Q: How big is a donum of
land in North Cyprus?
A: A donum is one third of an acre
or 1,338m². Land measurements in North Cyprus are generally
calculated in donums, evleks and square feet. There are 4 evleks in
one donum and 3,600 square feet to an Evlek.
Q: How
do we know when our payments are due and how do we make payments to
you?
A: We will notify you in writing (ie e-mail) and
will also post most recent pictures on our web site when a stage of
construction has been completed. We will also give you our details
of how to transfer the funds.
Q: Who will look after
my property and pay my bills while I am away from North Cyprus?
A: We require our clients to engage a Property
Management company together with the other owners in the apartment
block to look after their properties when they are away from North
Cyprus. We will advice you a few alternatives of suitable Property
Management companies as the project approaches
finish.
Q: Can I purchase a property in North Cyprus
from overseas?
A: We have had a few overseas buyers who
due to their busy programme were unable to visit in the first
instance but do not want to miss out. If you do want to buy remotely
this is a very easy process and we will be happy to guide you
through it.
Q: Is there an International School in
North Cyprus for my children to attend?
A: Yes, there
are a few who teach following the English National Curriculum with
Turkish as secondary.
Q: Do we need to make a Will
in North Cyprus?
A: You must have a Will prepared in
Northern Cyprus as a UK Will will not be accepted here. This can be
done on completion of your property purchase.
Q: Can
we use our own UK solicitor to buy property in North Cyprus?
A: No, you have to use a solicitor based here in
Northern Cyprus. You can use a solicitor of your choice, however, we
can advice you to see a few solicitors that we know. For more
information please click on
Legal
Advice.
Q: Will I need permission to live in
Northern Cyprus, and if so how do I obtain this?
A: Yes
you are required to submit an application to obtain a residency
permission in Northern Cyprus. This is in fact a formality but is
essential for peace of mind. When you arrive to North Cyprus you
will be automatically given a 90 day visa and if you intend staying
more than 90 days you must apply to the immigration office for a
temporary residency permit. The process can last up to 3 months and
will involve some travelling between government offices but it is
worth it in the end. Should you like a little help with this
process, please contact a
solicitor.
Q: What are the costs involved, when buying a
property in Northern Cyprus?
A: Please see our
Buyer’s Guide
section.
Q: How much is the V.A.T. on immovable
properties in North Cyprus?
A: Upon obtaining the legal
permits for the acquired immovable property from the Ministry of
Internal Affairs, Police and Security Investigation and lastly from
the Board of Ministers of North Cyprus, it is time for the transfer
of the title deed of the immovable property to the name of the alien
at the relevant District Land Office. The buyer is liable to pay Vat
at 5%.
Q: What are the required documents when
purchasing a property in North Cyprus?
A: You will only
need your passport when purchasing a property in North Cyprus.
Q: Can I bring my personal belongings from overseas
to my home in Northern Cyprus?
A: Yes you can bring
your belongings to North Cyprus, and we can advise you a number of
freight companies who offer door to door service.
Q:
Who will do all the paperwork for our purchase in North Cyprus?
A: We advise all our customers to appoint a
solicitor
to deal with the paperwork for your permission to purchase.
Q: Will I need to open a bank account in Northern
Cyprus?
A: You don't have to open a bank account in
Northern Cyprus as stage payments can be made via wire transfers,
but it can be useful for standing orders etc.
Q: Can
I purchase more than one property at a time in North Cyprus?
A: At present you (individually) are only allowed to
own one property at a time, unless you have a local company
registered in Northern Cyprus. Please see our
Buyer’s Guide
section for more information.
Q: What is the Annan
Plan?
A: The Annan Plan prepared by United Nations
General Secretary Kofi Annan and which until very recently lit the
way for the Cyprus problem is for now shelved as a result of a
referendum to which Turks said “yes” and Greeks said an overwhelming
“no”. However, it is very important that this plan, which shall
constitute the basis of any solution proposal to come in future, is
well examined and understood by those property owners in North
Cyprus who have questions about the property
problem.
Q: According to the Annan Plan, how many
Greek Cypriots shall be able to move to North Cyprus?
A: In the event that the number of residents who came
from the other constituent state reach 8% of the population of a
village or town between the 5th and the 9th years and 18% between
the 10th and 15th years, in line with the Constitution, the relevant
State can limit the residence of persons who do not have the
internal citizenship statue. The constituent states (North Cyprus
and South Cyprus) can only bring a limitation in the event that the
number of persons coming from the other constituent state reaches
28% of the population. Therefore, the number of Greek Cypriots who
can come to North Cyprus cannot exceed 28% of the Turkish Cypriot
population and this number can only reach that amount in a 25 year
time period. In the same way, the Turkish Cypriots who want to live
in South Cyprus have the right to reach a number of population not
exceeding 28% of the Greek Cypriot population. (Bearing in mind the
current populations, this is currently not
possible.)
Q:How are the rights of Aliens in North
Cyprus reserved until the transfer of the title deed?
A: If the necessary permits from the authorised
government offices are not ready by the time the title deed is to be
transferred, the Alien person and/or Company may have to take some
measures to reserve his/its rights because in such a case, although
the Alien has paid almost all the amount due, the title deed of the
immovable property is still under the name of the previous owner.
The Alien person and/or Company, with the help of his/its solicitor
can mortgage the relevant immovable property in his own favour at
the relevant District Land Office through his advocate. That way,
until the permit process is complete, the sale and/or transfer to
another person and/or its being put under any sort of liability,
which is still registered under the name of the previous owner, can
be prevented.
Q:How would the Republic of Cyprus
structure according to the Annan Plan?
A: According to
the Annan Plan, Cyprus is a sovereign state with a non-annullable
partnership structure that consists of one Common state and two
constituent states; one being the Greek Cypriot state and the other
the Turkish Cypriot state. Cyprus shall be a member to United
Nations with its single international identity and sovereignty. The
Government of the Common State of Cyprus uses all its powers stated
in the Constitution that ensures that it fulfils its liabilities as
a member of the European Union and allows it to speak and move as
one in the international arena including the European Union. The
common state and the constituent states of Cyprus, should show full
respect to each other’s powers and functions and should not violate
each other’s powers and functions. There is no hierarchy among the
laws of the common state and the Turkish and the Greek states of
Cyprus. Any process that is against the Constitution is ruled to be
null and void.
Q: Is property acquisition
unrestricted in the regime that will be established after the Annan
Plan is accepted? If not, what are these restrictions?
A: There will be some level of restriction. Private and
legal persons who have not resided in the Turkish Constituent State
for 3 years are restricted from acquiring property without
permission from the competent authorities. (In other words, those
who have resided for 3 years can acquire property
freely.)
Q: Is it possible for foreigners to
establish a company and buy immovable property in North Cyprus as a
company? A: Limited or joint stock Companies established in
foreign countries can be registered as a Foreign (or Overseas)
Company in North Cyprus and establish an office (or branch) here,
provided that the consent of the Ministry of Economy and a permit
from the Board of Ministers are obtained.
The registration
of companies by non-subjects in the North Cyprus is also possible
under Cap 113 Companies Law. The acquisition of immovable property
by aliens by way of establishing a company in the North Cyprus is
covered under the Law Regulating the Acquisition of Immovable
Property by Aliens (Cap 109). All the provisions with respect to
property acquisition in effect for Alien Persons are also valid and
are exactly the same for Foreign Companies. In other words, although
a Turkish Cypriot Company has the right to acquire unlimited
immovable property, Foreign Companies (just like foreign persons)
can only acquire property of 1 donum at most. For a company to be
considered as a Foreign Company, at least 51% of its registered
shares must belong to non-subject persons.
Q: Is it
possible for foreigners to have shares in Turkish Companies?
A: For a company to be considered a Local Company of
North Cyprus, at least 51% of its shares must belong to TRNC
subjects. There are no legal restrictions regarding the remaining
49% belonging to one or more foreign persons. However, if these
persons (foreigners) shall be directors of the local company, they
are required to obtain from their own countries of residence, a “no
conviction” report from the police and a Tax Credibility Statement
from the Tax Authorities of North Cyprus by blocking at a local bank
in North Cyprus, the portion of the 30,000 USD minimum paid up
capital that meets the ratio of the shares he/she holds until the
establishment process of the company is complete.(ie money is
blocked temporarily until the registration process is
completed)
Q: What language is spoken in Northern
Cyprus?
A: The official language in Northern Cyprus is
Turkish but English is widely spoken in official and commercial
circles.
Q: What is the Law regulating the
Acquisition of Immovable Property in the North Cyprus by
Aliens?
A: The details of this law are as
follows:
Law regulating the Acquisition of Immovable Property
in the TRNC by Aliens (Cap 109)
IMMOVABLE PROPERTY ACQUISITION
(ALIENS)
LAW REGULATING THE ACQUISITION OF IMMOVABLE
PROPERTY BY ALIENS
1 – This law is the Immovable Property
Acquisition (Aliens) Law.
2 – Some definitions cited in this
law:
“alien” means any person not being a Turkish Cypriot
and includes an alien controlled company but does not include an
alien native of Cyprus;
“alien controlled company” means any
corporation –
(a) where the majority of the directors are
aliens; or
(b) where the majority of the voting power is in
the hands of persons who are foreigners, or who exercise their
voting powers directly or indirectly on behalf of persons who are
aliens; or
(c) where the control is by any means in the
hands of persons who are aliens;
“alien native of Cyprus”
means –
a- any person, not being a person who became a
British Subject under the Cyprus (Annexation) Orders in Council,
1914 and 1917, born before the 4th November, 1914, of parents who at
the time of birth were ordinarily resident in Cyprus;
b –
the wife of a person to whom paragraph (a) applies, not living apart
from such person under a decree of a competent Court or a deed of
separation.
3- The Governor in Council may, by Order to be
published in the Gazette, declare that with the consent of the
Governor first obtained, no alien shall, after the date of the
order, acquire, otherwise than by inheritance, ownership of any
immovable property situated within any area prescribed in the order,
and any registration affected in contravention of the terms of such
order shall be null and void.
4- (1) The Governor in Council
may produce regulations to be published in the Gazette –
(a)
prescribing the minimum size of plot/(s) into which an alien may
sub-divide his immovable property for the purpose of sale;
(b) generally for the better carrying into effect of the
purposes of this Law.
(2) Any registration of immovable
property affected in contravention of any Regulations made under
subsection (1) shall be deemed null and void.
(3) Any
regulations made under this section may enable the Governor to
exempt, in such manner as the Regulations may prescribe, any alien
or class of aliens from the operation of such Regulations and of the
provisions to Section 5.
5- Nothing in section 3 contained
shall be able to prevent an alien from acquiring from another alien
ownership of any immovable property, which such other alien has
lawfully acquired:
Provided that where such immovable
property is sub-divided by or at the instance of the owner thereof
into plot/(s) for the purpose of sale, such plot/(s) shall be of the
minimum size prescribed by Regulations made under this
Law.
Q: What are the Money and Banking regulations in
Northern Cyprus?
A: Northern Cyprus offers a
well-organised banking system, with many banking facilities catered
for. Some local banks operate their own branches in London and
others have arrangements with major UK banks. HSBC has a full
service presence here in North Cyprus. A deposit account can be
opened with ease whether in Sterling pounds or any other major
currency and funds can be drawn in that denomination or in Turkish
Lira (TL), which is the local currency of North
Cyprus.
Q: Do I need a passport and/or a Visa to
enter Northern Cyprus?
A: A valid passport is necessary
to enter and a visa is granted on entrance to Northern Cyprus. Since
1993 Turkish citizens (of Turkey) are allowed to visit Northern
Cyprus with their identity card.
A foreigner coming to
Northern Cyprus to live and/or work is required to apply for a
temporary visitors permit from Lefkosa, which involves the
completion and submission of a form and the supply of three or four
passport size photographs. A full permanent resident's permit is not
usually issued by the authorities until the recipient has been in
residence in the TRNC for at least five years. For retired persons,
a resident’s permit is all that is required. Retired persons may
bring into the country a full household of furniture for virtually
tax-free - a nominal 2 - 3% tax is levied.
Q: What
are the Postal Services like in Northern Cyprus?
A: The
outgoing postal system in North Cyprus is reliable. Incoming mail
must still be suffixed “Mersin-10, Turkey”.
Q: What
are the regulations on the residence permits in North Cyprus for
aliens?
A: It is possible for an alien who has bought
immovable property in the North Cyprus to obtain a residence permit.
In order to do this, he/she should apply to the closest police
station where they reside with their passports, next should apply to
the Customs and Excise Office with a health report taken from
Lefkoşa Devlet Hastanesi (Nicosia State Hospital) in person or via a
solicitor.
Q: What is the Loizidou case? (What are
the cases brought related with the immovable property in Northern
Cyprus and their scope?)
A: The Loizidou decision of the
European Court of Human Rights (ECHR), with the satisfaction by
Turkey as was due, has been removed from the agenda at the meeting
of the European Council Representatives Committee on 2nd December
2003. The European Court of Human Rights gave a decision of
violation against our Government in December 1996 on the grounds
that Titina Loizidou, a national of South Cyprus Greek
Administration, has not been able to use her property rights on her
immovable properties in Kyrenia, North Cyprus. In July 1998, the
Court decided that Turkey indemnifies, on the grounds that Loizidou
has not been able to use her property rights on her immovable
properties in Kyrenia (North Cyprus) since 1974. Emphasising that
the satisfaction of this decision is directly related with the
solution of the problem of Cyprus, Republic of Turkey has not
performed this up until now. The Loizidou decision, which is the
only ECHR decision North Cyprus has not satisfied, has shown a
progress that goes beyond our relations with the European Council
(EC) and affects our relations with the European Union in an
unfavourable way. The issue of satisfaction of the Loizidou
decision, which has a significant effect on our relations with the
EU, has also taken place in the EU Development Report. Although
Turkey judges the decision as unjust and wrongful, with a view to
show the importance it attributes to the satisfaction of the common
liability to preserve the respectability of ECHR we undertake, and
to clear away a matter that prevents the improvements our relations
with the European Council and the EU, she has satisfied the decision
of the ECHR. In this respect, our attempt that initiated with the
cooperation of the European Council Secretariat with the support of
the important European Council member states, with a view to ensure
that the Loizidou decision is off the agenda, to prevent the
conclusion of the similar cases before the ECHR against us and to
direct towards the TRNC organs, has resulted in the envisaged way in
the European Council Representatives Committee meeting on 2/12/2003.
In the European Council Representatives Committee meeting about the
Loizidou case being removed from the agenda, in our declaration
where our understanding about the satisfaction of the decision was
emphasised, the Decision consented by the Committee was also
recorded. Thus, the view that the satisfaction of the decision of
the Loizidou case would not constitute a precedent for future was
adopted. In our said declaration, information was given on the view
that constituted the basis for our indemnifying Loizidou, the fact
that this indemnification shall not constitute a precedent for the
future was emphasised, the municipal law established in the TRNC was
described, explanations were given on the Immovable Property
Determination, Evaluation and Compensation Commission and it was
stated that the property problem in Cyprus was a part of the
political solution and that the TRNC municipal law would not affect
a future political solution to be attained.
Another
important issue about the Decision is that the conference on the
satisfaction of the decision given in the year 1996 related with the
principle of the Loizidou subject shall not begin until the end of
the year 2005. Thus, it has been aimed that any possible progress
that may influence the negotiations on the Cyprus problem are
prevented.
When analysed from all these aspects, the
decision taken at the European Council Representatives Committee is
of a nature that meets our country’s needs and is in line with our
approach. The removal of the Loizidou case from the agenda with the
support of 34 member states of the European Council in spite of all
the persistent efforts two countries spent to prevent a settlement
on this issue, is considered to be an important progress in favour
of North Cyprus.
Q: What do Allocation Property and
Allocation Title Deed mean?
A: After the division of
Cyprus into North and South in 1974, support has been sent by the
Turkish Republic to the Turkish side whose population had lessened
as a result of the war, and some Greek property has been allocated
to Turkish subjects from Turkey, to be used as their residence.
Different from the equivalent title deeds, title deeds of these
properties were not given to Turkish subjects who came from Turkey.
However, as a result of not being given the title deeds, Turkish
subjects of Turkey have not done any repairs and/or investment on
these properties. Hence, a consensus (public opinion) was reached,
and as a result of this consensus, Allocation Title Deeds have been
given for Allocated Properties under the ITEM Law.
Q:
What is the definition of equality according to the Annan
Plan?
A: According to the Annan Plan, the three states
to be formed (the Turkish, Greek and the Common States) are all of
equal status. They are prescribe to be independently structured
under their own Constitution, within the limits stipulated by the
Constitution and using the powers that remain over from the ones
given to the Common State by the Constitution.
Q:
What is a TRNC Freehold - Title Deed?
A: Property or
land that was in Greek Cypriot ownership pre-1974. These properties
were transferred to Turkish Cypriot Citizens either in exchange of
their lands left in South Cyprus or for economical development
purposes. When the Turkish Cypriot refugees came to the safety of
the north after 1974, they left all their possessions behind in the
south. Accordingly, the Government then assessed on a points basis,
the value of the refugee's forsaken assets left in the south.
With these points, the Turkish Cypriot refugees were allowed
to take a relinquished Greek Cypriot house or land in compensation
for his lost properties. He/she would then sign over his properties
in the south to the NORTHERN CYPRUS government, who would then hold
them pending a negotiated settlement between the north and south
Governments. The refugee is then given a title deed for his newly
recompensed property. Until he received this title, he would not be
allowed to sell. Our feeling is that as the island is heading,
albeit slowly, for some sort of solution of the problem, then the
NORTHERN CYPRUS title deed properties can be considered safe to
purchase.
Q: What is a Turkish (Foreign) Freehold –
Title Deed?
A: Properties that were Turkish Cypriot,
British or foreign owned pre-1974. These deeds are considered 100%
safe.
Q: What is the Value Added Tax in Northern
Cyprus?
A: Value Added Tax was introduced in North
Cyprus in 1996 as a Consumption Tax. 6 VAT rates are applied in
accordance with VAT rates regulation. Applied VAT rates are: 0%, 3%,
5%, 10%, 15% and 20%.
Q: What does equivalent title
deed mean in North Cyprus?
A: Until 1974 Turks and
Greeks lived together in Cyprus. In 1974, after the division of
Cyprus as North and South, the Turkish government in the North has
assigned to its nationals, who had left property in the South of the
island, property with equivalent quality on the North. Hence, the
title deeds were given to Turkish subjects for these properties,
have gained the form of equivalent title deeds.
Q:
What does Turkish title deed mean in North Cyprus?
A:
Turkish title deed, as can be understood from the term, is a
document that shows that the first owner of an immovable property is
a Turkish subject person and/or Company.
Q: What are
the consequences of acquiring immovable property through allocation
or with points granted for the military or national resistance
services in the Northern Cyprus?
A: If the properties
held by these persons or their heirs or persons who acquired them by
way of donation-sale, with the title deeds given by the authorities
in the Northern Cyprus are among those that shall be returned, they
shall be returned to their pre-1974 Greek Cypriot owners. Their sale
or exchange or lease by their Greek owners is in question. However,
it is stipulated that these persons should be indemnified by the
Turkish Constituent State, considering that these persons acquired
these properties in line with laws in effect within North Cyprus. If
the Greek owners of these properties do not fall within the above
mentioned, and fall under the scope of indemnification, the
ownership of Turkish owners shall continue as it is and the Greeks
shall be indemnified.
Q: What is to be understood
from the "1 donum" limitation for aliens acquiring immovable
property in North Cyprus?
A: Cap 109, the law
regulating the acquisition of immovable property by aliens in the
North Cyprus, prescribes some limitations for aliens. The right of
aliens to acquire immovable property in North Cyprus is limited with
1 donum. However, it should be noted that the “1 donum” stated above
should be considered as “1 donum at the most”. It should not be
understood that the total size of more than one property doesn’t
exceed 1 donum. In other words, what is basis is only 1 immovable
property. An alien can acquire any other immovable property after
he/she has bought a flat and/or villa and/or land of less than 1
donum.
Q: According to the Annan Plan, what kind of
regulations will be applied for Greek Cypriot immovable properties
acquired by Turkish Cypriots through equivalent points in return of
the immovable property they owned in South Cyprus?
A:
Turkish owners who had left immovable property in the South of the
island shall have some choices.
a- Acquiring the title deed
of the equivalent property they hold in North Cyprus, which is in
line with international law.
b- Acquiring the valid title
deed of the property held by paying the balance even if the value of
the property left in the South side is up to 50% more than the value
of the property held.
c- Getting the ownership or the
possession of the property in the South side– he may or may not move
to South – by returning the property held.
d- Petition for
indemnification from the property commission to be formed by
returning the property held or selling, exchanging or leasing
it.
Q: According to the Anna Plan, what will happen
in cases where new buildings were made on Greek Cypriot property or
where unfinished Greek Cypriot owned buildings were completed or
where Greek Cypriot properties were improved/developed in any other
way?
A: Those who have improved any Greek property in
North Cyprus by the real value of the property, those who have
constructed new buildings on a Greek owned land, and those who have
completed unfinished buildings, can continue to have the property
provided that the original value of the property is reimbursed to
the Greek Cypriot owner. Naturally, the payments are to done by the
Turkish Constituent State.
Q: What will happen to
Greek Cypriot public buildings or ones on Greek Cypriot property
located the North Constituent State?
A: If the public
buildings in the North Constituent State are on Greek property,
these properties shall be expropriated and the Greek Cypriot owner
shall be indemnified.
Q: What will happen to
immovable properties acquired through equivalent property and then
sold to third persons? A: These persons, just like those
who have equivalents, shall be treated as though they themselves had
left property in South Cyprus.
Q: Will the decisions
of the Property Commission (to be formed according to the Annan
Plan) be final?
A: The decisions by the Property
Commission (Ownership Committee) shall only be subject to the
supervision of the Immovable Property Court to be established in
Cyprus. Those whose lawful right have been affected by the decision
of the Property Commission, should petition to the Court within 60
days as of the publication of the decision. The Court will compose
of an equal even number of Turkish and Greek judges and 3 foreign
judges.
Q: Will the economic embargoes and sports
embargoes removed for North Cyprus with the Annan Plan?
A: With the coming into effect of the Foundation
Agreement of Annan Plan, it is ensured that both the economic and
the sports embargoes are
removed.
