This page lists 156 new-build developments in North Cyprus from 68 developers. By area: Kyrenia (69), Iskele (47), Famagusta (28), Morphou (8), Nicosia (4). Of these, 36 are already complete. Expected completion for the others: 2026 (22), 2027 (31), 2028 (15), 2029 (1). The purchase limit for foreign buyers, the extra costs and the title deed are covered below.
Buying in North Cyprus: a practical guide
New residential projects in North Cyprus (TRNC) — area overview
The figures below are calculated from the projects published on satisofisi.com and are updated as new projects are added.
Published projects
156
Developers
68
Total units (known)
26.733
Ready / immediate delivery
36
Projects by apartment type
2-bedroom 104
1-bedroom 95
3-bedroom 64
Studio 51
4-bedroom 28
5-bedroom 4
Recently added projects
Delivered
satisofisi.com Editorial Desk · Data last updated: 24 October 2026
All projects
The Blue Residence
Noyanlar Group of Companies
Long Beach, Iskele
from £120.000
Olea Residence
Noyanlar Group of Companies
Geçitkale, Famagusta (Gazimağusa)
from £73.000
★
Planned delivery: January 2028
★
Project Comparison Table
| Project | Developer | Unit Types | Delivery Date | Location |
|---|---|---|---|---|
| The Blue Residence | Noyanlar Group of Companies | 1-bedroom, 2-bedroom, 3-bedroom | Planned delivery: December 2026 | Long Beach, Iskele |
| Ocean Life Residence | Noyanlar Group of Companies | 1-bedroom, 2-bedroom | Planned delivery: 2028 | Iskele, Iskele |
| Solmaris | Noyanlar Group of Companies | 4-bedroom | Planned delivery: 2027 | Iskele, Iskele |
| Sea Pearl Residence | Noyanlar Group of Companies | 1-bedroom, 2-bedroom, 3-bedroom, 3-bedroom Villa | Planned delivery: 2028 | Iskele, Iskele |
| Sea Life Plus | Noyanlar Group of Companies | 1-bedroom, 2-bedroom | Planned delivery: 2028 | Iskele, Iskele |
| Riverside Life Residence | Noyanlar Group of Companies | 1-bedroom, 2-bedroom | Planned delivery: 2026 | Iskele, Iskele |
| Olea Residence | Noyanlar Group of Companies | 1-bedroom, 2-bedroom, 3-bedroom | Planned delivery: 2027 | Geçitkale, Famagusta (Gazimağusa) |
| Four Seasons 3 | Noyanlar Group of Companies | 1-bedroom, 2-bedroom | Planned delivery: 2027 | Iskele, Iskele |
| Bellagio | Noyanlar Group of Companies | Studio, 1-bedroom, 2-bedroom | Planned delivery: 2027 | Iskele, Iskele |
| Edremit Villas | Cyprus Constructions | 3-bedroom Villa | Planned delivery: January 2028 | Edremit, Girne (Kyrenia) |
| Hawaii Homes | Cyprus Constructions | Studio | — | Esentepe, Girne (Kyrenia) |
| La Palazzo | Noyanlar Group of Companies | 1-bedroom, 2-bedroom, 3-bedroom, 4-bedroom | Planned delivery: 2027 | Kalecik, Iskele |
To filter these projects by your criteria and request current price information:
Search Projects Before buying in North Cyprus: the Buyer Guide
Buying as a foreigner
North Cyprus (TRNC) — short summary, details in the guide
- The general limit is three apartments; for citizens of states that recognise the TRNC and meet reciprocity conditions it is six.
- In housing projects, sales to foreigners cannot exceed 80% of all units in the project.
- The sales contract must be registered at the Land Registry within one month after taxes are paid, and the purchase permit must be applied for within the same period.
Detailed guide: Yabancılar KKTC'de Ev Alabilir mi? 2026 Kuralları (in Turkish)
The rules are set by time-limited decrees and may change; date and details are in the guide. General information only; rules can change, so confirm the current rule with an official source and a qualified adviser before any transaction.
Guides for North Cyprus (TRNC)
- North Cyprus Off-Plan: Developer Mortgages, Title Deed Delays and Your Payments
- Buying in North Cyprus for the First Time: Recognition, Banks and Currency
- How Long Can You Stay in North Cyprus If You Buy a Home?
- İskele and Long Beach: An Area Guide for New-Build Buyers
- Kyrenia (Girne) Area Guide for New-Build Buyers
- North Cyprus Buyer's Guide
Frequently asked questions
Where are the new developments in North Cyprus?
By area, with the number of developments in brackets: Kyrenia (69), Iskele (47), Famagusta (28), Morphou (8), Nicosia (4). As a rule of thumb, buyers who want to live here all year tend to look at Kyrenia; Famagusta suits buy-to-let aimed at students; Iskele and Long Beach suit a holiday home you let out, though winters there are quiet.
When are the new-build developments due for completion?
36 of the developments listed are already complete. Expected completion by year (number of developments in brackets): 2026 (22), 2027 (31), 2028 (15), 2029 (1). You can filter by completion year.
How many properties can a foreigner buy in North Cyprus?
Up to three apartments, under Decree-Law 119/2026 (Official Gazette No. 196, 6 October 2026). Citizens of countries that recognise the TRNC and give TRNC citizens the same right can buy up to six. Villas and land have their own limits. The decree is temporary, so check which version is in force before you sign.
What do you pay on top of the purchase price?
Title deed transfer fee: 4% on your first property, 5.5% on the second and 6% on the third. These rates apply until 5 January 2027. VAT on a home of up to 300 m² is 5%, and stamp duty is 0.5% of the contract value. Budget separately for your lawyer and for registering the contract.
Do you get residency if you buy?
You can apply for a residence permit as an owner. If the title deed is already in your name, the permit runs for 10 years for a property of £300,000 or more and 5 years below that, with no income test. If you only have the sales contract, the permit is for 5 years; under £300,000 you also need to show a monthly income of at least the TRNC minimum wage. These rules have applied since October 2026 (Official Gazette Nos. 193 and 194). Buying a home does not give you citizenship.
What should a lawyer check about the title deed?
Ask an independent lawyer, not the developer's, to check the title of the land the development stands on, whether there is a mortgage on it, and whether the contract can be registered at the District Land Office within the one-month deadline. Claims by pre-1974 owners are dealt with by the Immovable Property Commission (TAMK). Getting the keys and getting the title transferred into your name are separate steps.
How do I find out the price?
If a developer has published a starting price, it appears on the project card and page as “from …”; if not, no price is shown. For the current, binding price, fill in the “Request Current Price Information” form on the project page: your request reaches the satisofisi.com team, who will contact you. A starting price is not a final sale price. See our Editorial Policy and Disclaimer pages for details.
This information is for general guidance; please confirm with the developer before any transaction — Disclaimer · Editorial Principles