How buying actually works
The mechanics are not complicated, but the order matters and two steps have hard deadlines. Getting them wrong is what turns a straightforward purchase into a multi-year problem.
The sequence
- ReservationA holding deposit, typically £2,000–5,000, takes the unit off the market for two to four weeks. Get the terms of refundability in writing before you pay.
- Instruct your own lawyerIndependent of the seller and the agent. They run the title search, confirm the deed category, check encumbrances and the building licence.
- ContractSigned in English and Turkish, with the payment schedule, specification and completion date attached. Everything promised verbally belongs in the contract.
- Stamp duty and registration — 21 days0.5% stamp duty, then the contract is registered at the Land Registry. Registration is what protects you against the same unit being sold twice. Miss the window and you lose that protection.
- Purchase permitEvery foreign buyer needs Council of Ministers approval: passport, police clearance from your home country, proof of funds. Budget around ten months.
- Transfer of the koçanOn permit and completion, title transfers and the 12% fee falls due. You now hold the deed — and qualify for five-year residency.
What changed in 2025 and 2026
Law 19/2025
In force 16 May 2025. Raised the transfer fee for foreigners to 12%, introduced a cap on foreign ownership in certain districts and extended the deadline for completing a transfer to two years from publication of the permit.
Decree-Law 63/2026
In force May 2026. Caps foreign ownership at three apartments, two villas in one complex, or one detached house on a plot up to 3,300 m². Land is limited to 1,338 m² with one residential unit.
Right of Use Certificate
Kullanım Belgesi — where a buyer has reached the ownership limit, this grants ten years of use while legal title stays with the seller. Full payment is required before it is issued.
Project caps
No more than 80% of units in a development zone may go to foreigners, and within a single parcel no more than 50% to buyers of one nationality or to close relatives.
How to vet a developer
- Ask what they have completed and handed over, not what they are building.
- Visit a delivered scheme by the same builder and talk to owners on site.
- Check the building licence (bina ruhsat) exists for the block you are buying in.
- Be aware that several sellers presenting as developers are agencies commissioning a contractor for a handful of units.
Common questions
How long does the whole process take?
Do I have to be in Cyprus to buy?
Can I get a mortgage?
Still deciding?
We will answer the specific version of your question against a specific property — including which title category the land carries.