How Much Does It Cost to Buy Property in North Cyprus? 2026 Fees & Taxes

WHY IT MATTERS

How much does it cost to buy property in North Cyprus?

Budget about 10-15% above the listed price. The main lines are 4% on a foreign buyer’s 1st property (5.5% on the 2nd, 6% on the 3rd) (temporary rate, to 5 Jan 2027), 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 — that figure circulates online but does not match the current schedule. Confirm every rate below with a licensed KKTC lawyer before you rely on it, because the exact split and any current exemptions are property-specific.

This guide walks each cost line, then shows a worked £150,000 resale example so you can see how the total lands.

TRANSFER FEE

Transfer fee: from the old 9% and 12% to the October 2026 rates

4% on a foreign buyer’s 1st property (5.5% on the 2nd, 6% on the 3rd) (temporary rate, to 5 Jan 2027). The foreign-buyer transfer fee is 4% of the higher of the contract price or the Land Registry value. 9% from 15 May 2025 to 6 October 2026 (previously 12%); the temporary rates above apply from 7 October 2026.

Confirm with your lawyer how payment is split between contract registration and transfer. For the deeper breakdown of title-deed taxation, see the linked title-deed tax guide below.

VAT / KDV

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. Ask the seller and your lawyer to confirm whether VAT has already been settled on the unit before you budget for it.

OTHER COSTS

Stamp, transformer & the 4% commission cap

Stamp duty is 0.5%, the transformer/infrastructure contribution is roughly £1,500-3,000, and agent commission is capped at 4% (plus VAT).

The deed family also affects your position and paperwork — a kat irtifak (construction servitude) title behaves differently from a full title. Read the linked deed comparison and the safety guide before committing.

WORKED EXAMPLE

Worked example — £150,000 resale

On a £150,000 resale for a foreign buyer’s 1st property, price + 4% transfer (£6,000) + 0.5% stamp (£750) + transformer (~£2,000) + commission (up to 4%, £0–6,000) totals approximately £158,750–164,750.

A new build would add 5% VAT on top. These figures are illustrative — confirm every line with a lawyer, because the assessed value and any current exemptions can move the total.

COMMON MYTH

Is 17.5% the transfer tax?

No. 4% on a foreign buyer’s 1st property (5.5% on the 2nd, 6% on the 3rd) (temporary rate, to 5 Jan 2027). 9% from 15 May 2025 to 6 October 2026 (previously 12%); the temporary rates above apply from 7 October 2026. 17.5% is not the transfer fee and should not be used in your budget.

Total acquisition costs usually land around 10-15% over the price once transfer, stamp, transformer and commission are added — and VAT where a new build applies. Verify the current figure with a KKTC Bar-registered lawyer, since published rates change.