North Cyprus Property Budget Calculator Indicative price ranges by area, property type and size — so you can ground your search in real numbers from the outset.
Methodology & Data Sources ＋
What’s behind the numbers

Property price ranges are drawn from live asking prices across our vetted development partners in each of the six areas covered — Kyrenia, Famagusta, Iskele, Esentepe, Lapta, and Nicosia. We do not use national averages or third-party listing aggregates; every range reflects stock we can actually show you.

How the acquisition costs are built
  • Stamp duty (0.5%) — applied on exchange, per TRNC land registry rates
  • VAT (5%) — new-build purchases only; resale transactions typically do not attract this charge, as VAT is usually settled once at the point of original sale
  • Land Registry transfer fee (9%) — calculated per current published TRNC transfer rates
  • Legal & Power of Attorney fees — a range drawn from solicitor quotes we’ve verified directly, not estimated
Update cadence

Reviewed and republished quarterly. Property prices move faster than legal fee schedules, so the two are checked on separate cycles internally — this keeps the estimate current without reissuing the whole tool every time a developer adjusts a price list.

What this calculator does not do

It does not price a specific unit, account for furniture packages, mortgage or financing costs, or currency conversion risk on international transfers. It does not replace a solicitor’s completion statement. Treat the output as the number you bring into a conversation with your adviser — not the number you wire.

A quick test, if you want to verify us

Take the “all acquisition costs” figure for any area and compare it against a completion statement from a property you’ve already researched independently, or ask your own solicitor to sanity-check our stamp duty and VAT assumptions against current TRNC rates.

01 — Location
02 — Property Type
03 — Finish Level
04 — Size
90 m²
40 m² 500 m²
05 — Purchase Intent
Kyrenia · Apartment · Standard KYRENIA
£217,800 — £284,625
Indicative range for a 90 m² standard-finish apartment in Kyrenia
Note on property type This calculator is calibrated for new-build and off-plan purchases, which represent the majority of the marketed stock we work with. If you are considering a resale property, the 5% VAT line may not apply — it is typically absorbed within the original purchase and does not arise again on transfer. Your solicitor will confirm the position for any specific property.
Property price £247,500 Mid-range estimate
Reservation deposit £2,000 – £5,000 Secures property off-plan
Stamp duty (0.5%) £1,238 Payable on exchange
VAT (5%) £12,375 New builds only — may not apply on resale
Land Registry transfer fee £22,275 9% of purchase price
Legal & POA fees £1,500 – £3,000 Solicitor + POA if required
Property (mid estimate) £247,500
All acquisition costs (est.) £37,888
Total investment required £285,388

Intelligence note: Kyrenia commands the strongest resale liquidity in North Cyprus. Beachfront and hillside positions carry a 15–25% premium over town-centre equivalents. Off-plan purchases typically offer 20–35% below comparable completed stock.

Personal use: Kyrenia offers strong short-let potential to offset running costs when the property is unoccupied.

How These Figures Are Calculated

Each estimate combines three inputs: current developer asking prices across our partnered projects in the selected area, published TRNC transfer and stamp duty rates, and solicitor-confirmed legal fee ranges. We review the underlying price data quarterly. This is a budgeting instrument, not a valuation — for a figure tied to a real listing, the next step is a conversation with our team.

The figures shown are estimates and indicative only. They are intended to provide a general orientation for budgeting purposes and should not be relied upon as a precise cost projection. Property prices, acquisition costs, and applicable taxes reflect market intelligence as at 2025–2026 and are subject to change. Individual properties will vary — location, specification, developer, and market conditions at the time of purchase will all influence the final numbers. VAT at 5% applies to new-build purchases only; resale properties may not attract this charge. This calculator does not constitute financial, legal, or tax advice. Always engage a registered TRNC solicitor and, where appropriate, an independent financial adviser before entering into any purchase commitment. Speak to an Adviser — No Obligation →