Phuket Wellness Resort Esentepe: 650-Unit Guide (2026)

Phuket Wellness Resort Esentepe is a three-phase residential scheme in the Esentepe area of the Kyrenia (Girne) district of Northern Cyprus, listed by the developer Cyprus Constructions as the Phuket Health & Wellness Resort with 650 units. This guide sets out what the developer publishes, which figures on its pages contradict each other, how the location and the March 2027 delivery can be tested, and what the 2026 purchase rules mean for a buyer. Every legal statement in it is dated 23 October 2026.

Overview of Phuket Wellness Resort Esentepe

Cyprus Constructions shows the scheme on its project page as the Phuket Health & Wellness Resort, with the line “Starting from £144,950”, the location “Esentepe” and a delivery date of March 2027; its projects page repeats the price and the location. The developer’s page was fetched on 23 October 2026. Its statistics panel gives 650 units, a payment plan of “35% down, 65% until project completion” and “14% remaining” availability; the Polish and Persian versions of the same panel say 16%.

The developer’s own text is short. One overview paragraph lists the facilities: an indoor heated pool, a spa with sauna, hammam and massage, a gym and health centre, a tennis court, a restaurant, a beach with beach facilities, an art zone, swimming pools with waterfalls, a dental clinic, body check-up services and emergency assistance. A separate set of ten amenity tiles adds cycling, hiking and running paths, landscaped gardens, onsite management, parking and an outdoor pool.

Several items on the page contradict each other and are not used as facts here. The hero tags “Ready to Move In” and “Pre Sale” are printed on every project page, including one due in January 2028. The Turkish version gives the delivery as ready to move in while five other languages give March 2027.

The unit cards repeat size and bedroom figures that recur on eight of the developer’s ten projects, and one FAQ entry concerns another country. Section 2 explains what remains once those items are set aside. No title-deed category is stated, and contact details are not reproduced.

Unit types and sizes at Phuket Wellness Resort Esentepe: what the plans actually print

The detail page sorts the project into Phase I, Phase II and Phase III and shows eight unit cards. Each card carries a net area, a gross area, a bedroom count and a feature line, but the same three combinations recur on eight of the developer’s ten projects, among them a scheme in which every home is a 35 m2 studio. They are template values, so none of them is repeated here.

The card prices are unreliable for the same reason. The projects page and the hero show “from” GBP 144,950, while the cheapest card shows GBP 225,000, which is GBP 80,050, or 55%, higher (calculated: 225,000 minus 144,950, divided by 144,950). Two cards describe 2+1 detached villas at GBP 2,250,000 in Phase I and GBP 320,000 in Phase II, a ratio of about 7 to 1 for the same layout wording. Neither the cards nor the “from” figure is a price list.

What survives is the layout wording and three plan images, whose printed room areas are set out below with their source.

Phuket Wellness Resort Esentepe unit types	Phases named	Layout wording on the page	Areas printed on the plan	Source
Apartments, “Type A”	I, II	1+1 garden apartments; 2+1 loft apartments (Phase I); 1+1 garden apartments (Phase II)	Mezzanine floor plan: bedroom 17 m2 and WC 4 m2 per unit; the lower floor is not dimensioned	Plan image siteMapA on the developer’s page
Studios, garden and penthouse	I, II	“garden studios apartments and penthouse studios apartments”; Phase II adds a 2+1 garden studio line	Penthouse first-floor plan: living room and kitchen 25.1 m2, WC and shower 4.1 m2, terrace 7.8 m2	Plan image siteMapB (Turkish labels)
Detached villas, “Type C” (Phase I) and “Type B” (Phase II)	I, II	2+1 detached villas	Two mirrored villas: bedrooms 14, 10 and 9 m2; living room and kitchen 28.5 m2; WCs 5 and 5.5 m2; terrace 22 m2; infinity pool 38 m2; no total	Plan image siteMapC
Villas, “Type A 6+1” and “Type B 3+1”	III	6+1 and 3+1 villas	None published	Page text only
Card named “Type C ECO Homes”	I	Sits under the studio wording	None published	Page text only

The room areas allow a few calculations, all made from the developer’s figures. They add printed rooms only, without walls or corridors, so they are not closed areas.

Three observations follow. First, the villa plan prints three bedroom-sized rooms for a type the page calls 2+1. If 2+1 is read in the usual way as two bedrooms plus a living room, the plan shows one more room than the label, and the page does not say how the 9 m2 room is meant to be used. Second, the 38 m2 infinity pool is more than half the area of all printed rooms in the villa, so the pool is a large part of what a villa owner maintains.

Third, the mezzanine plan shows eight side-by-side lofts with an open void to the floor below, so the living-floor area of an apartment is not published at all.

The developer’s site plan labels buildings A1 to A17, B1 to B23 and C1 to C12, 52 labels in all (calculated: 17 + 23 + 12), but it does not say how many units sit behind each label or which label belongs to which phase. With 650 units on the page, most labels must hold several homes, and only a written unit schedule can tie a unit to a plan.

Before signing, a buyer can ask for the following in writing:

• net and gross closed area for the exact unit, and whether terrace, roof terrace, pool and garden are counted;
• the site-plan label, floor and phase of the unit;
• the number of bedrooms behind labels such as 2+1 and 6+1;
• what “ECO Homes” means for the card that carries it;
• whether furniture is included (the developer’s FAQ says furniture packages are offered).

Location of Phuket Wellness Resort Esentepe: the village, the Kyrenia coast and the map pin

Esentepe (Greek: Agios Amvrosios) lies in Girne (Kyrenia) district. PRIO’s displacement archive places it about 23 km east of Kyrenia on the northern foothills of the Five Finger (Beşparmak) mountains, and the straight-line distance from the village centre to Kyrenia Castle works out at 23.7 km, or 27.7 km by road (about 33 minutes), using an OpenStreetMap lookup and the public routing service. Both figures come from the village centre, not from the resort. The wider area has its own listing page on this site: Esentepe properties.

Since Law 15/2022 Esentepe belongs to Çatalköy-Esentepe municipality, which has six villages: Çatalköy, Esentepe, Arapköy, Beşparmak, Karaağaç and Bahçeli (Law 15/2022). The latest census is from 2011, before the merger: the old Esentepe municipality had 2,414 residents, of whom 1,754 lived in the village itself (2011 census, table 3). PRIO gives 1,575 for the village in 2006 and says the number can rise to about 2,000 in holiday months, which is an undated estimate and not a count. No official post-merger population exists.

The developer’s page holds a hard-coded map pin at 35.3583 N, 33.6639 E. Measured with the haversine formula, it lies 7.6 km east-north-east of the village centre (calculated). That fits the municipality, whose OpenStreetMap boundary spans about 14 km east-west and 8 km north-south, but a marker in a page script is not a surveyed plot boundary and does not prove where the land lies.

The village centre itself is about 1.2 km from the nearest mapped coastline, yet no source here gives the resort’s own distance to the shore. No TRNC coastal setback rule was found in the research, so a 50 m or 100 m figure quoted by a seller should be traced to a TRNC instrument before it is relied on.

The pin sits near the developer’s other Esentepe pins: 2.1 km from Bahamas Homes, 3.7 km from Aloha Homes and 5.0 km from Hawaii Homes (calculated from the coordinates in the developer’s page scripts). That is consistent with a cluster of resort schemes in one stretch of coast, although each pin is only as exact as the developer made it.

Services in the village are modest. The state health centre had eight staff in 2024 (one general practitioner, one dentist, three nurses, one pharmacist assistant and two others), and the Statistical Yearbook lists Esentepe with one state and no private health institution (Statistical Yearbook 2024). The nearest in-patient state hospital is Dr. Akçiçek in Kyrenia, 26.7 km by road from the village centre (31 minutes).

Girne district had one state in-patient institution with 72 beds and five private ones with 112 beds in 2024. A New Girne Hospital of about 148 beds was reported complete in January 2026 (BRTK), but the Ministry of Health’s hospital list of 23 October 2026 still names six hospitals without it (Ministry of Health), so it is not counted here.

For climate the nearest official station is Kyrenia (Girne). Its 2024 monthly means ran from 15.0 °C in January and February to 30.7 °C in July, and four months from December to March stayed below 17 °C (calculated from the yearbook table). Rainfall was 510.2 mm. This is one year of data, not a climate normal. Tourism context is district-wide: Girne district had 79 accommodation establishments with 15,208 beds at the end of 2024, 54.5% of the TRNC’s 27,910 beds (calculated), and no figure exists for Esentepe alone.

Esentepe was an entirely Greek Cypriot village until 1974, with 1,543 residents in 1973, all of whom left that year; the Turkish name dates from 1975 (PRIO). That history says nothing about who holds title to a given parcel, but it is the reason the title checks in section 6 are parcel-specific. The table below gives both the straight-line distance from the developer’s pin and the road distance from the village centre.

Nearby places and distances for Phuket Wellness Resort Esentepe	What it is	Straight-line from the pin (calculated)	Road from the pin (OSRM, 23 Oct 2026)	Road from Esentepe village centre
Esentepe village centre	OSM village centre point	7.6 km	12.9 km, 21 min	not applicable
Esentepe Health Centre	State health centre	7.6 km	13.0 km, 21 min	0.2 km, 1 min
Kyrenia Castle	Kyrenia reference point	31.0 km	36.4 km, 46 min	27.7 km, 33 min
Dr. Akçiçek Hospital, Kyrenia	State in-patient hospital	30.8 km	35.4 km, 44 min	26.7 km, 31 min
Bellapais Abbey	Kyrenia-side heritage site	28.5 km	34.4 km, 44 min	25.6 km, 31 min
Ercan Airport	The north’s airport	27.2 km	56.2 km, 66 min	40.0 km, 54 min
Nicosia (Lefkoşa)	Capital	34.0 km	64.3 km, 78 min	55.6 km, 65 min
İskele town	District centre, no in-patient hospital	22.7 km	35.8 km, 41 min	45.1 km, 45 min
Famagusta (Walled City)	City	36.2 km	49.3 km, 53 min	58.7 km, 57 min
Gazimağusa State Hospital	State hospital, 161 beds in 2024	31.4 km	44.2 km, 50 min	53.6 km, 53 min
Larnaca Airport (Republic of Cyprus)	Reached through a crossing; formalities excluded	54.4 km	77.4 km, 85 min	86.8 km, 89 min

Straight-line figures are calculated between the developer’s pin and OpenStreetMap coordinates. Road figures are estimates from the public OSRM router on OpenStreetMap data, with no traffic, no border queues and no formalities; the router may choose different crossings from different starting points, which is why the Larnaca figure from the pin is lower than the one from the village centre.

Entering the Republic of Cyprus through the north, for example via Ercan, is treated by its authorities as illegal entry, according to the UK government’s travel advice. For the wider district see Property in Northern Cyprus and, for the nearest large city, Famagusta.

Phuket Wellness Resort Esentepe as a wellness-amenity resort: who runs the facilities and who pays

A scheme with 650 units and a facilities list is a shared-cost community, and the list is the part a buyer is least able to price. The developer’s FAQ says fees “cover the upkeep of shared areas, pools, gardens, security, and amenities”, that costs vary by unit type and that they are listed in the purchase agreement. No amount, no management company and no operator is named on the page. Onsite management appears only as an amenity tile.

The page does not say who owns or runs the spa, restaurant, tennis court, gym, dental clinic or beach facilities: the owners’ association, the developer, or an outside operator. It also does not say whether residents use them free of charge, whether non-residents can use them, or whether the facilities are in the March 2027 handover or in later phases. Each of those answers changes the service charge, and each can be put to the developer in writing.

A heated indoor pool, a sauna and a hammam are energy and water consumers. The sources used for this guide contain no official TRNC electricity or water tariff, so no monthly cost can be calculated and none is claimed.

What the sources do show is the local supply record. On 2 July 2025 the Çatalköy-Esentepe mayor said that neither homes nor hotels in the area were receiving adequate water and that new hotels would add strain (Kıbrıs Postası). The agriculture minister said in August 2025 that the north used 44 million m3 of water from Turkey in 2024, a level a 2011 study had projected for 2043 (Cyprus Mail).

On electricity, a substation explosion in August 2025 took the north’s grid offline for almost a day, and the public works minister said the north would face serious energy and water problems in 2026 (Cyprus Mail). None of this is a survey of service quality in Esentepe; it is context for a resort whose text names a heated pool, waterfall pools, gardens and a tennis court. The developer’s Maldives Homes and Mykonos Homes texts mention a central generator system; the Phuket text does not.

The health claims need separate checks. The yearbook lists no private health institution in Esentepe in 2024, so a dental clinic, check-up services and emergency assistance would be new facilities. Who operates them, under which licence and from which opening date are open questions, and the research did not establish which authority licenses a clinic inside a residential resort. “Emergency assistance” is also undefined: it could mean first aid or an ambulance link, and the nearest in-patient hospital named in the sources is in Kyrenia.

One ownership cost can be calculated from the sources. The 2025 immovable property tax schedule sets TL 35.60 per m2 for a swimming pool, so a 38 m2 villa pool comes to TL 1,352.80 a year at the base rate before any surcharge (calculated: 38 x 35.60). It is the latest schedule found; a 2026 one was not located (2025 property tax regulation).

Service charges are the larger unknown. The FAQ says they vary by unit type, but not whether the facilities’ costs are split by floor area or in equal shares, whether a reserve fund exists, or who insures the common parts. It is also unclear whether the facilities form part of the condominium’s common property or stay in the developer’s hands. The mayor’s July 2025 remark that several hotels were under construction nearby raises a further question, namely whether hotel guests or day visitors will use the same facilities.

The developer states a five-year structural warranty for six other projects (Hawaii, Maldives, Pearl Island, Mykonos, Moonlight and Idyll) but not on the page for this one, so what a warranty would cover here is a question for the contract.

Delivery adds a timing question. March 2027 falls 129 to 159 days after 23 October 2026 (calculated), and the date is project-wide although the scheme has three phases and 52 labelled building plots. A handover checklist for a resort scheme of this kind might read as follows.

1. A written schedule giving, for each site-plan label and phase, the completion date of the residential building and of each facility named above.
2. The building permit, any Planning Approval and the final approval certificate for the building, issued through Çatalköy-Esentepe municipality, which handles permits for its villages under Law 15/2022.
3. Proof that condominium title (kat mülkiyeti) or easement exists for the unit, since the Law 52/2008 permit procedure requires it.
4. A snagging record measured against the plan areas requested in section 2.
5. Water and electricity connections: local authorities may not connect permanently until the taxes and fees on the transfer are paid.
6. A first-year service-charge statement, the identity of the management company and the operator agreements for the spa, restaurant and clinic.
7. The written scope of any warranty, because none is stated on this project’s page.

Buying in Northern Cyprus in brief: a timeline built around the March 2027 delivery

As of 23 October 2026 the limits on foreign purchases come from Decree-Law 89/2026 (Resmi Gazete 147, 7 August 2026). The Council of Ministers issued it, Parliament did not, and its 90-day validity runs out about 5 November 2026 unless Parliament enacts it. The legislation office’s consolidated text of Law 52/2008 still carries the stricter 2024 wording.

The Land Registry fee schedule in Resmi Gazete 197, 7 October 2026 is valid only to 5 January 2027. Both dates come before a March 2027 handover, so the rules at title transfer may differ from those at signing.

Under the decree a foreigner may hold up to three apartments (six for nationals of states that recognise the TRNC), or land of up to 1,338 m2 with one house, or a detached house on up to 3,300 m2, or two two-storey detached villas in a mass-housing project; the older text allows one apartment.

A housing project in a zoned area may sell up to 80% of its units to foreigners, which would be 520 of 650 units (calculated) if the cap applies here. A purchase permit from the Council of Ministers is required in every case.

The page quotes pounds sterling, but the lira is the legal tender, and the consumer price index rose 35.02% in the 12 months to September 2026 (Statistical Institute). Stamp duty on a sale agreement is 0.5% of the stated sum, converted at the official effective selling rate on the stamping date; on the “from” price that is GBP 724.75 (calculated: 0.5% of 144,950) before conversion (Stamp Duty Law).

VAT is 5% for housing up to 300 m2 of closed area (VAT regulation). Whether the “from” price includes it is not stated, and 5% of GBP 144,950 would be GBP 7,247.50 (calculated). On the developer’s 35% down payment, the first instalment on that price would be GBP 50,732.50 and the remaining 65% GBP 94,217.50 (calculated), which assumes the “from” figure belongs to a real unit.

Window (as of 23 October 2026)	What happens	Who	Source
Before signing	Fix the exact unit, plan label, area and price basis in writing	Buyer, developer	Developer’s page
At signing	Sale agreement stamped at the Tax Department (0.5% of the sum)	Buyer pays unless agreed otherwise	Stamp Duty Law
Within 1 month (the decree’s period; the start date should be confirmed with a lawyer)	Register the stamped agreement at the district Land Registry and apply for the permit, or the contract is void	Buyer or lawyer	RG 147
Before the application	Condominium title or easement must exist (decree allows a building permit or Planning Approval for 2 years where it could not be set up)	Developer	Law 52/2008, RG 147
No statutory deadline	Council of Ministers decides and publishes the permit; no official processing time exists	Interior Ministry	Document list
About 5 Nov 2026	Decree-Law 89/2026 lapses unless enacted	Parliament	RG 147
Within 75 working days of the permit (60 in the 2024 text)	Pay transfer fees or the permit lapses	Buyer, seller	RG 147
5 Jan 2027	Fee schedule of 4%, 5.5% and 6% by property count expires	Council of Ministers	RG 197
March 2027	Developer’s stated delivery	Developer	Developer’s page
Within 1 year of the permit (6 months in the 2024 text)	Sign the transfer at the Land Registry or the permit lapses	Buyer, seller	RG 147

Foreigners may mortgage property they have acquired once the Land Registry fees are paid, and mortgage registration costs 1% of the secured debt. Agency statements about bank lending conflict (75% of the price in one guide, 50% in another), and no official figure exists, so the developer’s instalment plan is the only financing structure the page describes. The wider cost picture is covered in the cost guide on this site; the official schedules above are the reference for the numbers.

Risks, title and due diligence for a 650-unit resort scheme

The developer states no title-deed category. Its FAQ says Phuket homes come with “clear and verifiable title deeds” but does not say whether the land is Turkish title, exchange title or another class. A guide to the categories is on this site: the title deed guide. The UK government says ownership of many properties in the north is disputed, that thousands of claims exist from people displaced in 1974, and that buying such property could have serious financial and legal implications (UK guidance).

Esentepe’s own history makes that general warning local. A resort of this size sits on a large parent parcel, and the research found no published parcel number for it. The Immovable Property Commission accepts applications until 21 December 2027 and reports 8,820 applications lodged by 23 October 2026, but its bulletins carry no place names (Commission).

The Court of Justice of the EU held in 2009 that a Republic of Cyprus judgment on land in the north can be enforced in other member states (press release 39/09), and the European Court of Human Rights in 2010 treated the Commission as the remedy to use first (Demopoulos).

Payment structure is a second risk. A 35% down payment followed by 65% instalments until completion leaves the buyer exposed for many months. UK guidance lists payment plans missing from contracts, building without correct permits, difficulty obtaining completion certificates and title deeds, and developer mortgages on the land among the problems seen in Cyprus. It also recommends independent legal advice, and a lawyer acting for both vendor and builder is one of the problems it names.

No official price index or sales statistic for the TRNC was found, so the “from” price cannot be tested against the market. Residence permits issued in the north are not recognised by the Republic of Cyprus, and EU law is suspended there.

How Phuket Wellness Resort Esentepe compares with the other Cyprus Constructions projects on this site

By stated units the scheme is the largest of the ten: 650 against 450, 440 and 400 for Hawaii, Bahamas and Aloha, which is 200, 210 and 250 units more (calculated). Its “from” price sits between Hawaii Homes and Aloha Homes, GBP 10,000 below Aloha. Among the ten developer descriptions read for this guide, Phuket’s is the only one made up mainly of a facilities list; the others are mostly construction specifications.

The developer’s map pins put Aloha, Bahamas and Hawaii within 5.0 km of this scheme, while the Edremit Villas pin lies 37.3 km to the west (calculated). The five completed projects share one rounded placeholder pin and cannot be compared. The tag “Ready to Move In” appears on all ten pages, so it separates nothing. For another developer’s scheme in the same village, see Caesar Cliff Esentepe, listed on this site as planned.

Cyprus Constructions

Everything in this section is the developer’s own statement, taken from its About page and company profile. The About page calls Cyprus Constructions “a professional developer providing quality properties in North Cyprus”. Its statistics show “28+” years in the industry, “2000+” properties delivered, “60+” nationalities served and “24+” awards. These are marketing figures, and the same page names no award.

The developer’s pages also give different time spans: the About subtitle says “for over a decade”, while the footer says “for over 20 years”, so the 28 years cannot be cross-checked from the page. The company profile describes a “leading real estate development company based in North Cyprus”, with residential, resort and investment-driven projects across Kyrenia, Bahceli, Esentepe and Famagusta. None of the ten projects listed on its projects page is in Famagusta.

The profile lists in-house legal coordination and property management among its services. The pages read print neither a registered company number nor the name of a director. The site links to a rentals and hospitality portal and other group brands, which are not described here.

Frequently asked questions

What is Phuket Wellness Resort Esentepe?

Phuket Wellness Resort Esentepe is the listing name used here for the project that Cyprus Constructions calls the Phuket Health & Wellness Resort. The developer’s page shows 650 units in three phases, a facilities list led by an indoor heated pool, spa, gym and health centre, a “from” price of GBP 144,950 and a March 2027 delivery date. It names no management company and no title-deed category. “Phuket” is the developer’s branding; nothing on the page ties the scheme to Thailand.

Where is Phuket Wellness Resort Esentepe and how far is Kyrenia?

The developer’s page names Esentepe, in Girne district. The village centre is 23.7 km from Kyrenia Castle in a straight line and 27.7 km by road. The developer’s map pin lies 7.6 km east-north-east of the village centre, 31.0 km straight-line and 36.4 km by road (about 46 minutes) from Kyrenia Castle (calculated; OSRM estimate, no traffic). The page publishes no parcel number, so a buyer should obtain it and check it at the Land Registry.

Is Phuket Wellness Resort Esentepe ready to move into?

The page is inconsistent. The English version gives delivery as March 2027 while the hero tag reads “Ready to Move In”; the Turkish version also says ready. The same tag sits on every project page, including one due in January 2028, so it is not evidence. March 2027 is 129 to 159 days after 23 October 2026 (calculated). A buyer can ask for a written delivery date for each phase and building label, plus the handover documents.

What does Phuket Wellness Resort Esentepe cost?

The projects page and hero show “from” GBP 144,950. No unit price list is published, and the cheapest unit card shows GBP 225,000, which is 55% higher. Two cards for 2+1 villas show GBP 2,250,000 and GBP 320,000. The “from” figure is therefore a marketing minimum. The developer’s statistic is a payment plan of 35% down and 65% until completion; whether the price includes the 5% VAT is not stated.

What size are the homes?

No unit totals are published. The plans print room areas only: a villa with bedrooms of 14, 10 and 9 m2, a 28.5 m2 living room and kitchen, a 22 m2 terrace and a 38 m2 pool; a penthouse studio with 25.1 m2 living room and kitchen, 4.1 m2 WC and shower and a 7.8 m2 terrace; and a loft bedroom of 17 m2. The card sizes are template values shared with other projects. Net and gross closed areas should be requested for the exact unit.

Who pays for the spa, pools and clinic?

The page does not say. The developer’s FAQ states that fees cover the upkeep of shared areas, pools, gardens, security and amenities, vary by unit type and are listed in the purchase agreement, but it gives no amount. It does not say who operates the spa, restaurant or dental clinic, or whether residents pay per use. These points should be fixed in writing, together with the service charge for the first year.

Which title deed does Phuket Wellness Resort Esentepe carry?

None is stated. The developer’s FAQ says the homes have “clear and verifiable title deeds” without naming a category. Esentepe was an entirely Greek Cypriot village until 1974, so the history of the parent parcel matters. A research document from the district Land Registry shows the registered owner, mortgages and restrictions, and applications to the Immovable Property Commission remain open until 21 December 2027.

How many units can a foreigner buy in Phuket Wellness Resort Esentepe?

As of 23 October 2026, Decree-Law 89/2026 allows up to three apartments (six for nationals of recognising states) or the land, house and villa options described in section 5. The legislation office’s consolidated text of Law 52/2008 keeps the limit at one apartment. The decree’s 90-day validity ends about 5 November 2026 unless Parliament enacts it, and every purchase needs a Council of Ministers permit. A lawyer should confirm which text applies on the day of signing.

Does buying give residence or citizenship?

A purchase gives no citizenship; the route is covered in the citizenship guide. Property-based residence permits (Residence and Visa Regulation) depend on value: with title in the applicant’s name, GBP 300,000 or more gives a 10-year permit and less gives a 5-year permit with no income test; a stamped contract alone needs proof of income below GBP 300,000. At least one-third of the price must be paid and the permit application lodged, and a 35% down payment would exceed one-third.

Can the homes be let, and does the developer promise rent?

The developer’s FAQ says optional rental management is offered and that no fixed guarantee is given. Rent is subject to 10% withholding as the final tax for individuals (Income Tax Law), and lets of up to 60 days require registration under the Holiday Houses Law. The legal side of short lets is covered in the short-let compliance guide. No yield figure is published for this project and none is used here.

Sources and last check

Last checked: 23 October 2026. Sources:

• Cyprus Constructions, Phuket Health & Wellness Resort project page
• Cyprus Constructions, all projects page
• Cyprus Constructions, llms-full.txt (developer’s own location statements)
• Cyprus Constructions, About page
• Cyprus Constructions, company profile
• TRNC Law 15/2022 on the merger of municipalities (consolidated)
• TRNC Statistical Institute, 2011 census table 3
• TRNC Statistical Institute, Statistical Yearbook 2024
• BRTK, Girne New Hospital nears opening, 28 January 2026 (secondary)
• TRNC Ministry of Health, list of state hospitals
• PRIO Cyprus Centre, Agios Amvrosios (Esentepe) (secondary)
• OSRM route estimate, developer’s map pin to Kyrenia Castle (secondary)
• OSRM route estimate, developer’s map pin to Ercan Airport (secondary)
• OSRM route estimate, developer’s map pin to Famagusta (secondary)
• Kıbrıs Postası, Mayor Kırok on water supply, 2 July 2025 (secondary)
• Cyprus Mail, north’s water consumption, 13 August 2025 (secondary)
• Cyprus Mail, energy and water problems in 2026, 8 December 2025 (secondary)
• TRNC Tax Department, immovable property tax schedule 2025
• Resmi Gazete 147, 7 August 2026 (Decree-Law 89/2026)
• TRNC Law 52/2008, consolidated
• Resmi Gazete 197, 7 October 2026 (Land Registry fees)
• TRNC Statistical Institute, consumer price index, September 2026
• TRNC Stamp Duty Law 19/1963, consolidated
• TRNC Tax Department, VAT rates regulation, updated 7 October 2026
• Interior Ministry Property Unit, document list
• UK government, buying property in Cyprus
• Immovable Property Commission (TRNC)
• Court of Justice of the EU, press release 39/09 (Apostolides v Orams)
• ECHR, Demopoulos and Others v. Turkey, decision of 1 March 2010
• TRNC Land Registry announcement, 15 July 2025
• TRNC Holiday Houses Law
• TRNC Residence and Visa Regulation, 5 October 2026
• TRNC Income Tax Law, consolidated 25 May 2026
• OpenStreetMap Nominatim lookup of the reference points used for distances (secondary)
• UK government, Cyprus travel advice: entry requirements

This is not legal, tax or financial advice.