North Cyprus property prices in 2026
Calculated from 1,669 homes in the developers' August 2026 price lists — not from marketing copy. Median asking price £244,900, median £2,829 per m².
Market figures on this page cover all 29 schemes we tracked in the developers' August 2026 price lists, including schemes this site does not list.
Price by area
Areas where we list developments.
| 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 |
| 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?
What is the cheapest way into the market?
Are the advertised prices what I actually pay?
Are prices falling?
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.