What you actually pay on top of the asking price when buying in North Cyprus: transfer fee, VAT, stamp duty and agency commission, from the Official Gazette tariff in force since 7 October 2026.
The asking price of a home in North Cyprus is not what you will pay in total. Title deed transfer fees, VAT, stamp duty and the agency commission come on top. The rates below are taken from the TRNC Official Gazette and official legislation; items that are not officially fixed are marked as such.
Important: Transfer fees were cut by a temporary regulation on 7 October 2026, valid until 5 January 2027. If you complete after that date, confirm the current tariff with the Land Registry.
1. Title deed transfer fee
Paid when the property is registered in the buyer's name. The rate depends on your nationality and how many properties you own in the TRNC (Official Gazette 197, 7 October 2026).
| Buyer | 1st property | 2nd property | 3rd property |
|---|---|---|---|
| Foreign national (e.g. UK) | 4% | 5.5% | 6% |
| Citizen of Turkey | 4% | 4% | 5.5% (3rd–4th) |
| TRNC citizen, one-off | 2% | — | — |
- The fee may be calculated on the assessed market value set by the Land Registry rather than the price in your contract.
- The TRNC citizen's 2% rate is a one-off for a home up to 200 m² plus one plot, or a business unit up to 100 m².
2. VAT on new-build homes
Buying new from a developer, you pay VAT (2025 VAT Rates Regulation):
- Homes with a covered area under 300 m²: 5%
- Homes of 300 m² or more: 10%
Resales between private individuals are widely reported to carry no VAT, but we could not find the official provision confirming this. Ask your accountant before you buy.
3. Stamp duty
The sales contract is stamped at 0.5%, at the Inland Revenue Office, within one month of signing. Late stamping carries a penalty.
4. Agency commission
Commission is capped by law at 3% to 5% of the sale price (Law 38/2007, s.14); for rentals the same range applies to the total rent. The agent's name, registration number and fee must appear on the transfer document. The VAT rate on commission has not been officially confirmed.
5. Council of Ministers permit (foreign buyers)
Foreign nationals acquire property with a Council of Ministers permit (Law 52/2008):
- The government application fee is half the monthly gross minimum wage (TL 35,446.50 from 1 July 2026).
- As a rule, one property per person: land up to 1,338 m², or a detached house on up to 3,300 m². Citizens of Turkey may buy up to three apartments.
- If the transfer is not made within 6 months of the permit's publication, the permit lapses; if taxes and fees are not paid within 60 working days, the decision is cancelled.
There is no official tariff for lawyers' fees, the lawyer's charge for the permit application, or the electricity transformer contribution often charged on new builds. Get these in writing before you commit.
6. Example: foreign buyer, new apartment, £200,000
| Item | Rate | Amount |
|---|---|---|
| Transfer fee (1st property) | 4% | £8,000 |
| VAT (under 300 m²) | 5% | £10,000 |
| Stamp duty | 0.5% | £1,000 |
| Council of Ministers permit fee | — | TL 35,446.50 |
| Agency commission | 3–5% | as agreed |
| Lawyer, transformer contribution | no official tariff | get a written quote |
This example shows only the items with an official rate. Work out your final total with your lawyer and agency.
7. Title deed type: ask before you ask the price
In North Cyprus the title deed is called a koçan, and its origin matters: Turkish title, pre-1974 foreign-owned, exchange title, allocation title and others. It affects the property's history and possible legal risk. Have an independent TRNC lawyer confirm the deed's origin before you buy.
On deedloom every listing shows the deed type declared by the listing agency, and you can filter your search by deed type.
Sources: TRNC Official Gazette 197 (7 Oct 2026), 101 (15 May 2025), 140 (28 Jul 2026); Laws 52/2008 and 38/2007; 2025 VAT Rates Regulation; Inland Revenue circular S.K:5/2024. This article is not legal or financial advice. Last updated: November 2026.
Kapak fotoğrafı: Girne Eski Limanı — DaenielN, CC BY-SA 4.0 (Wikimedia Commons).