Choosing a developer
In a market where the deed under your feet matters more than the finish above your head, who builds it is the second most important question after what the land is.
The checklist
- What have they completed and handed over?Not what is under construction — what is finished, occupied and past its snagging period. Ask for the scheme names and go and look at one.
- Does the building licence exist for your block?The bina ruhsat is issued per block, not per scheme. A licence for phase one says nothing about phase three.
- What title category is the parcel?It can differ between phases of the same development. Get the koçan for your specific parcel, not a sample. How to read it →
- What happens if they deliver late?Penalty clauses are your only lever. If the contract has none, delay costs the developer nothing and costs you everything.
- Are they a developer or an agency?Several sellers in this market commission a contractor for three or four units and describe themselves as developers. Ask who holds the licence and who signs the contract.
- What is the maintenance charge, in writing?A resort scheme with pools, a beach club and 24/7 security costs materially more to run than a plain block. Get the figure before the reservation, not after.
Red flags
- The koçan is "with the lawyer" and cannot be shown today.
- Guaranteed rental returns quoted as a headline number.
- Pressure to reserve at a "launch price" that expires this week.
- The contract is offered only in Turkish, or only in English with no Turkish counterpart.
- Payments requested to a personal account rather than a company account.
Common questions
Who are the main developers in North Cyprus?
Most of the current market comes from three: Northern Land Construction, Döveç Group and Cyprus Constructions. Between them they account for the large majority of what is on sale.
How do I check a developer is real?
Ask what they have completed and handed over, visit one of those schemes, and confirm the building licence exists for the specific block you are buying in.
Should I pay a reservation deposit?
Only against written terms setting out whether and when it is refundable, and only before your own lawyer has completed the title search — never after.
Still deciding?
We will answer the specific version of your question against a specific property — including which title category the land carries.