Budget about 15-20% above the listed price when buying property in North Cyprus. The main lines: a 9% transfer fee (reduced from 12% in May 2025), 5% VAT on new builds only, 0.5% stamp duty, a transformer/infrastructure contribution of roughly £1,500-3,000, and agent commission capped at 4% (plus VAT). 17.5% is not the transfer fee. Confirm current rates with a licensed lawyer.
Total cost at a glance
| Line item | Rate / amount | Applies to |
|---|---|---|
| Transfer fee | 9% (was 12% pre-May 2025) | All sales |
| VAT (KDV) | 5% | New-build first sale only |
| Stamp duty | 0.5% | Contract registration |
| Transformer / infrastructure | ~£1,500-3,000 | Most purchases |
| Agent commission | up to 4% (+VAT) | Where an agent acts |
Estimate yours with our tax calculator.
Transfer fee: the 9% (and the old 12%)
The foreign-buyer transfer fee is 9% of the higher of the contract price or Land Registry value, reduced from 12% by the May 2025 amendment. It is usually paid in a split — part on contract registration, the balance on transfer. Confirm the exact split with your lawyer. For the deeper breakdown see our title-deed tax guide.
When VAT (5%) applies
VAT of 5% applies only to the first sale of a new build by the developer; a private resale is exempt if VAT was already paid at the original purchase.
Stamp, transformer & the 4% commission cap
Stamp duty is 0.5%; the transformer/infrastructure contribution is roughly £1,500-3,000; agent commission is capped at 4% (plus VAT). The deed family also matters — see kat irtifak vs full title and is property in North Cyprus safe?.
Worked example — £150,000 resale
Price £150,000 + transfer 9% (£13,500) + stamp 0.5% (£750) + transformer (~£2,000) + commission (up to 4%) lands roughly £166,000-173,000 all-in. A new build adds 5% VAT. Figures are illustrative — confirm every line with a lawyer.