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Buyer's Guide      

EMEK Construction Co. Ltd. advices all customers who want to buy a property in North Cyprus:

  • To use a qualified lawyer for all contracts and Government applications who will check and verify the validity of any action and procedure,
  • To check the quality of the property,
  • To ensure the trustworthiness of the company they are dealing with by checking the companys references.

Additional Costs:

The purchase permit application costs are between 750 and 1,500. All property prices are subject to 6% tax which is to be paid to the Registry Office (stamp duty) and 3.5% - 5% VAT.
Solicitor fees are also around 1000. There are no any government restrictions in selling your property, but 6% tax is charged during selling. Passing the property to the name of property owners children requires an extra cost of 2/1000.

Types of the Title Deeds ("Kochan" in Turkish)

"The following information is not a legal opinion and has been prepared to give general information about the TRNC property law and practice."

Freehold Foreign Title

This kind of deeds is internationally recognised. ‘Freehold Foreign Title’ can be obtained by foreign residents, after the approval of the Council of Ministers. This procedure takes up to approximately 3 to 6 months to complete.

Freehold Turkish Title

This property is owned by Turkish Cypriots prior to 1974. Foreigners can obtain ‘Freehold Turkish Title’, but they are restricted to buy less than or equal to one donum per person (married couples count as one person unless they have different surnames). Again the approval of the Council of Ministers is necessary and this may take up to 6 months.

TRNC Title

TRNC Title Deed (Kesin Tasarruf Belgesi - Absolute Possession Document) applies to properties that were owned by Greek Cypriot before 1974. This kind of property is issued for Turkish Cypriots who fled as a resolt of the 1974 war from the south. The TRNC Government assessed the value of the refugees' forsaken assets in the south on a point basis, and allowed Turkish Cypriots to relinquish and exchange their lost property in the south with an equivalent Greek property in the north, as compensation. Foreign residents can purchase this type of properties but again they are restricted to 1 donum of land or less and the approval of the Council of Ministers is necessary.

Leasehold Title

Leasehold title is given to properties owned and managed by the TRNC Government. Leases are granted for up to 49 years to foreigners and up to 125 years to citizens. Whoever wants to obtain leasehold property pays a nominal ground rent for the lease period and renovates the property at their expense (this kind of properties are usually old and damaged). Houses and buildings in the Karaman (Karmi) Village and in the city centres of major towns are the best examples of leasehold properties.


Living Expenses:

A standard family of four needs 1000 a month to have a good life in North Cyprus. For a standard family (four persons), the total of all the local taxes (electricity, water, telephone etc.) is around 200 per month. Yearly property tax is around 80.

The process for freehold properties in Northern Cyprus:

  • Decide upon a property and agree a price.
  • The validity of the title deed is checked and confirmed by a solicitor, who then draws up contracts setting out the terms of sale.
  • The contracts are then signed with the purchaser paying an agreed 15%-25% deposit, and scheduling an installment plan.
  • Having been given Power of Attorney, the solicitor then attends to the completion in the purchaser's absence, including the application for the purchase permit from the Council of Ministers.
  • The Land Registry values the property for Stamp Duty purposes.
  • Once the purchase permit has been obtained, the remaining balance is due.
  • Then stamp duty is paid and the vendor signs the title deed into the name of the purchaser.
  • The title deed is transferred and the sale is complete.

This process takes around 9 to 12 months and is nearly the same for leasehold properties. The purchaser of a leasehold property must apply to the Ministry of Tourism for approval to buy.


About North Cyprus

It is a great pleasure to welcome you to Emek Construction and to North Cyprus arguably bout the most picturesque, seductive and secluded Mediterranean island. This section, albeit brief, aims to provide you with a better understanding of the island’s history, culture and people – to give you a glimpse of the unmatched charm of this true “sanctuary of unspoilt beauty”.

In the easternmost corner of the Mediterranean Sea lies Cyprus, the third largest island in the Mediterranean after Sardinia and Siciliy. An island of spectacular beauty with sandy beaches enclosed by rugged cliffs, cool cedar forests, scented orange groves and gentle meadows blanketed in wildflowers, Cyprus has been irresistible for 9000 years, and has consequently had a tumultuous history. Its strategic location on the crossroads of East and West has always caused invasions, conquests, and strife for its inhabitants. Before its annexation to Rome in 58 BC, Phoenicians, Archaeans, Assyrians, Egyptians, Persians, and Greeks colonised Cyprus.

The Byzantine rule, the Lusignan Era, and the Venitians rule marked the first of half of the past milleneum, until the Ottoman army captured Cyprus in 1571. The Ottoman Period in Cyprus lasted for more than three hundred years, during which the Ottoman population of Cyprus originally gained its own Cypriot identity, bringing to existence two communities in Cyprus instead of one – Turkish Cypriot and Greek Cypriot. In 1878, the Ottoman Empire let Britain to assume the administration of Cyprus in return for military aid against Russia. In 1925, Cyprus was declared Crown Colony. British rule in Cyprus lasted until 1960, when Britain withdrew from the island following the start of the armed inter-ethnic conflict in the late 1950s, which, in short, was a result of grave disagreement over Greek Cypriot claims for union with Greece and the Turkish Cypriot opposition to this goal. Turkish Cypriots withdrew from the government of the Republic of Cyprus established in 1960 following Greek Cypriot attempts to make several amendments to the Constitution, injuring the already limited rights of the Turkish Cypriots. Sporadic fighting lasted until 1974, when Turkey intervened militarily in order to restore peace on the island, using its right to guarantee according to the 1960 Cyprus Constitution, following the coup d’état against Cyprus by the military Junta in Greece. Since then, Cyprus has remained divided into two autonomous states. The Turkish Cypriot population, most of whom had been forced to flee between 1963-1974, definitively moved to the North, whereas the Greek Cypriots fleed to the South as a result of the Turkish Peace Operation. In 1983, the Turkish Republic of Northern Cyprus was established, a democratic and secular republic state based on the principles of social justice and the rule of law. The boundary known as the ‘Green Line’, which runs through Nicosia, the capital of both the North and the South, still separates the two states and the two peoples.

North Cyprus has slowly but steadily become a major tourist attraction, as a result of its naturally gorgeous landscape, as well as its ambitious growth and development in the areas of education, commerce, and entertainment among others. Whether you choose to kick back and relax on one of the tens of several miles-long deserted beaches or to visit one of the most beautiful cathedrals in all of Europe, each day you spend in North Cyprus, where Romanesque, Gothic and Ottoman architecture blend effortlessly with the natural beauty of the landscape, will always be unforgettable. The history and the nightlife, the attractions and the cuisine, the touristy bits and the local ways of Cyprus will not cease to stun its visitors. Hospitable North Cyprus offers a unique contrast of magical castles, imposing Gothic cathedrals, exotic mosques, Roman ruins and serene harbour-front cafés and bistros. It would not be wrong to say that this is a paradise island of incredible natural beauty and historical treasures. Cyprus is that spot where East and West have blended into an amazingly attractive island.

Practical Information about North Cyprus

Duty-free Regulations & Customs

Each adult is permitted to bring 400 cigarettes, 500gr tobacco or 50 cigars, 1 litre of wine or spirits and up to 100cl of perfume. Duty-free shops can be found at Ercan Airport and the ports at Kyrenia and Famagusta. It is illegal to export antiques from North Cyprus.

Climate, Temperature, Weather & Clothing

Cyprus enjoys an intense Mediterranean climate, with long dry summers from mid-May to mid-October and mild winters from December to February, which are separated by brief autumns and springs. Summer is the season of high temperatures with cloudless skies, but the sea breezes create a pleasant atmosphere in the coastal areas. Winters are mild with some rain, but even in January (usually the coolest month) there are generally six hours of bright sunshine during the day. During the summer months very light clothing is all that you will need. In spring and autumn, daytime temperatures are generally warm enough for light summer clothing, but in the evenings, one might feel the need for a light jacket or pullover. In winter, you should be prepared for all kinds of weather that a European spring may bring. It is advisable to pack a light jacket and pullovers, although you may not need them during the day.

Population

The population of North Cyprus is approximately 220,000, and roughly 60% of the population lives in urban areas. Nicosia is the most densely populated city, Famagusta follows Nicosia. Then come respectively, Kyrenia, Guzelyurt and Iskele. The literacy rate is 99%.

Religion

The majority of the Turkish Cypriots are Muslim, but Northern Cyprus is a strictly secular state, and at any rate, the grand majority of the population is not practicing. Very few ever attend mosque services or wear religious attire; however they do celebrate religious festivals.

Marinas & Ports

There are yacht mooring facilities in Kyrenia and Famagusta, which naturally happen to be where the two main industrial ports are in Northern Cyprus.

Driving in Northern Cyprus

In Cyprus, traffic flows on the left, so please show care. Driving is the most advisable form of transport in Northern Cyprus as the bus services to many of the more remote areas of the country are very infrequent; and in any case, such services cease to operate after 5:00 p.m. The conditions of roads between major towns and villages are reasonably good for the most part, but a few mountain and village roads are still not paved, so care should be taken especially in rainy weather. Visitors wishing to bring their own cars from abroad may do so for a period of up to 3 months provided the vehicle has a valid registration license from its country of origin. Visitors in Cyprus can drive using a valid international driving license or a valid driving license from their country of origin. Visitors bringing their own cars from abroad will need to purchase insurance upon entry to Northern Cyprus. Generally, most tourists choose the option of renting a car in Cyprus, a service that is very reliable and readily available all around the island. The speed limit on city/village streets is 50 km/hour, on main roads is 65 km/hour, on intercity highways when outside of villages, is 100 km/hour. Please do pay attention to speed limit signs while driving, and make sure to show care to see whether they are in kilometres or in miles.

Car Rental

As previously mentioned, this popular service is available in all major towns and some hotels. A valid European or international drivers’ license is required. Rental cars have red number plates.

Electricity

Power is supplied at 240 volts and wall fittings are generally the UK three-pin type.

Banking

Commercial banks in Northern Cyprus are of two kinds. There are banks which are branches of large organisations based in Turkey, and there are local banks. Many of these banks have correspondents in other countries. Transactions can be carried out in all leading currencies. The Central Bank of Northern Cyprus is responsible for the monetary, credit and exchange policy, and acts as banker to the government.

Currency / Exchange Rates

The legal tender of Northern Cyprus is the Turkish Lira. The Turkish government, in an attempt to increase the value of the Lira, got rid of six zeroes on the currency, yet both the old and the new money will be used until the end of 2005. Although not as dramatically as before, exchange rates still change daily, and so it is to the visitors’ advantage not to buy large amounts of the currency before embarking on your holiday. Most shops will also be quite happy to accept major foreign currencies.

Credit Cards

You can use your American Express, Master Card, Visa Card, Euro Card, Maestro Card almost anywhere in Northern Cyprus.

Telephones

The code for England is 00 44 followed by the local number but omitting the first number (0). From abroad the code is 00 90 392 followed by the local Cypriot number. Public telephone booths are available and telephone cards can be purchased from the Telecommunications Office. Mobile phones are very widely used by Cypriots, through the two available service providers, namely Turkcell and Telsim.

Passports & Visas

All the foreign country passports are recognized at the entrance ports and airports of TRNC. Citizen of Nigeria, Palestine, Afghanistan, Libya, Armenia, Greece and South Cyprus have to have visas, but if their people come to TRNC as tourists and if they come as groups they don’t need any visas. Visa applications can be made at TRNC foreign representatives for the nations mentioned above.

Cost of Living

Compared with most Western European countries, the cost of living in Northern Cyprus is low. Local products or products imported from Turkey are generally cheaper than their European counterparts. However, most goods imported from Europe tend to be higher in price than they are in their country of origin. The rents are increasing in the major cities because each of the biggest four cities have at least one university, and international students are numerous.


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