New North Cyprus Property Laws 2026 for Foreigners | Alliance Estate

New Regulations for Foreign Property Purchases in the TRNC

As of May 11, 2026, new regulations regarding the purchase of real estate by foreign individuals and companies officially came into force in the Turkish Republic of Northern Cyprus. The amendments were approved by the Council of Ministers and published in the Official Gazette of the TRNC.

The new legislation introduces updated rules and limitations concerning residential property purchases, land ownership, and foreign investment activity.

Key Changes

Under the new regulations, foreign individuals and legal entities, subject to approval from the Council of Ministers, are permitted to purchase:

• one residential property on a land plot of up to 1,338 m²;
• up to three apartments;
• or one detached house on a land plot of up to 3,300 m².

Within large-scale residential developments and housing projects, foreigners may purchase up to two two-storey villas.

For citizens of countries that officially recognize the TRNC and provide reciprocal rights to TRNC citizens, the limits have been expanded:

• up to six apartments may be purchased;
• and up to three villas are permitted.

Restrictions on Land Use

The new regulation also prohibits the construction of a second residential house or apartment building on a plot where a detached house has already been acquired by a foreign buyer.

New Requirements for Foreign Investors

One of the most significant aspects of the new legislation concerns investment regulations.

Foreign investors operating in the following sectors:

• tourism;
• education;
• healthcare;
• industry;
• agriculture;
• technology and R&D,

must now meet a minimum investment threshold of €10 million.

According to the regulation, investors are required to:

• maintain at least €10 million in a bank account in the TRNC under the company’s name;
• and use these funds for investment purposes for a minimum period of two years.

Residential construction and property sales projects are exempt from this investment requirement.

Licensed Intermediary Investor System

The decree also introduces, for the first time, the concept of a “Licensed Intermediary Investor.”

Under this system, licensed investors may acquire at least 10 real estate units annually — either during the project stage or after final approval — without obtaining title deeds.

These properties may subsequently be sold to foreign individuals or legal entities both domestically and internationally.

Right of Use Certificate

The new regulations additionally introduce an application process for a “Right of Use Certificate.”

Foreigners who exceed the legal acquisition limits but meet the required conditions may be granted usage rights for up to 10 years, while ownership remains with the seller.

This right allows the holder to use and benefit from the property but does not constitute legal ownership.

Transitional Period for Existing Contracts

A transitional period has also been introduced for previously signed sales agreements.

Existing sales contracts must:

• be registered with the Land Registry within 6 months;
• and include an application for purchase permission.

Failure to comply within the specified timeframe may result in additional fees and penalties.

AllianceNC closely monitors all legal developments within the Northern Cyprus real estate sector and provides clients with up-to-date information, professional guidance, and legal support throughout every stage of the property purchasing process.