North Cyprus Title Deed Fees and Buying Costs 2026: Worked Examples

The main costs a buyer pays when buying a home in North Cyprus (TRNC) are the title deed transfer fee, 0.5% stamp duty on the sales contract, VAT on new-build homes, legal fees and electricity and water connections. Under the rates applied temporarily from 7 October 2026 until 5 January 2027, the title deed transfer fee for citizens of countries that do not recognise the TRNC is 4% on the first property. Based on the worked example below, you should budget for extra costs of roughly 6–7% of the price on a resale home, and roughly 12–15% on a new home bought from a developer.

What costs do you pay when buying a home in North Cyprus?

The asking price of a home in North Cyprus is only part of the total cost. On the buyer's side, the items you will generally face are:

• Title deed transfer fee: The fee paid on transfer of the title deed, and the largest single item.
• Stamp duty: 0.5% of the sales contract price.
• VAT: Only on new homes bought from a developer.
• Legal fees: For the title deed search, the contract and the purchase permit process.
• Electricity and water: Connection charges and subscription costs.
• Other: Notary certifications and, if you take out a loan, the mortgage registration fee.

Once you own the property, there is the annual property tax paid to the municipality and, if you let the home, tax on the rental income. We cover each of these items below.

North Cyprus title deed transfer fee 2026: temporary rates

Title deed fees were reset by the Land Registry and Cadastre Department (Fees and Charges) (Amendment) Regulation. The new rates apply temporarily from 7 October 2026 until 5 January 2027. The rates below are total rates that include, in addition to the transfer fee, the shares for the Immovable Property Commission and the Housing Unit.

Citizens of countries that do not recognise the TRNC

For citizens of countries such as the United Kingdom, Germany, Russia and Iran:

• 1st property: 4%
• 2nd property: 5.5%
• 3rd property: 6%

Citizens of countries that recognise the TRNC (Turkey)

• 1st and 2nd property: 4%
• 3rd and 4th property: 5.5%
• 5th and 6th property: 6%

TRNC citizens, gifts and mortgages

• First acquisition by TRNC citizens (once only, within size limits): 2% (reduced from 3%). Second acquisition: 4% (reduced from 6%).
• Gifts: 0.2% from parent to child; 0.4% between spouses or from grandparent to grandchild; 3% for other gifts. Transfer to a company in which the person holds at least 25% of the shares: 1%.
• Mortgage registration: 1% of the maximum secured amount.

The 6% base rate (3% reduced rate on a first purchase) and the rates of up to 12% for foreigners that you may still come across online date from before 7 October 2026 and are no longer current. If you see tables showing different rates, go by the current regulation published in the Official Gazette. Transactions started during the temporary period continue at these rates.

Timing also matters for foreign buyers: under Decree No. 89/2026, once the purchase permit is published in the Official Gazette, the transfer fees must be paid within 75 working days, otherwise the permit lapses.

Note: The title deed fee rates are temporary and may change after 5 January 2027. Because the rules change often, always confirm the current rate with a lawyer or with Dornika before you proceed.

Stamp duty: 0.5% of the sales contract

The sales contract is subject to stamp duty (pul vergisi) of 0.5% of the contract price, and this is usually paid by the buyer. Under the general rule of the Stamp Duty Law, contracts must be stamped within 1 month of signing; late stamping leads to a penalty. The Inland Revenue Department's circular No. 5/2024 states that if the price in the contract is written as "price + VAT", the VAT is also included in the stamp duty base.

Common practice in the property market is for the sales contract to be stamped and lodged with the Land Registry within 21 days of signing. Foreign buyers must also register the contract and apply for a purchase permit within 1 month. We explain the process in detail in our guide to buying property in North Cyprus as a foreigner.

Do you pay VAT when buying a new home?

VAT on new homes bought from a developer is usually 5% and is mostly paid on handover. No VAT is payable on resale homes (bought from an individual). As the rate may change, have your lawyer confirm it before you sign the contract.

Always check whether the price in the contract is VAT-inclusive or written as "price + VAT". This distinction affects both the total amount you will pay and the base for stamp duty. You can explore new-build options on our North Cyprus housing projects page.

Lawyer, electricity and water connection and other costs

The amounts below are approximate, based on ranges quoted by agencies, and vary by area, property and service provider:

• Legal fees: approximately £1,500–£2,500 + 16% VAT, i.e. approximately £1,740–£2,900 including VAT.
• Electricity distribution/connection charge: approximately £1,500–£5,000.
• Water and electricity subscriptions: approximately £220 and £200 respectively.
• Notary: approximately £15 per document.
• Mortgage registration: 1% of the secured amount if you take out a home loan.

Under 89/2026, a newly purchased home cannot be given a permanent or temporary electricity or water connection until all taxes and fees have been paid. So when planning connection costs, you also need to schedule the fee payment. For up-to-date information on electricity tariffs and deposits, see KIB-TEK's official website.

Worked example: total purchase costs for a £150,000 home

This section is an example only and not a firm quote. The calculation uses the rates applied temporarily from 7 October 2026 and the approximate ranges above. Assumptions: the buyer is a citizen of a country that does not recognise the TRNC (for example, the United Kingdom) and this is their first property in North Cyprus; the title deed transfer fee is 4%. For simplicity, the fee is calculated on the sale price; the value used for the fee is finalised during the transaction. Amounts are shown in pounds sterling; confirm which currency and exchange rate the payment will be made in at the time of the transaction.

Example 1: £150,000 resale home

• Stamp duty (0.5% × £150,000): £750
• Title deed transfer fee (4% × £150,000): £6,000
• VAT: none on a resale home, £0
• Legal fees (incl. VAT): £1,740–£2,900
• Water and electricity subscriptions: approximately £420
• Total extra costs: approximately £8,910–£10,070 (roughly 6–7% of the price)

For a home with an existing connection, check before buying whether an electricity connection charge is also needed; if so, add it to the total.

Example 2: £150,000 + VAT new home from a developer

• VAT (5% × £150,000): £7,500
• Stamp duty (0.5% × £157,500, as the contract is "price + VAT"): £787.50
• Title deed transfer fee (4% × £150,000): £6,000
• Legal fees (incl. VAT): £1,740–£2,900
• Electricity connection charge: £1,500–£5,000
• Water and electricity subscriptions: approximately £420
• Total extra costs: approximately £17,950–£22,610 (roughly 12–15% of the price)

If the same buyer is purchasing a second property, the title deed transfer fee rises to 5.5%, and to 6% on a third. For citizens of the Republic of Turkey, the rate is 4% on the first two properties. For your own scenario, you can work out currency conversion and loan repayments with our mortgage and currency calculators.

After you own the home: property tax and rental income

Annual property tax is paid to the municipality and calculated per square metre. The amount varies by municipality and is generally quite low; you can find out the current amount from your local municipality.

If you plan to let the home, keep two points in mind. First, the tenancy agreement is also subject to stamp duty: the rate is 0.5% of the total contract value, including the rent plus items such as the deposit and service charges, and the agreement must be stamped within 1 month of signing. Second, rental income is taxed, and the rate may differ depending on whether the rent is in TL or a foreign currency; confirm the current rate with the Inland Revenue Department or your accountant. You can browse the rental market in our North Cyprus homes for rent listings.

Which tax does the seller pay?

On sale, the seller also pays a tax on the declared sale value; this is commonly referred to as capital gains tax or withholding tax. The rate differs depending on whether the seller is an individual or a professional (a company or someone who sells frequently). Since the rate and any exemptions depend on the seller's circumstances, if you are the seller, always confirm the current rate with a lawyer or accountant. What matters for you as a buyer is that the contract states clearly who pays which cost.

How Dornika can help

At Dornika, we share the tax and fee calculations with you transparently before you buy, and we follow the contract and title deed process together with independent lawyers. To pin down your budget, you can explore our real estate consultancy service or get in touch with us.

Frequently asked questions

How much is the title deed transfer fee in North Cyprus?

Temporarily from 7 October 2026 until 5 January 2027, the title deed transfer fee for citizens of countries that do not recognise the TRNC is 4% on the first property, 5.5% on the second and 6% on the third. Because the rates are temporary, they should be confirmed before any transaction.

How much title deed fee do Turkish citizens pay in North Cyprus?

Under the temporary rates, citizens of the Republic of Turkey pay a title deed transfer fee of 4% on the first and second property, 5.5% on the third and fourth, and 6% on the fifth and sixth.

Do you pay VAT when buying a home in North Cyprus?

VAT on new homes bought from a developer is usually 5% and is mostly paid on handover. No VAT is payable on resale home purchases.

When is stamp duty paid in North Cyprus?

The sales contract is subject to stamp duty of 0.5% of the price and, under the general rule of the Stamp Duty Law, must be stamped within 1 month of signing. In practice, having the contract stamped immediately after signing is the safest course.

When do I need to pay the title deed transfer fee?

For foreign buyers, under 89/2026, the transfer fees must be paid within 75 working days of the purchase permit being published in the Official Gazette; otherwise the permit lapses. The title deed transfer must also be completed within 1 year.

How much is annual property tax in North Cyprus?

Annual property tax is paid to the municipality, calculated per square metre and generally low. As the amount varies from one municipality to another, ask your local municipality for the current figure.