does not state whether units are for sale from the developer or only through resale. Fourteen other Carrington listings print a starting price; this one does not. Anything quoted elsewhere should be checked against a written offer that names the unit number, the area, the currency and what the price includes.

Which title deed do the apartments have?

The page states no title-deed category. Esentepe was an entirely Greek Cypriot village until 1974, so the category and the history of the parcel matter. A Land Registry research document for the parcel shows owner, mortgages and restrictions, and under Law 35/2010 each unit needs its own title deed or floor easement before it can be sold. The title-deed check guide explains the categories in use.

Can a foreigner buy an apartment here, and how many?

Yes, but a Council of Ministers purchase permit is required first. Under Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026), whose 90-day validity ends about 5 November 2026 unless Parliament enacts it, a foreign buyer may hold up to 3 apartments; the consolidated Law 52/2008 text still shows 1. A property-based residence permit exists but depends on the property value and on whether a title deed or only a contract is held; no price is published here. Buying does not give citizenship; see the residence and citizenship page.

How far is the site from Kyrenia and Ercan Airport?

From the map pin, Kyrenia Castle is 21.2 km in a straight line and 25.7 km by road, about 30 minutes. Ercan Airport is 21.7 km in a straight line and 37.7 km by road, about 56 minutes, and Larnaca Airport is 86.2 km by road with a crossing. The developer prints 39 km to Ercan and 85 km to Larnaca. UK travel advice says entering the Republic of Cyprus via Ercan is treated by its authorities as illegal entry.

Can an apartment be let to holiday guests, and which tax applies?

Under the Holiday Houses Law a letting of up to 60 days for tourism purposes needs registration with the Tourism Planning Department, a registration certificate and an operating permit. Rent is taxed by 10 percent withholding of gross rent, which is final for individuals, and renting is at 0 percent VAT. The developer’s pages promise rental demand without figures; no income is stated or implied here, and the management plan should be checked for rules on short lets. The rental guide covers the tax side.

Sources and last check

Last checked: 26 October 2026. Sources:

• Carrington, Sea Magic Premium project page (read 26 October 2026)
• Carrington, projects list (read 26 October 2026)
• Carrington, About page (read 26 October 2026)
• Carrington, Sea Magic Park project page
• Carrington, Sea Magic Royal project page
• Carrington, Sea Magic Garden project page
• Carrington, Sea Magic Deluxe project page
• Carrington, Sea Magic community overview page
• Carrington, ground-floor plan image
• Carrington, first-floor plan image
• Carrington, roof plan image
• Decree-Law 89/2026 as printed in Resmi Gazete 147 (7 August 2026)
• TRNC Resmi Gazete No. 197, 7 October 2026 (Land Registry fee schedule)
• TRNC Law 52/2008, consolidated text, mevzuat.gov.ct.tr
• TRNC Law 35/2010 on condominium title and floor easement, consolidated text
• Interior Ministry, Property Unit document list
• Land Registry and Cadastre Department, notice of 15 July 2025
• TRNC Stamp Duty Law 19/1963, consolidated
• TRNC VAT rates regulation, updated 7 October 2026
• TRNC Income Tax Law, consolidated 25 May 2026
• TRNC Statistical Institute, Statistical Yearbook 2024
• TRNC Statistical Institute, 2011 census table 3
• TRNC Statistical Institute, Construction and Parcel Statistics 2025
• TRNC Statistical Institute, Consumer Price Index, September 2026
• TRNC Law 15/2022 on the merger of municipalities
• TRNC Ministry of Health, list of state hospitals
• TRNC Residence and Visa Regulation, consolidated 5 October 2026
• TRNC Holiday Houses Law
• TRNC Foreign Exchange Law 38/1997
• TRNC Central Legislation Office, list of laws
• Immovable Property Commission, statistics page
• UK Government, Cyprus: buying property (guidance)
• UK Government, Cyprus travel advice: entry requirements
• European Court of Human Rights, Demopoulos and Others v. Turkey (2010)
• Court of Justice of the EU, press release on Apostolides v Orams (2009)
• PRIO Cyprus Centre, Internal Displacement in Cyprus: Agios Amvrosios (Esentepe)
• BRTK, Girne New Hospital nears opening (28 January 2026)
• Kıbrıs Postası, Mayor Kırok on water supply (2 July 2025)
• Cyprus Mail, North’s water consumption (13 August 2025)
• Cyprus Mail, North set to face serious energy and water problems in 2026 (8 December 2025)
• Kıbrıs Gazetesi, KTMMOB president on earthquake work (12 November 2025)
• OpenStreetMap, coastline way 241948920 (crowd-sourced)
• OpenStreetMap API, map data for the box around the pin (26 October 2026)
• OpenStreetMap Nominatim lookup of Alagadi Turtle Beach, Korineum Golf and Esentepe public beach
• OpenStreetMap Nominatim lookup of the other reference points

This is not legal, tax or financial advice.