The Turkish Republic of Northern Cyprus has introduced updated regulations for the acquisition of real estate by foreign citizens

The Turkish Republic of Northern Cyprus has introduced updated regulations for the acquisition of real estate by foreign citizens. According to the Official Gazette of the Turkish Republic of Northern Cyprus dated 14 November 2025 (No. 225 EK I), a Decree with the force of law regulating the procedure for foreigners to purchase real estate has been approved.

The document defines the main requirements, conditions and restrictions that now apply to property registration. The new rules aim to increase market transparency, protect buyers and streamline all processes related to the purchase of residential and land property by non-residents.

Alliance-Estate closely monitors all legislative changes and provides clients with full guidance on the new rules, as well as complete support throughout the purchase process — from choosing a property to final registration of title.

Turkish Republic of Northern Cyprus
Official Gazette
Number: 225 EK I
14 November 2025

Section II
Decree Having the Force of Law
Decree on the Rules for Acquisition of Real Estate by Foreigners

General Justification
Amendments introduced by Law No. 39/2024 “On the Acquisition of Real Estate and Long-Term Lease (Foreigners)” have caused a number of unexpected practical difficulties. Due to multiple issues arising during implementation, foreign individuals and legal entities in many cases were unable to pay the required taxes and fees within the prescribed deadlines. Among the reasons were: buyers and sellers being outside the country, inability to establish communication in time, and other factors. As a result, the state did not receive part of the expected revenue.

To prevent loss of public income and ensure timely collection of applicable taxes and fees, changes to certain articles of the law have been prepared. Additionally, to cover urgent government expenditures, there is a need for accelerated collection of these payments.

For these reasons, and in accordance with Article 112 of the Constitution, considering the economic nature and urgency of this matter, the present Decree with the force of law has been prepared.

Article-by-Article Justification
Article 1. Defines the short title of the Decree.
Article 2. Defines the purpose of the Decree.
Article 3. Introduces definitions of “Right of Use of Real Estate for Rental Purposes”, “Foreign Legal Entity” and “Investment”.
Article 4. Revises and restates the rules for foreigners to obtain permission to purchase real estate.
Article 5. Establishes new rules for transfer and lease of real estate between foreigners.
Article 6. Sets rules for foreign persons who began the acquisition process before Law No. 39/2024 entered into force.
Article 7. Extends the one-year period to two years for submitting an application with a building permit or planning approval.
Article 8. Sets rules for the transfer of completed and delivered properties and payment of related taxes and fees.
Article 9. Defines the procedure for transfer of shares with approval of the Director of the Land Registry Department.
Article 10. Establishes rules for the transfer of investment properties.
Article 11. Allows completion of procedures initiated under Law No. 52/2008.
Article 12. Defines the authorities responsible for implementation of the Decree.
Article 13. Defines the date of entry into force.

Decree Having the Force of Law
On the Rules for Acquisition of Real Estate by Foreigners

Short Title
This Decree is titled “Decree on the Rules for Acquisition of Real Estate by Foreigners”.

Purpose
The purpose of the Decree is to extend the deadlines provided in the Law “On the Acquisition of Real Estate and Long-Term Lease (Foreigners)” and to introduce parallel amendments to other articles to prevent loss of state revenue through timely collection of taxes and fees and to support the overall economy.

Definitions
The following definitions are introduced:

Right of Use of Real Estate for Rental Purposes – a right granted to a foreigner allowing the use of a property solely for rental purposes for a specified period, without transfer of ownership. This document is issued by regional land registry offices.

Foreign Legal Entity – any institution, organisation or company whose shares or capital are owned by foreigners, or where the majority of directors are foreigners.

Investment – an investment of at least 10,000,000 euros in the fields of tourism, education, healthcare, industry, agriculture, technology or research. Residential construction for sale (“build-and-sell”) is not considered investment activity.

Main Rules for Acquisition of Real Estate by Foreigners
Foreign individuals and legal entities may acquire:

A land plot not exceeding 1338 m2 with the right to build one house.

Up to three apartments (or up to six for citizens of countries that recognise the TRNC).

One detached house on a plot not exceeding 3300 m2, without the right to build a second house.

Two two-storey villas within a complex (or three for citizens of countries that recognise the TRNC).

Deadlines for Registration
After the Council of Ministers approves the purchase, the foreign buyer has one year to complete the registration of the transaction at the land registry. If the transaction is not completed within this period, the permission is cancelled.

Payment of Taxes and Fees
The buyer and seller must pay the applicable taxes and fees within 75 working days from the date on which the permission is published. If not paid, the permission is cancelled automatically, and electricity and water will not be connected until the full payment is made.

Restrictions on Sales to Foreigners
No more than 80 percent of properties within a single project may be sold to foreigners.
On one land plot, foreigners of the same nationality or related persons cannot own more than half of the apartments.

Rules for Investors
Foreign companies may purchase up to 80,280 m2 of land for investment purposes, provided that at least 10,000,000 euros are deposited into a bank account and used for the investment project within two years.

Rules for Previously Signed Contracts
Foreigners who signed contracts before Law No. 39/2024 entered into force must register their contracts with the land registry and apply for purchase permission within six months.
If the limits are exceeded, a fee applies:
1% of the property value if the application is submitted on time,
3% if it is submitted after the deadline.