The Blue Residence Iskele: 160 Homes Guide (2026)

The Blue Residence Iskele is a Noyanlar Group project listed under İskele Merkez, the centre of İskele in Northern Cyprus, and the developer’s page gives 160 units in four types, from 1+1 to a penthouse. This guide covers what the page publishes about The Blue Residence Iskele, what it leaves out (price, delivery date and floor areas), and what official sources add on the town and the purchase rules. Developer facts are as shown on noyanlar.com on 18 October 2026; legal points are stated as of 17 October 2026.

Overview of The Blue Residence Iskele

Noyanlar Group describes the project as a housing scheme within walking distance of the beach that combines modern living with holiday comfort, with contemporary architecture, spacious living areas and a designed social-life concept (developer project page, Turkish original). The location statistic on the page reads İskele Merkez, while the section heading and the text speak of İskele Long Beach. The two labels do not name the same place, and the location section below explains why that matters for The Blue Residence Iskele.

The unit line reads 1+1, 2+1, 3+1 and Penthouse, and the unit-total box shows 160. The facilities list has six entries: swimming pool, beach service, gym or sports hall, café, bar and green areas. The page gives no size, operator, opening date or fee for any of them. Its gallery holds 10 exterior and 8 interior images.

Three status signals appear and, unlike on several other Noyanlar pages, they agree with each other. The ongoing-projects page lists the scheme, its card carries the tags Lüks, Site and Yakında (the last word means coming soon), and the status line reads Ön Satışta, which means pre-sale. The page has no delivery field. Of the 22 Noyanlar project pages reviewed for this guide, it is the only one without one, so no handover year can be quoted.

No price appears on the page. The developer’s project pages do carry a payment-plan panel (35% down payment, 48 instalments, instalments from £2,500 a month and 15% at handover), but it is identical on 21 of the 22 pages, including a 20-villa scheme and a 1,560-unit scheme, and it is hidden on screen. This guide treats it as an unverified template, not as the terms of this project, and calculates no price from it.

The Blue Residence Iskele unit types and the missing floor areas

The page lists four unit types: 1+1, 2+1, 3+1 and Penthouse. Bedroom counts in the first table come from the type names, on the usual reading that N+1 means N bedrooms plus a living room; the page itself prints no bedroom, bathroom or terrace figures for this project. The floor-plan section is a single tab labelled 1+1 that holds three plan images titled 1+1, 2+1 and 3+1. There is no Penthouse plan, and the plan blocks show no net or gross area.

Other Noyanlar pages show the same 210 m² net and 285 m² gross area on plan blocks for every type, studios and shops included: 30 plan blocks on nine pages. This page avoids that placeholder by showing no area at all, so this guide states no m² figure for any unit. The usual size comparison is replaced by a comparison of unit count and type mix, calculated only from the developer’s own unit totals.

The Blue Residence Iskele unit type	Plan shown on the page	Floor area	Bedrooms (from the name)	Note
1+1	Yes, image titled 1+1	Not published	1	Sits under the single tab labelled 1+1
2+1	Yes, image titled 2+1	Not published	2	Same tab as the 1+1
3+1	Yes, image titled 3+1	Not published	3	Same tab as the 1+1
Penthouse	No plan	Not published	Not stated	The name carries no bedroom count

The comparison group in the second table is the 14 Noyanlar projects whose location label is İskele, İskele Long Beach, İskele Merkez or Long Beach; projects labelled Boğaz or Yeni Erenköy are left out. Sea Pearl Residence states no unit total, so 13 projects in the group have a count. Every figure is calculated from the developer’s totals on its project pages.

At 160 units the scheme is the fourth smallest of the 13: only Royal Point (48), Miracle Villa & Residence (52) and Sea Life Plus (108) are smaller. It sits between the boutique blocks and the master-planned schemes on the same coast, and by unit count it is a tenth of the largest, Ocean Life Residence (1,560). For a buyer the scale bears on how many owners share the pool, the gym and the café, although the page says nothing about building management.

The type mix is narrower in one respect: the Blue Residence page offers no studio, while nine of the other 13 projects in the group list one, among them Terra Life and Sea Breeze. A 3+1 appears in five of the other 13 and a penthouse in eight. Only the Blue Residence and Ocean Life Residence name a penthouse with neither a bedroom count nor a studio designation, so the size class of this penthouse is the least defined item on the page.

Because no area is published, the useful question is not whether a 1+1 here is larger or smaller than one elsewhere but whether any size has been stated in writing at all. The questions that follow from the gap are specific.

What are the net and gross areas of each type, and how is gross defined? Which plan belongs to which type, given that three types share one tab? Does the penthouse have a plan, a terrace and a stated bedroom count? And what does the page mean by beach service?

The UK government’s guidance on buying property in Cyprus names payment plans missing from contracts and difficulty obtaining completion certificates among the general problems it lists (GOV.UK, 27 November 2019). A size or a schedule that exists only in sales material is the kind of gap that guidance points to, which is why this guide reports the gaps rather than filling them.

Location: İskele Merkez, the Long Beach label and the road distances

The developer’s location statistic is İskele Merkez. Merkez means centre, and İskele Merkez is also the name of one of the three census sub-districts of İskele district. At the 4 December 2011 census that sub-district had 7,906 residents, the same total as İskele municipality, which groups 18 mahalle, among them İskele with 1,948 residents, Cevizli with 1,110 and Ötüken with 550 (census Table 3). The page does not say which sense it intends, and it gives no street, parcel number or coordinates.

Those 2011 figures are the latest official ones. The district had 22,492 residents at that census (Table 1; Wikipedia gives 23,098), no census has followed, and the Statistical Institute’s only later estimate is a TRNC-wide projection of 476,214 for the end of 2023 against 286,257 in 2011, with no district breakdown (population bulletin). No post-2011 population figure for İskele exists in the official sources.

Long Beach is the colloquial name of the İskele waterfront, and no official source defines its length. A 2024 master’s thesis at Eastern Mediterranean University studied a stretch of about 3 km within a district coastline of about 25 km, and its March 2023 fieldwork recorded no bus station on the waterfront (EMU thesis).

In OpenStreetMap the Long Beach roundabout lies 4.4 km in a straight line from the İskele Health Centre, which this guide uses as a stand-in for the town centre, and 5.7 km by road, about 7 minutes (OSRM estimate of 17 October 2026, which ignores traffic).

The developer says the scheme is within walking distance of the beach. The statistic and the claim pull in different directions: a plot in the town centre would not be within walking distance of the roundabout by those figures, and a plot on the coastal strip would make the Merkez label loose. Either reading is possible, and only the parcel’s coordinates can settle which one applies to The Blue Residence Iskele.

The page’s distance table gives minutes only, with no start point, mode of travel or date: İskele 2, Gazimağusa 18, Ercan Airport 41, Lefkoşa 50, Larnaka Airport 53 and Girne 55. These six values differ from the set repeated word for word on eight other Noyanlar pages (3, 24, 39, 48, 50 and 54 minutes), which is a template, so this table is not part of that repetition; it remains the developer’s own, unverified figures.

Independent road estimates run from the İskele Health Centre on 17 October 2026 give Famagusta Walled City 21.6 km in about 26 minutes, Ercan Airport 52.0 km in 56 minutes, Nicosia 65.2 km in 70 minutes, Larnaca Airport 73.2 km in 75 minutes and Kyrenia Castle 69.0 km in 70 minutes.

The developer’s minutes are 8 to 22 minutes shorter on each route, between 21% and 31% (calculated). Start points and speeds differ, so the gap does not prove an error, but the estimates exclude traffic and border queues and still come out longer.

The Larnaca route crosses the Green Line. The estimate contains no queue, which is a gap, because the UN Secretary-General’s report of 5 January 2026 records long delays at the main vehicular crossing in Nicosia; which crossing a Larnaca-bound drive uses was not verified (UN report S/2026/8). The main road to Famagusta is the D950 Mağusa-İskele Anayolu, which OpenStreetMap draws as paired carriageways with two lanes each, mostly tagged 90 km/h (OSM query; crowd-sourced tags, not an official survey).

Famagusta is the nearest city and has the nearest state hospital with in-patient beds, Gazimağusa State Hospital, 10.7 km and 12 minutes by road from the Long Beach roundabout; the sources give no figure from the town centre. Eastern Mediterranean University is 17.6 km and about 21 minutes from the İskele Health Centre. The city itself is covered on the Famagusta city page. For a neighbouring Long Beach scheme by another developer, Querencia Iskele is listed at 705 units on its developer’s page.

Place near The Blue Residence Iskele	What it is	Developer’s figure (minutes, method not stated)	Independent estimate from İskele town (straight-line km, road km, road minutes)	Source of the estimate
İskele	Town and district centre	2	Reference point is the İskele Health Centre (20 Temmuz Caddesi)	OpenStreetMap
Long Beach roundabout	Waterfront reference point	Not given	4.4 straight, 5.7 road, 7 min	OSRM
Gazimağusa (Famagusta Walled City)	City, nearest large centre	18	18.4 straight, 21.6 road, 26 min	OSRM
Ercan Airport	Airport serving Türkiye flights	41	38.9 straight, 52.0 road, 56 min	OSRM
Lefkoşa (Nicosia)	Capital	50	50.1 straight, 65.2 road, 70 min	OSRM
Larnaka Airport	Airport in the south; route crosses the Green Line	53	52.8 straight, 73.2 road, 75 min; no border queue included	OSRM
Girne (Kyrenia Castle)	Northern coastal town	55	52.6 straight, 69.0 road, 70 min	OSRM
Eastern Mediterranean University	State university in Famagusta	Not given	15.7 straight, 17.6 road, 21 min	OSRM
Gazimağusa State Hospital	Nearest state hospital with beds	Not given	From the Long Beach roundabout instead: 10.2 straight, 10.7 road, 12 min	OSRM

Town-centre living around The Blue Residence Iskele: services, hospital access and transport

What separates this scheme from the Long Beach projects in the Noyanlar portfolio is the claim to a town-centre setting. That raises practical questions about services, hospital access and transport, and the sources answer some of them and leave others open. İskele is the smallest of the five districts in the 2011 census table, with 22,492 residents against 286,257 for the TRNC, which is 7.9% (calculated).

Shops, schools and banks

OpenStreetMap, which is incomplete and not an official register, shows within a 6 km circle around the Long Beach roundabout 7 school tags, 3 nurseries, 9 bank branches, 8 pharmacies, 4 supermarkets, 8 convenience stores, 2 clinics, 1 doctors’ surgery, 1 dentist, 2 police posts, 1 fire station and 1 post office: 47 mapped features (OSM query).

The circle is centred on the roundabout, 4.4 km from the town-centre reference point, so the town lies inside it but the count is not a count for the town. Shops, banks, pharmacies and clinics cluster along the Long Beach strip and in İskele town rather than in Ötüken village.

On education, the Ministry of National Education’s home page carries a news item on İskele Evkaf Türk Maarif Koleji, whose foundations were laid in 2021: it began with 326 students and now has 685 (ministry page). No university campus in İskele was found, and the nearest is Eastern Mediterranean University in Famagusta.

Health care

The Ministry of Health lists six state hospitals, in places including Nicosia, Famagusta, Kyrenia and Lefke, and none is in İskele (ministry list). The Statistical Yearbook 2024 records zero in-patient beds, state and private, in İskele district in every year from 2020 to 2024, and lists İskele Sağlık Merkezi, a health centre with 15 staff in 2024 against 10 in 2020-2023 (yearbook). The centre stands on 20 Temmuz Caddesi, the street of the district governorship (governorship site).

A Karpaz Hospital is under construction. On 17 August 2026 the Health Minister said the rough construction was complete and the whole building would be finished by the end of 2026; the item gives no site or bed count, so the date is a ministerial promise, not a fact (ministry press item).

Noyanlar’s group list also names a Long Beach Medical Center and labels it Hastane, which means hospital. The sources show neither its bed count nor its services, and the yearbook’s zero-bed series ends in 2024, so what it offers is a question to put to the developer.

Getting around

The sources found document no public transport to İskele. Gazimağusa Municipality’s free flexible lines 2 to 5 do not run there, and no official İskele timetable was found (Famagusta municipality page). One unofficial aggregator’s airport-shuttle timetable contradicts itself on the journey time, so no bus time or fare is published here. Day-to-day movement therefore rests on the driving distances in the table above.

Building quality and approvals

In February 2023 the president of the Cyprus Turkish Chamber of Engineers and Architects said the İskele area has the most sensitive soil, that project approval checks seismic compliance and that ground reports are required for public buildings, hotels and tall buildings (Yenidüzen; a press report, not a rule). No TRNC height, storey or coastal-setback rule for İskele was found in the official list of laws (Central Legislation Office), so this guide states none, and the page gives no storey count either.

How large 160 homes are for İskele

Dwelling units with final approval, meaning completed buildings, were 264 in 2021, 391 in 2022, 468 in 2023, 389 in 2024 and 541 in 2025, of which 194 were urban and 347 rural; the five years add up to 2,053 (calculated). The bulletin’s own headline text gives 555 for 2025, a difference of definition (workbook and bulletin).

In urban İskele in 2025 the approvals included 5 apartment buildings with 99 dwellings. A scheme of 160 homes equals 29.6% of the 541 dwellings approved in 2025 and is larger than those 99 urban apartment dwellings (calculated).

These figures count completions, not sales, permits or demand. No credible project count, sales series or rent series for Long Beach was found, so the guide says nothing about supply, demand or rents.

The checklist below turns the gaps in the page into questions. Each item names a check that official sources or the developer’s own page make possible.

1. Ask for the parcel number and coordinates, then have a lawyer obtain the official ownership search (araştırma belgesi) from the Land Registry office of the district where the unit is registered, and measure the distance to the shoreline from the parcel.
2. Ask in writing which beach “beach service” refers to, who operates it, and whether owners pay for it.
3. Ask for the net and gross area of every type, including the penthouse, in the contract documents.
4. Ask for a delivery date to be written into the contract, because the page has no delivery field.
5. Ask for the building permit, the project approval and the ground-investigation report named in the engineers’ chamber statement.
6. Ask who will manage the pool, gym, café and bar, how running costs are shared, and what happens if the units do not all sell.
7. Check the driving time to the nearest in-patient hospital at the hours you would need it, since İskele has no state hospital.

Buying in Northern Cyprus, in the order the paperwork happens

The order below follows the paperwork rather than the sales process. Every limit, deadline and fee is stated as of 17 October 2026 and rests on Decree-Law 89/2026 (Resmi Gazete No. 147, 7 August 2026), a Council of Ministers decree that re-issued Decree-Law 63/2026. Its 90-day validity ends about 5 November 2026 unless Parliament enacts it, and the consolidated Law 52/2008 on mevzuat.gov.ct.tr still shows the stricter text from Law 39/2024 (Law 52/2008). Where the two differ, both versions are given.

Step	Who	Typical time	Source
1. Confirm the unit has condominium title or easement (kat mülkiyeti or kat irtifakı); the decree allows, for 2 years, an application with a building permit or Planning Approval where this could not be established	Seller, buyer’s lawyer	No official time set	Law 52/2008 art. 8(2); decree art. 9
2. Check the buyer’s limits: up to 3 apartments under the decree (1 in the consolidated text); no more than 80% of a zoned housing project to foreigners	Buyer, lawyer	Before signing	Decree-Law 89/2026; consolidated text
3. Sign the sale agreement and stamp it; stamp duty is 0.5% of the stated sum up to TL 89,000,000, paid by the buyer unless agreed otherwise	Buyer, seller, Tax Department	At signing	Stamp Duty Law
4. Register the stamped agreement at the district Land Registry and apply for the purchase permit, both within 1 month, or the contract is void	Buyer or lawyer	1 month	Decree-Law 89/2026
5. Wait for the Council of Ministers permit, published in the Resmi Gazete	Interior Ministry, Council of Ministers	No official time set	Decree-Law 89/2026; Property Unit page
6. Pay the transfer fees within 75 working days of the permit (60 in the consolidated text)	Buyer, seller	75 working days	Decree-Law 89/2026
7. Sign the transfer declaration at the Land Registry within 1 year of the permit (6 months in the consolidated text)	Buyer, Land Registry	1 year	Decree-Law 89/2026; office rule

The Land Registry fee for foreign buyers is 4% in total on a first property (3% transfer, 0.5% Immovable Property Commission, 0.5% Housing Acquisition Unit), 5.5% on a second and 6% on a third, under a Council of Ministers schedule valid only until 5 January 2027 inclusive (Resmi Gazete No. 197, 7 October 2026).

Agency pages quote 6%, 9% and 12% instead, and these were not matched to an official table, so quotations differ. Until all fees are paid, local authorities may not connect water or electricity. The permit application itself costs half of the gross monthly minimum wage in force, which is TL 35,446.50 on the TL 70,893 wage valid from 1 July 2026 (calculated; Tax Department).

Neither Law 52/2008 nor the decree sets a time limit for the Council of Ministers’ decision, so the interval between steps 4 and 6 has no official figure, and any duration quoted by an agency or a developer is unverified.

On a later resale, the Income Tax Law deems the gain to be 20% of the higher of the assessed value and the price, exempts 30% of that gain and withholds 20% of the rest, an effective 2.8% of the value (calculated; Income Tax Law). The Council of Ministers may raise the exemption each January.

The VAT regulation updated on 7 October 2026 puts housing with a closed area up to 300 m² in the 5% schedule and housing of 300 m² or more in the 10% schedule (VAT regulation). Because no area is published for any type here, the schedule cannot be read off the page. If the 80% cap applies to this scheme, it would allow up to 128 of the 160 units to foreign buyers (calculated). The cost-of-buying article explains the wider cost picture.

Risks, title and due diligence

The page states no title-deed category, and the right-to-sell question cannot be answered from the page. Wikipedia reports that Trikomo (İskele) had a population almost entirely Greek Cypriot before 1974 (Wikipedia), which makes pre-1974 claims plausible in the area, though no decision naming İskele town was found and title status is project-specific. It has to come from the deed and the Land Registry, not from a listing.

The Turkish, exchange and allocation title categories are described in agency guidance, and an official definition table was not found online. The register does separate ordinary titles from Final Disposition Certificates and from points held under Value Documents, so exchange-property titles exist beside ordinary ones (Resmi Gazete No. 197). The UK government’s guidance says ownership of many properties in the north is disputed and that a buyer may be refused permission even for pre-1974 Turkish-title land (GOV.UK).

The European Court of Human Rights treats the Immovable Property Commission as the remedy to use first, and as of 2 October 2026 the Commission reported 8,807 applications lodged and 3,757 concluded; applications are open until 21 December 2027 (Demopoulos decision, Commission statistics and Law 67/2005).

The Court of Justice of the EU held in the Orams case that judgments of Republic of Cyprus courts on land in the north can be enforced elsewhere in the EU (press release), and the European Commission records that EU law is suspended in the north (Green Line Regulation page). The UK guidance also describes a Republic of Cyprus criminal offence, in force since 20 October 2006, covering dealing in property without the registered owner’s permission.

Builder-side risks come from the same UK guidance: lawyers acting for both vendor and builder, building without correct permits, payment plans left out of contracts, difficulty obtaining completion certificates and title deeds, and developer mortgages on the land. For a first reading of the deed question see the title-deed article.

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

The table lists all 14 new Noyanlar listings and the eight Noyanlar projects already on this site. The status column gives the category page first and then the card tags as shown; every page also carries the status line Ön Satışta (pre-sale). No project page displays a delivery date, so the delivery column reads the same for all except where noted.

The table orders projects by category, not by merit. The nine ongoing projects and the 13 ready-to-move-in projects are as the developer’s ongoing page and ready-to-move-in page place them; its completed-projects page lists none of the 22.

In the ready-to-move-in group four projects carry the tag Yakında, which means coming soon, and seven carry Tamamlandı, the Turkish word for completed, while every status line says pre-sale; two carry no tag.

The Blue Residence shares the agreement between category, tag and status line with six other ongoing projects, and it is the only page with no delivery field.

Of the 22 pages, 21 state a unit total, and the median of those 21 totals is 228, so the 160 homes here are 70.2% of that median (calculated). The combined 8,708 units is not additive across the site, because eight of the projects appear to be listed here already.

For all eight the match is an inference from unit counts and type mixes, not a statement by the developer, and for Miracle Villa & Residence, Four Seasons 3 and Four Seasons 2 the match is of medium or low confidence. The developer attribution of the Four Seasons Life series is disputed between Noyanlar and Döveç, so this guide does not state who built it. The Northern Cyprus country page lists the wider portfolio, and no claim here ranks one project above another.

Noyanlar Group

This section rests on the developer’s About and services pages (About and services) and carries no independent check. The About page gives 1973 as the founding year, with Arken Mimarlık ve Mühendislik Ltd. Şti. as the start of the group, and describes a family company working in architecture, engineering, contracting, project management and real-estate development.

Its timeline says the company expanded into site projects in the Mağusa and İskele regions from 1999, gathered its operations under the name Noyanlar Group of Companies in 2008, founded Noyanlar Development and Artwin Development in 2011 and established Noyanlar İnvest in 2025. The services page puts the general headquarters in İskele, opposite the Long Beach beach, and lists a pool-construction affiliate founded in 2012 and a maintenance company serving Yeniboğaziçi and İskele.

The group’s companies page lists, besides the parent, Noyanlar Holiday Homes (tourism and holidays), Long Beach Medical Center (labelled hospital), Sea Life Otel (hotel), ZAGIDAS (café and patisserie), Royalsun Fitness Center and Mackenzi Bay (restaurant and bar). The About page also carries award, project-count and years-of-activity claims that this guide does not repeat, because the developer’s own completed-projects page lists fewer schemes than the totals claimed. Contact details are on the developer’s site and are not reproduced here.

Frequently asked questions

Where is The Blue Residence Iskele?

Noyanlar’s page lists the location as İskele Merkez, the centre of İskele in the İskele district, while its heading and text refer to İskele Long Beach and a walking distance to the beach. No street, parcel number or coordinates are published, so the plot and its distance to the shore cannot be checked from the page. Road estimates from the İskele Health Centre are 5.7 km to the Long Beach roundabout and 21.6 km to Famagusta Walled City.

How many homes does The Blue Residence Iskele have, and of what type?

The developer’s total is 160 units in four types: 1+1, 2+1, 3+1 and Penthouse. The page lists no studio, offers a plan for the first three types only and gives no floor areas, so no size can be stated. At 160 units the scheme is the fourth smallest of the 13 Noyanlar projects with a count in the İskele and Long Beach group, against a median of 281 (calculated).

What does The Blue Residence Iskele cost?

The price is not published anywhere on the developer’s page, and no starting price or price list is shown. A price can come only from the developer, in writing. The TRNC consumer price index rose 35.02% in the 12 months to September 2026, so the currency of a quotation matters (Statistical Institute). The generic payment-plan panel described in the overview is not this project’s terms.

When will The Blue Residence Iskele be delivered?

The developer’s page shows no delivery date, because it has no delivery field. The scheme is classed as ongoing, the status line says pre-sale and the card tag says coming soon. A date therefore has to come from the developer and be written into the contract; if the date given falls on or before 31 December 2026, the handover status should be confirmed in writing. The page links an external construction-progress log, which returned only a title in a plain fetch, so no progress figure is cited.

Is the scheme within walking distance of the beach?

The developer says so, but its location statistic points to the town centre, which is 5.7 km by road from the Long Beach roundabout by the reference point used here. The two statements can both be true only if the plot lies at the edge of the town towards the coast. The parcel number and coordinates, neither of which is published, would settle it.

Is there a hospital in İskele?

There is no state hospital in İskele: the Ministry of Health’s list names six elsewhere, and the Statistical Yearbook records zero in-patient beds in the district from 2020 to 2024. A health centre operates in the town. The nearest state hospital with beds is in Famagusta, 10.7 km and 12 minutes by road from the Long Beach roundabout. A Karpaz Hospital is promised for the end of 2026, with no published site or capacity.

Who may buy, and how many units?

A foreigner needs a Council of Ministers purchase permit. As of 17 October 2026, Decree-Law 89/2026 allows up to 3 apartments per foreign buyer (6 for nationals of states that recognise the TRNC), while the consolidated Law 52/2008 still shows 1 apartment (3 for those nationals). The decree is valid for about 90 days from 7 August 2026 unless Parliament enacts it, so the limit depends on it remaining in force.

Which taxes and fees apply on purchase?

As of 17 October 2026 the Land Registry fee for foreigners is 4% on a first property, 5.5% on a second and 6% on a third, under Resmi Gazete No. 197 (7 October 2026), valid until 5 January 2027. Stamp duty on the agreement is 0.5% of the stated sum up to TL 89,000,000, and VAT is 5% on housing with a closed area up to 300 m² and 10% from 300 m². No area is published, so the VAT band cannot be read from the page.

Can a purchase give residence rights?

A property-based residence permit exists but depends on value. Under the Residence and Visa Regulation of 5 October 2026, an owner with title and property worth GBP 300,000 or more can receive a 10-year permit, and below that a 5-year permit; with only a stamped contract, one-third of the price must be paid first. No price is published here, so the tier cannot be stated. It does not give citizenship or EU rights; see the residency article and the citizenship article.

Can an owner let the unit short-term?

Under the Holiday Houses Law a letting for tourism purposes of up to 60 days needs registration with the Tourism Planning Department and an operating permit, and operating without them is an offence. Rent is subject to 10% withholding, and renting out immovable property is at 0% VAT. The developer’s page offers no rental management for this project. The short-let compliance article covers the compliance side.

Sources and last check

Last checked: 17 October 2026. Sources:

• Developer: The Blue Residence project page (Turkish original, read 18 Oct 2026)
• Developer: ongoing projects page (Turkish)
• UK Government: Cyprus, buying property (guidance page dated 27 Nov 2019)
• TRNC Statistical Institute, 2011 Census Table 3 (district, sub-district, municipality, mahalle)
• TRNC Statistical Institute, 2011 Census Table 1 (district by sex)
• TRNC Statistical Institute, Population and Demography Bulletin 2014-2023
• Eastern Mediterranean University repository: M.Arch. thesis on Long Beach, Iskele (Feb 2024)
• OpenStreetMap way 1304482396: Long Beach Çemberi (roundabout)
• OSRM road estimate: İskele town to the Long Beach roundabout (17 Oct 2026)
• UN Secretary-General, UNFICYP report S/2026/8, 5 Jan 2026
• OpenStreetMap via Overpass: ways named Mağusa – İskele Anayolu (query run 17 Oct 2026)
• OpenStreetMap way 596804652: İskele Sağlık Merkezi
• OSRM road estimate: İskele town to Famagusta Walled City (17 Oct 2026)
• OSRM road estimate: İskele town to Ercan Airport (17 Oct 2026)
• OSRM road estimate: İskele town to Nicosia (17 Oct 2026)
• OSRM road estimate: İskele town to Larnaca Airport (17 Oct 2026)
• OSRM road estimate: İskele town to Kyrenia Castle (17 Oct 2026)
• OSRM road estimate: İskele town to Eastern Mediterranean University (17 Oct 2026)
• OSRM road estimate: Long Beach roundabout to Gazimağusa State Hospital (17 Oct 2026)
• OpenStreetMap via Overpass: amenities within 6 km of the Long Beach roundabout (query run 17 Oct 2026)
• TRNC Ministry of National Education, home page (İskele Evkaf Türk Maarif Koleji item)
• TRNC Ministry of Health, list of state hospitals
• TRNC Statistical Institute, Statistical Yearbook 2024
• İskele District Governorship (Kaymakamlık), official site
• TRNC Ministry of Health press item on the Karpaz Hospital, 17 Aug 2026
• Gazimağusa Municipality, free flexible public-transport page (lines 2-5)
• Yenidüzen: KTMMOB president on seismic checks and soil, 14 Feb 2023 (press report)
• TRNC Central Legislation Office, list of laws
• TRNC Statistical Institute, construction tables workbook 2025
• TRNC Statistical Institute, Construction and Parcel Statistics 2025 bulletin
• TRNC Resmi Gazete No. 147, 7 Aug 2026 (Decree-Law 89/2026)
• TRNC Law 52/2008, Taşınmaz Mal Edinme ve Uzun Vadeli Kiralama (Yabancılar) Yasası, consolidated with 39/2024 (mevzuat.gov.ct.tr)
• TRNC Stamp Duty Law 19/1963, consolidated including 2/2026
• Interior Ministry, Property Unit page
• Land Registry announcement of 15 Jul 2025 (district offices, research document)
• TRNC Resmi Gazete No. 197, 7 Oct 2026 (Land Registry fees schedule, valid to 5 Jan 2027)
• TRNC Tax Department: minimum wage valid from 1 July 2026
• TRNC Income Tax Law, consolidated 25 May 2026
• TRNC VAT rates regulation, updated 7 Oct 2026
• Wikipedia: Trikomo (İskele) (secondary)
• ECHR Grand Chamber, Demopoulos and Others v. Turkey, admissibility decision of 1 Mar 2010
• Immovable Property Commission (TRNC), statistics as of 2 Oct 2026
• TRNC Law 67/2005 (Immovable Property Commission), consolidated through 51/2025
• Court of Justice of the EU, press release 39/09 on case C-420/07 Apostolides v Orams
• European Commission: Green Line Regulation (EU law suspended in the north)
• Interior Ministry, Property Unit: documents required for a purchase permit
• Developer: ready-to-move-in projects page (Turkish)
• Developer: completed projects page (Turkish)
• Developer: Noyanlar About page (Turkish)
• Developer: Noyanlar services page (Turkish)
• TRNC Statistical Institute, Consumer Price Index, September 2026

This is not legal, tax or financial advice.