North Cyprus Foreign Ownership Rules 2026: What Actually Changed
Project foreign-sales cap
Remaining 20% reserved for TRNC citizens
Same-parcel/nationality limit
Not an ownership cap — a distribution rule
Apartments / villas / house
Per-buyer limit
Transfer fee
General foreign group, flat rate
THE SHORT ANSWER
Can foreigners still buy property in North Cyprus in 2026?
Yes. The 11 May 2026 decree keeps foreign purchase open. A “7% district + 3% national cap” claimed in some older posts could not be confirmed in an official source — the decree’s real rules are an 80% project cap and a 50% same-plot restriction.
Foreign purchase is not banned — it is regulated. The 11 May 2026 decree adds two layers: project- and plot-level distribution rules, plus per-buyer property limits. The Council of Ministers Permission to Purchase (PTP) process also remains in force for every foreign purchase.
This post covers what the decree introduced, how the 80%/50% rules work, the current per-buyer limits, the PTP process in 2026, and buying via a TRNC company. Rates and rules change; confirm with a licensed lawyer before proceeding.
THE NEW DECREE
What did the 11 May 2026 decree change?
The 11 May 2026 decree introduced new project- and plot-level distribution rules (80%/50%) and clarified the per-buyer property limits.
The change is twofold. First, new project- and plot-level distribution rules: at most 80% of a housing project may be sold to foreigners, and more than half the units on the same plot cannot go to buyers of the same nationality. Second, property limits that define what a single buyer may hold: 3 apartments, 2 villas in a complex, or 1 detached house on a plot not exceeding 3,300 m².
A “7% district + 3% national ownership cap” claimed in some older posts does not appear in this decree and could not be confirmed in the owner’s primary-source review. For the full process and context see our foreign investor hub.
HOW THE RULES WORK
How do the 80% / 50% rules work?
The 80% rule limits how much of a housing project may be sold to foreigners; the 50% rule prevents more than half the units on the same plot from going to buyers of the same nationality. Neither is an “ownership cap” — both are distribution/quota rules.
The project cap operates like a quota: as a popular project’s foreign sales approach the 80% threshold, new foreign purchases there can be restricted. The same-plot rule serves a different purpose — it prevents the majority of units in a complex from concentrating in a single nationality, preserving buyer diversity.
These two rules are entirely distinct from the “7% district + 3% national cap” claimed in some older posts — that claim could not be found in an official source and has been removed. That is why confirming the current quota position in your target project up front, as a buyer, matters; your lawyer can verify the project-specific current position through the developer or the Land Registry.
PER-BUYER LIMITS
How many properties can a foreigner own?
Up to 3 apartments, OR 2 villas in a complex, OR 1 detached house on a plot not exceeding 3,300 m²; bare land is capped at 1,338 m² with one house. Citizens of reciprocity-group countries can go up to 6 apartments or 3 villas.
These are alternative options, not combinable rights: you take either the apartment route (up to 3), the villa route (up to 2 in a complex), or the detached-house route (1 house on a plot not exceeding 3,300 m²). For bare land the cap is 1,338 m² with one house. For citizens of countries that recognise the TRNC and grant TRNC citizens the same right (the reciprocity group), the limits rise to 6 apartments or 3 villas.
These limits operate alongside the 80% project cap and the 50% same-plot rule — meeting one does not exempt you from the other. If your portfolio would exceed these individual limits, a TRNC company route follows separate rules (see below).
PERMISSION TO PURCHASE
How does Permission to Purchase (PTP) work in 2026?
No official target has been published for how long the PTP decision itself takes. The contract must be registered at the Land Registry within 1 month of signing; the fee is due within 75 business days of the approval being published or the permit is voided; the transfer must complete within 1 year of approval.
Council of Ministers approval remains in force for every foreign purchase. No official target has been published for the decision time — some unofficial secondary sources estimate a few months, but do not claim a figure and confirm with your lawyer at the time of the transaction.
Three timing rules must not be confused: the contract must be registered within 1 month of signing (RG 87/2026); the fee is due within 75 business days of the approval being published — this is not the PTP decision itself, but the tax-payment window AFTER approval; and the transfer must complete within 1 year of approval or the permit lapses. Cost it in advance with our tax calculator and the PTP 9-step guide.
THE COMPANY ROUTE
Is buying through a TRNC company different?
Yes — buying via a TRNC company follows separate rules and is typically used for larger portfolios; get legal and tax advice on the structure.
A TRNC company operates differently from the individual-buyer limits and is usually chosen for portfolios that exceed the individual limits. But the structure carries additional legal and tax obligations, so specialist advice is essential before proceeding.
Which route fits depends on your goals. For wider context see our buying costs guide; always confirm the exact position with a licensed lawyer.
Key takeaways
80% project cap
Under the 11 May 2026 decree, at most 80% of a housing project may be sold to foreign buyers; the remaining 20% is reserved for TRNC citizens. As popular projects approach this cap, the window for foreign purchase can close quickly — ask about the remaining quota per project in advance.
50% same-plot rule
More than half the units on the same plot (the portion beyond 50%) cannot go to buyers of the same nationality or first-degree relatives. This is a distribution restriction, not an ownership cap — it aims to preserve buyer diversity within a project. A "7% district + 3% national" cap claimed in some older posts could not be confirmed in an official source and has been removed; it likely conflated the decree's real 3% figure (a late-notification surcharge, see below) with an ownership cap.
Per-buyer limit + PTP
Up to 3 apartments, OR 2 villas in a complex, OR 1 detached house on a plot not exceeding 3,300 m²; bare land is capped at 1,338 m² with one house. Council of Ministers Permission to Purchase (PTP) still applies; no official target has been published for how long the decision itself takes — the often-confused 75 business days is not the PTP decision, but the window to pay taxes AFTER approval.
TRNC company route
A TRNC company follows separate rules and suits larger portfolios; get legal and tax advice. The structure operates differently from the individual-buyer limits.
| Rule / property type | Limit | Area / plot cap | Notes |
|---|---|---|---|
| Project foreign-sales cap | at most 80% | Per project | Remaining 20% reserved for TRNC citizens |
| Same-plot/nationality limit | cannot exceed 50% | Per plot | Distribution rule — not an ownership cap |
| Apartments | Up to 3 | — | One ownership option |
| Villas in a complex | Up to 2 | — | Alternative to apartments |
| Detached house | 1 | ≤ 3,300 m² plot | Plot cap cannot be exceeded |
| Bare land | One house | ≤ 1,338 m² | Limited to one house |