Property costs and taxes in North Cyprus for foreign buyers
Extra costs for foreigners buying in North Cyprus: 5% VAT, 0.5% stamp duty, a 4% or 9% transfer fee and a lawyer, with a £150,000 example.
7 min read ·
Havkey editorial teamOn a new-build apartment in North Cyprus, a foreign buyer pays 5% VAT, 0.5% stamp duty and a transfer fee on top of the price, plus a lawyer. The transfer fee is the item that moves most: a temporary 4% for a foreigner’s first property applies until 5 January 2027, against a flat 9% from May 2025. On a £150,000 apartment the extra costs come to about £15,990–17,150 at the temporary rate. Fees are assessed and paid in Turkish lira, so check the rates with your lawyer on the day you sign.
Costs at a glance
| Item | Rate or amount | When you pay |
|---|---|---|
| VAT (KDV) on a new build from a developer | 5% | usually at handover or title transfer |
| Stamp duty (damga pulu) | 0.5% of the contract price | within 21 days of signing |
| Contract registration at the Land Office | no fee until 5 January 2027 | at registration |
| Transfer fee (tapu harcı), foreigners, 7 Oct 2026 – 5 Jan 2027 | 4% / 5.5% / 6% for the 1st / 2nd / 3rd property | at title transfer |
| Transfer fee, foreigners, 15 May 2025 – 6 Oct 2026 | 9% flat | at title transfer |
| Lawyer | about £1,500–2,500 + 16% VAT (agency estimate) | by agreement |
| Permission to Purchase application | fee exists, amount not published in our sources | with the application |
VAT: 5% on new builds
A developer charges 5% VAT on a new home, usually at handover or when the title transfers. A resale between private owners has no VAT. Contracts differ on whether the quoted price includes VAT, so look for the words “+ VAT” or “VAT included” in your payment plan.
Stamp duty: 0.5% within 21 days
You pay 0.5% of the contract price at the Tax Office within 21 days of signing, before the contract can be registered at the Land Office. According to a 9 October 2026 note by NMP Legal, registering a foreigner’s sales contract carries no Land Registry fee until 5 January 2027. Earlier, part of the transfer fee was due at that point.
Transfer fee: what a foreigner pays
The transfer fee is charged on the Land Registry’s valuation of the property, not on your contract price, and it is paid in Turkish lira. The valuation may be lower or higher than the price, so your lawyer can tell you the amount only once the Land Office has set it.
Temporary rates, 7 October 2026 to 5 January 2027 inclusive (Official Gazette of 7 October 2026, reported by Haber Kıbrıs):
| Buyer | 1st property | 2nd | 3rd | 4th | 5th–6th |
|---|---|---|---|---|---|
| Foreigner | 4% | 5.5% | 6% | not allowed | not allowed |
| Citizen of a country that recognises the TRNC (Turkey) | 4% | 4% | 5.5% | 5.5% | 6% |
| TRNC citizen, once-only reduced rate | 2% | 4% |
Before that, the decree of 15 May 2025 set a flat 9% for foreigners other than Turkish citizens, down from 12%. Turkish citizens paid 6%, 8% and 9%.
After 5 January 2027 the temporary rates end. By 26 October 2026 no source we found said which rate will follow. Plan for 9% unless your title transfers before that date or a new decision is published.
The “3% for a first purchase”. Northernland’s blog and some agency pages quote 6%, or 3% once for a first purchase. The once-only reduction belongs to TRNC citizens. Do not budget 3% as a foreigner.
The decree-law of 11 May 2026 adds a charge for contracts signed before it that exceed the new limits: 1% of the sale price if notified on time, 3% if late.
Lawyer and Permission to Purchase
There is no official tariff for lawyers’ fees. Tekce, an agency, puts them at about £1,500–2,500 plus 16% VAT (October 2026). Ask for a written quote that lists what is included: searches, contract review, PTP application, attendance at the Land Office and title transfer.
The Permission to Purchase has an application fee; we did not find the current amount. Add the cost of an apostilled criminal record certificate from your home country. If a permission lapses and you re-apply, the fee doubles, according to a Landmark summary.
After you buy: annual, rental and sale taxes
- Annual property tax (emlak vergisi). Paid to the municipality and based on the covered area in m². Sources describe it as small but we found no current official rate. Ask the municipality or the developer for last year’s bill.
- Running costs. Site maintenance, electricity and water connections and meters vary by project. Ask the developer for the figures in writing.
- Rental income. Taxed in the north; the management company or an accountant usually handles withholding. We did not find a verified rate. Your home country may tax the same income.
- Selling. Northernland lists withholding of 0% on a first sale, 3% on a second or third sale within a year and 6.5% for professional sellers. Other guides give different figures. Get a TRNC accountant’s opinion before you sell.
Worked example: £150,000 new-build apartment
Assumptions: a foreigner’s first property, bought from a developer; 5% VAT charged on top of the price; Land Registry valuation equal to the price; cash purchase; rates as of 26 October 2026. In reality the fee is paid in lira on the registry valuation.
| Item | Title by 5 Jan 2027 (4%) | At the earlier 9% rate |
|---|---|---|
| Price | £150,000 | £150,000 |
| VAT 5% | £7,500 | £7,500 |
| Stamp duty 0.5% | £750 | £750 |
| Contract registration | £0 | £0 |
| Transfer fee | £6,000 | £13,500 |
| Lawyer, £1,500–2,500 + 16% VAT | £1,740–2,900 | £1,740–2,900 |
| PTP fee and apostilled documents | not included | not included |
| Extra costs | £15,990–17,150 | £23,490–24,650 |
| Total | £165,990–167,150 | £173,490–174,650 |
Off-plan, your title usually transfers years after signing. Unless the temporary rates are extended, the left-hand column applies only if you complete before 5 January 2027.
How the steps fit together is in buying property in North Cyprus as a foreigner.
Where to buy
Sources
Questions
What is the transfer fee for foreigners in North Cyprus?
From 7 October 2026 to 5 January 2027 inclusive, a temporary rate applies: 4% for a foreigner’s first property, 5.5% for the second and 6% for the third. From 15 May 2025 the rate for foreigners other than Turkish citizens was a flat 9%. What applies after 5 January 2027 had not been announced by 26 October 2026.
Do foreigners get the 3% first-purchase rate?
No. The once-only reduced rate is for TRNC citizens; under the October 2026 rules it is 2% for their first acquisition until 5 January 2027. Some agency pages still quote 3% for a foreigner’s first purchase. That does not match the rates published on 7 October 2026.
Is VAT charged on a new build in North Cyprus?
Yes, 5% on a new property bought from a developer, usually paid at handover or title transfer. A resale between private individuals carries no VAT. Check in the contract whether the price includes VAT.
How much does buying a £150,000 apartment cost in total?
About £165,990–167,150 if the title transfers by 5 January 2027 at the temporary 4% rate, or about £173,490–174,650 at the earlier 9% rate. The example assumes the Land Registry values the unit at the price and includes 5% VAT, 0.5% stamp duty and a lawyer at £1,500–2,500 plus 16% VAT.
This guide is general information as of 26 October 2026, based on press reports, law firm and agency publications rather than the Official Gazette text. It is not legal or tax advice. The example is illustrative: fees are charged in Turkish lira on the Land Registry valuation. Confirm every rate with an independent lawyer licensed in the north before you sign.
Compare projects by trust level
Each project shows what we checked and when.
Find a project
