For UK and international buyers, budget about 15-20% above the listed price when buying property in North Cyprus. This guide breaks down each line on a foreign-buyer worked example using figures current as of June 2026. Confirm every rate with a KKTC Bar-registered lawyer.
What changed in May 2025
The headline title transfer fee is now 9% of the higher of the contract price or Land Registry value, reduced from 12% by the 15 May 2025 amendment. It is paid in a split — part on contract registration, the balance on transfer; confirm the exact split with your lawyer. 17.5% is not the transfer fee. Agent commission is capped at 4% (plus VAT).
The tax stack — operative line items
| Line item | Rate | Applies to |
|---|---|---|
| Title transfer fee | 9% (reduced from 12% in May 2025) | All sales |
| VAT (KDV) | 5% | New-build first sale only |
| Stamp duty | 0.5% | Contract registration at Tapu Dairesi |
| Agent commission | up to 4% (+VAT) | Where an agent acts |
| PTP application fee | Council of Ministers approval | All foreign buyers |
| Lawyer fee | £1,500-3,000 | Standard professional engagement |
A note on first-purchase reductions
Some buyers ask about a first-purchase transfer reduction. The headline rate is a flat 9% (down from 12%) as of June 2026; whether a first-purchase reduction applies to you, and at what rate, should be confirmed with a KKTC Bar-registered lawyer rather than assumed.
Worked example — £150,000 resale
| Line | Amount |
|---|---|
| Listed price | £150,000 |
| Transfer fee 9% | £13,500 |
| Stamp duty 0.5% | £750 |
| PTP + lawyer | ~£2,000-4,000 |
| Total acquisition | ~£166,000-173,000 |
A new build adds 5% VAT (£7,500). The effective acquisition load is roughly 15-20% over the price for resale. Figures are illustrative — confirm each line with a lawyer. Estimate yours with our tax calculator.
Ongoing annual taxes
Two annual charges follow purchase: Belediye Vergisi (council-tax equivalent) and Emlak Vergisi (property tax), both modest and paid yearly. Amounts vary by district and property type — confirm with the relevant municipality. See our annual ownership costs guide.
Capital gains / stopaj on sale
When you later sell, private individuals receive a one-time lifetime 0% exemption to sell ONE property; further sales carry capital gains/stopaj. A specific subsequent rate is not stated here — confirm the current rate with a lawyer. Owner-side detail: selling your North Cyprus property.
Sources
Foreign ownership rules 2026 →Total buying costs →PTP 9-step process →