TRNC Title Deed Types: Turkish Title, Equivalent, Allocation and Condominium Ownership

In TRNC, the title deed is called a "kocan", and there are three main types: the pre-1974 Turkish title deed based on ownership prior to 1974, the equivalent (Exchange) title deed given to Turkish Cypriots who left property in the South, and the allocation title deed distributed by the state after 1974. For apartments, a separate sectional title deed (kat mülkiyeti) is issued for each independent unit after the project is completed. The general consensus is that the Turkish title deed carries the lowest risk, whilst the allocation title deed is the least clarified type.

What is a title deed (kocan), and why does the title deed type matter in TRNC?

In Northern Cyprus, "kocan" is the official title deed demonstrating ownership. What determines the type of title deed is who owned the land prior to 20 July 1974 and how ownership was transferred thereafter. Consequently, two adjacent plots can have entirely different histories and, therefore, different title deed types.

Rather than affecting the validity of the property under TRNC law, the type of title deed impacts the risk of potential international legal disputes in the future and how comfortable the buyer feels with their purchase. Therefore, alongside listing price, location, and square metres, the title deed type should also form a key part of your buying decision. We have detailed the general process for international buyers in our guide on buying property as a foreigner in TRNC.

What is a Turkish title deed?

A Turkish title deed is issued for land owned by Turkish Cypriots or non-Greek foreign nationals prior to 20 July 1974. Because the chain of ownership traces back uninterrupted to Turkish or foreign owners prior to 1974, it is generally considered the lowest-risk title deed type, including internationally.

However, do not rely solely on the listing text or the seller's statement when encountering the phrase "Turkish title deed"; always have a lawyer verify the deed type through Land Registry records. As explained below, be cautious of the risk of different title deed types being presented as "Turkish title deeds".

What is an equivalent (exchange) title deed, and is it risky?

Equivalent title deeds were granted to Turkish Cypriots who left property in the South, in exchange for properties in the North previously owned by Greek Cypriots. These deeds are fully valid under TRNC law.

The source of risk is international: theoretically, the former Greek Cypriot owner of the property could make an international claim. This possibility positions an equivalent title deed a step behind a Turkish title deed. If you are considering a property with an equivalent title deed, the key is to understand this risk and make your decision accordingly.

What is the Immovable Property Commission (IPC)?

Claims by Greek Cypriots regarding their former properties in the North are submitted to the Immovable Property Commission (IPC) established in TRNC. In its Demopoulos decision of 1 March 2010, the European Court of Human Rights deemed the IPC an effective domestic remedy for these claims. As of June 2025, 8,160 applications had been submitted to the Commission, of which 2,171 were concluded, with a total of £538 million in compensation approved. Meanwhile, the Council of Europe presents a different assessment regarding how broadly the scope of this decision can be interpreted. In short, the matter remains legally and politically debated, and absolute guarantees cannot be provided.

What is an allocation title deed, and why is it considered the riskiest type?

An allocation title deed (also known as a TMD deed) is issued for land allocated by the state after 1974 to various groups, including individuals who owned no property in the South, settlers, and veterans. Allocation deeds are considered the category with the least clarified legal status and generally carry the highest risk.

Another point to watch out for: be vigilant against the risk of an allocation title deed property being presented as a "Turkish title deed". For this reason, if you are considering an allocation title property or are unsure of the deed type, always have an independent lawyer conduct a title search before making a decision.

No title deed type can come with an "international recognition guarantee". Turkish title deeds are generally considered the lowest-risk type; however, every property has its own history, and risk assessment must be carried out on a property-by-property basis.

What is a sectional title deed (kat mülkiyeti), and when is it issued?

A sectional title deed is an individual title deed issued for each independent unit (apartment) in a building or complex. Sectional title is a concept distinct from the three types mentioned above; therefore, when buying off-plan or in an apartment block, both the title deed type of the underlying land and the sectional title process must be checked separately.

When purchasing off-plan (during construction), the developer's land remains under a single title deed. Individual unit title deeds are issued only after construction is completed and sectional title registration is performed. This timeframe varies from project to project, typically taking 6–24 months, and in some projects 1–3 years after key handover. In short, you may not receive your title deed on the day you collect your keys. Decree-Law No. 89/2026 has introduced new deadlines for sectional titles and planning approvals; confirm with your lawyer how these deadlines apply to your project as of November 2026.

Long-term leasing

Law No. 52/2008 regulates long-term leasing alongside foreign property acquisitions. If you encounter a structure such as a long-term lease on state land, be aware that this differs from freehold property ownership, and have your lawyer review the exact rights you acquire in detail.

Title deed checklist when buying off-plan property

Many foreign buyers purchasing in new residential developments across Iskele (Long Beach), Esentepe, or around Kyrenia buy an apartment whose individual title deed has not yet been split. In this scenario, follow these steps to mitigate risk:

• Verify the land's title deed type. Confirm through Land Registry records whether the land the project sits on is Turkish, equivalent, or allocation title.
• Conduct a search for mortgages and encumbrances. Your lawyer should check the Land Registry to ensure there are no mortgages, caveats, or injunctions on the developer's land.
• Address existing mortgages in the contract. If there is a mortgage on the land, a mechanism specifying how and when your apartment will be cleared from that mortgage must be drafted into the contract.
• Register the contract immediately. Having the contract stamped and registered at the Land Registry secures your legal rights. Under Law 89/2026, foreign buyers must complete registration and submit their purchase permit application within 1 month.
• Attach plans and technical specifications. Floor plans, specifications, and common area details should be annexed to the contract.
• Include penalty clauses for delays. Contractual penalties for late delivery should be explicitly stated in the agreement.
• Ask for the sectional title timeline. Request written confirmation of when the individual unit deed will be issued and what obligations the developer holds regarding this process.

Remember that the Council of Ministers attaches the condition that the property must be free of encumbrances when granting purchase permits to foreign nationals. Due to this requirement, resolving how a mortgage on a land plot will be lifted is particularly crucial for foreign buyers.

How do I find out the title deed type, and who should I ask?

The most reliable method is a title search conducted by an independent lawyer using Land Registry records. In addition to the title deed type, this search reveals the registered owner, plot details, and any mortgages, liens, or legal restrictions on the property. Verbal assurances from the seller or agent cannot replace this investigation.

Once you confirm the title deed type, factor in buying costs: for land registry fees and other items, refer to our article on costs and taxes when buying a house in TRNC. You can also explore completed properties with individual deeds in our TRNC properties for sale listings.

How does Dornika assist you?

At Dornika, working alongside independent lawyers, we examine land records, deed types, mortgage and lien statuses, and planning permissions prior to purchase. If you are interested in a specific property or project, visit our real estate consultancy page, or explore our investment consultancy services for long-term evaluations.

Frequently asked questions

Which is the safest title deed type in TRNC?

The general consensus is that Turkish title deeds, issued for land owned by Turkish Cypriots or non-Greek foreigners prior to 1974, represent the lowest-risk category. However, the legal history of every property should be investigated independently.

Is buying a house with an equivalent title deed risky?

Equivalent title deeds are fully valid under TRNC law. The risk arises from the theoretical possibility of the former Greek Cypriot owner making an international claim, which is why it is considered one step riskier than a Turkish title deed.

What is an allocation title deed?

An allocation title deed is granted by the state for land allocated after 1974 to individuals who owned no property in the South, settlers, or veterans. It is generally considered the least clarified and highest-risk deed type.

When is the title deed issued for an off-plan apartment?

Individual unit title deeds are issued after construction is completed and sectional title registration is finalised. This process can take 1–3 years post-handover; it is recommended to have this schedule included in your contract.

How can I find out the title deed type?

The most reliable way is through a property search performed by an independent lawyer using Land Registry records. This search reveals the deed type, registered owner, and any encumbrances like mortgages or liens.

What is the function of the Immovable Property Commission?

The Immovable Property Commission is a TRNC body that examines claims by Greek Cypriots regarding properties in the North and can award compensation. The European Court of Human Rights recognised the Commission as an effective domestic remedy in its 2010 Demopoulos decision.