Foreign Property Ownership in North Cyprus 2026: The New Decree & Acquisition Limits
Project foreign-sales cap
of a single housing project
Same-plot / nationality limit
of units on the same plot
Transfer window
after PTP approval
WHY IT MATTERS
Can foreigners still buy property in North Cyprus?
Yes, foreigners can still buy in North Cyprus — the 11 May 2026 decree clarified the acquisition limits, a project-level foreign-sales cap (80%), and a same-plot distribution rule (50%).
A foreigner may buy up to 1 home (land ≤1,338 m²) OR 3 apartments OR 1 detached house (land ≤3,300 m²) OR 2 villas in a housing estate. The Council of Ministers permission (PTP) process also remains in force.
This post covers what the 11 May 2026 decree introduced, how the 80% project cap and the 50% same-plot rule work, the current property-count limits, the permission (PTP) process and buying via a TRNC company. Rates and rules can change; consult a licensed lawyer for the exact position.
THE NEW DECREE
What did the 11 May 2026 decree introduce?
The decree does not ban foreign acquisition; it clarifies the acquisition limits and adds a project-level foreign-sales cap (80%) and a same-plot distribution rule (50%).
The change does not ban foreign purchase; it binds it to clear property-count limits, a project-level cap and a distribution rule. See our foreign-investor guide for the process and wider context. Always confirm the exact position with a licensed TRNC lawyer.
THE CAPS
How do the 80% project cap and the 50% same-plot rule work?
At most 80% of a housing project may be sold to foreigners; more than half of the units on the same plot cannot go to buyers of the same nationality or first-degree relatives.
In popular projects the 80% foreign quota can fill quickly, restricting new foreign purchases in that project. The 50% rule is not an ownership cap but a distribution restriction that prevents units on the same plot from concentrating in a single nationality or family group. Confirm the current quota status and the fill level of the property’s project with your lawyer.
THE LIMITS
Property count limits (current)
Up to 1 home (land ≤1,338 m²) OR 3 apartments OR 1 detached house (land ≤3,300 m²) OR 2 villas in a housing estate; citizens of reciprocity-group countries can go up to 6 apartments / 3 villas.
The older “one property” reading was not removed; it was refined in this framework. These limits set the total acquisition ceiling for a foreign individual. If you target multiple properties or a portfolio, a TRNC company structure is a separate option. The table below summarises the limits; the exact position is property-specific.
THE PERMISSION PROCESS
The Permission to Purchase (PTP) process 2026
No official target has been published for the Council of Ministers permission (PTP) decision time; you may use the property meanwhile.
If taxes are not paid within 75 working days of approval, the permission can lapse; the transfer window is 1 year from approval. If a contract exceeding the acquisition entitlement is notified on time, an additional 1% fee applies on the sale price; if notified late, 3% applies — neither is an ownership cap, both are notification/compliance fees. Use our tax calculator and our 9-step PTP guide for acquisition costs. Verify the current fee rates with a licensed lawyer.
BUYING VIA A COMPANY
Buying through a TRNC company
For a portfolio or multiple properties, a TRNC company follows different rules and is assessed separately from the individual acquisition limits.
Get legal and tax advice on the structure and tax impact; ownership, management and transfer rules diverge from an individual purchase. Readers who want an end-to-end overview for the foreign buyer can see our A-Z foreign-buyer guide. This content is not legal or financial advice.
Key takeaways
Acquisition limits (11 May 2026 decree)
A foreigner may acquire up to 1 home (land ≤1,338 m²) OR 3 apartments OR 1 detached house (land ≤3,300 m²) OR 2 villas in a housing estate. Citizens of reciprocity-group countries can go up to 6 apartments / 3 villas. The older "one property" reading was refined, not removed.
80% project foreign-sales cap
At most 80% of a housing project may be sold to foreign buyers; the remaining 20% is reserved for TRNC citizens. In popular projects the foreign quota can fill quickly; ask about the remaining quota per project in advance.
50% same-plot / nationality rule
More than half of the units on the same plot cannot be sold to buyers of the same nationality or to first-degree relatives. This is a diversity/distribution restriction, not an ownership cap; if planning a bulk purchase, review this limit with your lawyer in advance.
Permission (PTP) and fee window
No official target has been published for the Council of Ministers permission (PTP) decision time — do not claim a duration; you may use the property during the process. If taxes are not paid within 75 working days of approval, the permit can lapse; the transfer window is 1 year from approval. If a contract exceeding the acquisition entitlement is notified on time, an additional 1% fee applies on the sale price; if notified late, 3% applies — neither is an ownership cap, both are compliance/notification fees.
Buying via a TRNC company
For portfolios or multiple properties, a TRNC company follows separate rules. Get legal and tax advice on the structure and tax impact; this route is distinct from the individual acquisition limits.
| Rule | Limit / Cap | Notes |
|---|---|---|
| Project foreign-sales cap | 80% | Of a single housing project; the remaining 20% is reserved for TRNC citizens |
| Same-plot / nationality limit | 50% | More than this share of units on the same plot cannot go to the same nationality / first-degree relatives |
| Apartments | up to 3 | Total per foreign individual |
| Villas (housing estate) | up to 2 | Applies within housing-estate projects |
| Detached house | 1 · ≤3,300 m² | Plot may not exceed 3,300 m² |
| Home (with land) | 1 · ≤1,338 m² | Single-home condition; confirm the exact position with a lawyer |