North Cyprus property prices in 2026
Calculated from 1,669 homes in the developers' current price lists — not from marketing copy. Median asking price £244,900, median £2,829 per m².
£119,900cheapest home on the market
£244,900median asking price
£2,829median £/m²
£3,500,000most expensive
Price by area
| Area | Available | From | Median | Top | £/m² |
|---|---|---|---|---|---|
| İskele & Long Beach | 1023 | £127,000 | £242,900 | £3,300,000 | £2,660 |
| Tatlısu | 183 | £149,800 | £184,950 | £3,500,000 | £3,683 |
| Esentepe & Bahçeli | 438 | £119,900 | £264,900 | £2,500,000 | £3,370 |
| Çatalköy | 6 | £799,000 | £881,500 | £2,950,000 | £2,159 |
| Edremit | 12 | £1,450,000 | £2,050,000 | £2,750,000 | £8,413 |
| Famagusta (Gazimağusa) | 7 | £135,000 | £215,000 | £395,000 | £2,000 |
£/m² is the median across units where the price list states a usable area. Terraces and roof terraces are included in that area, which is why the figure looks lower than agents' "internal m²" quotes.
Price by unit type
| Type | Available | Size | From | Median | To | £/m² |
|---|---|---|---|---|---|---|
| Studio | 223 | 41–82 m² | £119,900 | £160,500 | £205,000 | £3,606 |
| 1+1 | 505 | 43–130 m² | £135,000 | £221,900 | £355,900 | £3,252 |
| Loft | 180 | 57–216 m² | £158,600 | £249,950 | £750,000 | £2,649 |
| 2+1 | 454 | 86–278 m² | £196,000 | £291,900 | £1,375,000 | £2,694 |
| 3+1 | 99 | 120–380 m² | £269,900 | £372,000 | £2,750,000 | £2,494 |
| 4+1 | 9 | 347–701 m² | £799,000 | £1,200,000 | £3,500,000 | £2,172 |
| 5+1 | 4 | 442–689 m² | £944,000 | £2,029,500 | £2,950,000 | £3,120 |
| Duplex | 106 | 69–739 m² | £164,000 | £219,000 | £2,600,000 | £1,991 |
| Penthouse | 59 | 78–711 m² | £149,950 | £194,950 | £3,300,000 | £2,499 |
| Villa | 15 | 238–485 m² | £1,072,500 | £1,512,500 | £2,500,000 | £5,154 |
| Commercial | 15 | 80–386 m² | £152,000 | £231,000 | £1,650,000 | £2,083 |
How the market is distributed
| Price band | Homes | Share | |
|---|---|---|---|
| under £150,000 | 88 | 5% | |
| £150,000 – £250,000 | 803 | 48% | |
| £250,000 – £400,000 | 611 | 37% | |
| £400,000 – £750,000 | 66 | 4% | |
| £750,000 – £1,500,000 | 45 | 3% | |
| over £1,500,000 | 56 | 3% |
The market is concentrated in the £150,000–£400,000 range: that is where the apartment stock sits, and where competition between developments is fiercest.
Price by developer
| Developer | Available | From | Median | £/m² |
|---|---|---|---|---|
| Northern Land Construction | 844 | £119,900 | £269,900 | £2,998 |
| Döveç Group | 470 | £127,000 | £190,000 | £2,397 |
| Cyprus Constructions | 355 | £144,950 | £200,000 | £3,732 |
What the price does not include
| Item | Rate | Notes |
|---|---|---|
| Title transfer fee (Tapu Devir Harcı) | 12% | Foreign buyers. Half at registration, half at transfer. |
| VAT (KDV) | 5% | On contract or valuation price, whichever is higher. |
| Stamp duty (Pul) | 0.5% | Within 21 days of signing. |
| Transformer / infrastructure | £1,500–3,000 | New builds. |
| Independent lawyer | ~£1,500 | Never use the seller's lawyer. |
Common questions
How much does property cost per m² in North Cyprus?
Across the 1,669 homes in our current price lists the median is £2,829 per m². Coastal resort schemes at Esentepe and Tatlısu sit above that, entry-level blocks in İskele below it.
What is the cheapest way into the market?
Studios, starting at £119,900. They also carry the highest £/m² — you pay a premium for the small footprint.
Are the advertised prices what I actually pay?
No. Add roughly 18–19%: 12% title transfer fee for foreign buyers, 5% VAT, 0.5% stamp duty, a transformer contribution of £1,500–3,000 and an independent lawyer at around £1,500.
Are prices falling?
Not in the asking figures. Transaction volumes are down and there is a large unsold stock, but construction costs have risen and developers are holding their price lists rather than discounting. Negotiation happens deal by deal, not on the published sheet.
Want the real number for a specific unit?
Send us the project and unit type and we will come back with the current price, the all-in cost including every fee, and the payment plan.