How to check a property and make a safe transaction: step-by-step guideThe construction boom in Northern Cyprus and the role of reliable developers

Buying a property in Northern Cyprus is an attractive opportunity to invest, move or buy a house by the sea. However, as in any foreign jurisdiction, it has its own peculiarities that must be taken into account in order not to face legal risks, protracted disputes or loss of money.

Northern Cyprus differs from other countries in that it has its own legal system, which has developed under the conditions of partial international recognition. This does not make transactions unsafe — on the contrary, thousands of foreigners annually buy apartments, villas and plots here. But it is important to remember: the security of the transaction depends not on beautiful renderings and words of the developer, but on how well you check the object and make the purchase.

In this article, we will take a step-by-step look at how to check a real estate object, what to pay attention to in the documentsи how to conduct a transaction as safely as possible — with minimal risks and full legal protection.

1. Checking the item’s title and history

In Northern Cyprus, the main title document for real estate is a Koçan-an analogue of a certificate of ownership. This is where any serious object verification begins. This document is issued by the Cadastral Office (Tapu Office) and contains all the key data: owner, land type, location of the plot, cadastral numbers, etc.

Types of titles in Northern Cyprus:

1. Turkish Title Deed

The safest type of title. The land was owned by Turkish Cypriots until 1974. Such properties are available to foreign buyers and do not cause legal disputes.

2. ExchangeTitle

Issued to Turkish Cypriots in exchange for lost land in the south of the island. Usually also secure, but checking your ownership history is recommended.

3. TMD (Tahsis Title)

State land transferred to members of the Turkish army, civil servants, and other categories. Security depends on the specific case — it is mandatory to involve a lawyer for verification.

4. Foreign (British) titles

Rare, but possible. This is land that was owned by British citizens before 1974. Most often they are safe.

What you need to do at this stage:

• Ask the seller for a copy of Koçan-the original title.
• Check:
  • name of the owner.
  • compliance of data with the seller’s or legal entity’s passport.
  • presence of encumbrances, arrests, liens, mortgages;
  • land category (for residential development or not).
  • exact location and area.
  • whether the title is allocated in a separate Koçan or it is still in the stage of a combined land plot.

Why this is important:

Many buyers are faced with a situation where the property is offered at an attractive price, but the title is still not issued to the seller, or is still waiting to be received. Such cases require special attention and legal support.

2. Legal support and selection of a lawyer

In Northern Cyprus, real estate transactions must be handled through a licensed lawyer. This is a key participant in the process, which directly affects the security and legal purity of the purchase. Unlike in some countries, a notary is not required — it is the lawyer who checks the documents, submits the contract to the cadastre, obtains permits and monitors compliance with the client’s interests.

Why you can’t do without a lawyer:

• Only they can officially request documents from the Tapu Office (Cadastral Office).
• It checks the legal history of the object, the presence of debts and encumbrances.
• Draws up a purchase and sale agreement, recording all important conditions (payment, installments, terms, penalties, buyer’s rights);
• Submits documents for registration of the transaction in the cadastre, which secures your rights;
• Gets Permission to Purchase real estate on your behalf (Permission to Purchaseif you are a foreign citizen.

How to choose a lawyer:

• Preferably work with независни адвокатwho is not affiliated with the developer or agency.
• Check whether the lawyer is a member of the TRNC Bar Association (Barolar Birliği).
• Read reviews, preferably from independent sources.
• Ask for a written price list: which services are included in the support, which are paid separately (transfers, state fees, etc.).

What is important to specify in the contract:

• Full details of the parties (passport, address, contacts);
• Full description of the item (by Koçan).
• Payment terms: schedule, amount of advance payment, currency;
• Seller’s liability for late delivery;
• Guarantees for obtaining a title and a purchase permit;
• Procedure for registration in the cadastre and transfer of property rights.

3. Checking the technical condition and approval documents

Checking legal documents is only part of the process. It is equally important to make sure that the property is built according to the rules, complies with the project and has all the necessary construction and operating permits. This is especially true for secondary real estate and objects under construction.

What you need to check:

1. Building Permit

Without it, the construction of an object is illegal. This is a document that confirms that the construction was approved by the municipality and corresponds to the development plan.

2. Architectural project

You can request project documentation to make sure that the built house or apartment meets the plan approved by the Mayor’s office or other municipal body.

3. Operating Permit (Habitation Certificate / Iskan)

Confirms that the building meets all technical and sanitary standards and can be used for residential purposes. It is especially important to have Iskan when buying ready-made real estate — without it, it is impossible to fully connect to water, electricity and other services.

4. Checking for encumbrances and debts

Some properties may have outstanding debts to contractors, utilities, or the tax service. The lawyer should request a certificate of absence of debt, as well as check whether the property is mortgaged in the bank.

5. Actual state of the object

If we are talking about secondary housing, be sure to conduct an external and internal inspection:

• Quality of finishing and engineering systems;
• No leaks, cracks, or mold.
• Condition of facades, balconies, and common areas (in the case of residential complexes).
• State of communications (water, electricity, sewerage).

If possible, it is recommended to involve a technical specialist or construction expert, especially if you are not on site.

4. Registration of the transaction and submission to Tapu Office

After the purchase and sale agreement is signed and the legal review is completed, the transaction is officially registered with the Tapu Office, the Cadastral Office of Northern Cyprus. This step is key to protecting the buyer’s rights, especially if you are a foreigner.

Why you need to register with Tapu:

• Only after registering the contract with Tapu does the object become legally assigned to you.
• This protects you from double selling or fraud.
• Without registration, you will not be able to get the title (Koçan) even after full payment.

How the process works:

1. The lawyer registers the contract with the Cadastral Office.

This usually happens within 21 days of signing the contract.

2. Applying for a Purchase Permit Permission to Purchase

This is a mandatory procedure for foreigners. The application is submitted through the Ministry of Internal Affairs of the TRNC.

ожидания Waiting time: from 6 to 12 months.

Покупатель The buyer can use the property and live in it until obtaining a permit (if the object is rented out).

3. After receiving the permit, you will be issued a Koçan in the buyer’s name.

This is where tax liabilities are paid (for more information, see the separate article “Taxes when buying real estate in the UK”).

4. If the property was purchased on a mortgage or in installments from the developer, the Koçan will be issued after full payment and closing of debts.

Важно:

• If you buy from a developer at the construction stage, then ownership is registered for a specific apartment or villa, and not for a share in the plot.
• If the property does not already have an individual title, you will become the owner under a registered contract, but the final registration will take place later — after the allocation of Koçan.

5. How to transfer money safely and avoid payment fraud

Financial settlement is one of the most vulnerable stages of a transaction. In Northern Cyprus, there are no escrow accounts in the usual Western format, so it is especially important for the buyer to arrange the payment correctly in order to avoid the risk of losing funds.

How to pay safely:

1. Payment via a lawyer

The most reliable method is to transfer money to the account of a lawyerwho acts as an intermediary. The lawyer receives the money to the account, holds it until the contract is registered, and only then transfers the amount to the seller or developer.

2. Bank transfer to the developer’s account

This is acceptable if you have a formal contractual relationship, payment stages are specified, and the company is verified.

3. Non-cash payments in foreign currency

Cyprus mainly uses Turkish lira, dollars, euros and pounds. Calculations in dollars or euros are the most common practice, despite thefact that all real estate is sold in pounds.

It is important that the contract specifies the currency and clear payment terms.

4. Prepayments and installments

Payment is usually divided into:

• Advance payment (5-30% when signing the contract);
• Construction stages (for example, foundation, box, finishing).
• Final payment upon receipt of keys or title.

5. Acceptance certificates and receipts

At each stage of payment, it is important to receive:

• Certificate of acceptance/transfer.
• A receipt or bank confirmation of payment.
• Updated statement of credited payments.

How to avoid fraud:

• Never transfer money directly without a contract and without the participation of a lawyer.
• Don’t sign contracts without translation and legal analysis.
• Check whether the legal entity (developer or seller) specified in the banking details exists.
• Save all correspondence, receipts, and bank documents-especially if the payment is partially in cash.

6. Common purchase mistakes and how to avoid them

Even in the context of the developing and transparent market of Northern Cyprus, buyers — especially foreign ones — often make mistakes that can lead to financial losses, legal disputes or delays in registration. Below are the key risks and ways to avoid them.

Mistake 1: Purchase without title verification

Risks: lack of ownership rights, legal disputes, inability to issue a Koçan.

How to avoid: check the Koçan through a lawyer, learn the type of title and the history of the land.

Mistake 2: Lack of legal support

Risks: signing unfavorable terms, inability to register a contract, risk of fraud.

How to avoid it: Get an independent lawyer who specializes in TRNC real estate.

Mistake 3: Advance payment without a contract

Risks: loss of funds, inability to return money in case of refusal of the transaction.

How to avoid: pay only after signing the contract, preferably through a lawyer or accompanying lawyer.

Mistake 4: Ignoring construction and maintenance permits

Risks: problems with connecting communications, inability to live officially.

How to avoid this: Check for iskan and construction licenses before signing the contract.

Mistake 5: Incomplete terms and conditions in the contract

Risks: legal conflicts, lack of liability of the seller or developer.

How to avoid it: include all key parameters in the contract: payment schedule, delivery terms, late payment penalties, and liability of the parties.

Mistake 6: Deal without registering with Tapu

Risks: the object does not legally belong to the buyer, and it may be sold again.

How to avoid it: register the contract with the Cadastral Office (Tapu Office) without fail.

Закључак

Buying a property in Northern Cyprus is a real opportunity to invest in a promising market, secure comfortable accommodation by the sea or create a source of rental income. However, with all the advantages of local real estate, it is extremely important to approach the transaction responsibly and consciously.

At first glance, the market looks simple and transparent, especially in tourist areas. But without proper background checks, legal support, and an understanding of local regulations, even an attractive purchase can turn into problems. The most important rule is not to rely solely on the agency or developer, but to conduct an independent legal and technical review.

Following the step-by-step algorithm in this article, you can:

• check the item’s title and history.
• make sure that all permissions are available.
• involve a competent lawyer;
• register the transaction correctly.
• make a payment safely.
• and avoid the typical mistakes faced by novice buyers.

Remember, there are a large number of conscientious and proven developers working in Northern Cyprus, and real estate transactions can be absolutely safe-provided that you act competently, consistently and with legal support.

If you are planning a purchase, but are not sure where to start, contact a specialist who will help you go all the way from the initial verification of the object to receiving a Koçan in your name.