Changes in the law.

[akvam]

https://haberkibris.com/basbakan-ustel- ... 05-01.html

[waddo]

Interesting that the Government has completely forgotten the promise it made to renters/leaseholders! I guess it must just be a mistake??

[Reyntj]

Isnt this good news 5 year resident permit for deed holders no income proof?

[waddo]

Only change seems to be that there is no longer a proof of 1 minimum wage income - wow! I missed the bit about the health service and will wait for a proper version to appear, not that I don’t trust the press or the government!

[steveodp]

It's obviously aimed at promoting buying and getting the kocan, rather than renting, in line with the changes to the property laws. To extend laws to renters wouldn't sit right with some citizens/voters in what is going to soon be election time. The comments left by local people on news articles about this change to the law, are very negative, saying the government should focus on them, not foreigners.

[Reyntj]

Property pricres are.now an unsolvable problem as the cost to build has rocketed so they cant be built at the prices locals would want..they need foreign buyers or the.developers.go bust

[laptawrinkly]

In August we need to renew our 2 yr residency as property owners over 60. So I assume now we will get 5 years instead of 2? Do we still have to provide proof of income? Cost must then be (based on old system for 2 yrs) 5 x residency permit cost and 5 x health insurance cost?

Anyone done this yet and received the five years - not the 5 yr exemption), but actual residency and the costs please.

Many Thanks.

[steveodp]

With the new announcement homeowners of any age are not required to show proof of income in order to get 5 years residency.

[laptawrinkly]

Thanks steve

[benjaminbutton]

Because I don't have my full Title deeds I've been told there is no point in asking for five years because it will be refused.

[kerry 6138]

Because I don't have my full Title deeds I've been told there is no point in asking for five years because it will be refused.

My understanding is ......if you have a sales contract but awaiting PTP you will get 2 years, upgraded to cover the 5 years once PTP issued.

If you have Kocan in your name you get 5 years, (it didn't stipulate full or shared from what I could see), only Kocan in applicants name.

However the current law on property has a time limit on transfer of Kocan post PTP grant or PTP is cancelled and you need to reapply, so has usual nothing is set in stone.

I could also be completely wrong in my interpretation, only time will tell when enough Kibcommers have been through the process and share their experiences.

[benjaminbutton]

kerry6318 Thanks for your reply but you have completely misunderstood my remark. I obtained my PtP over 20 (yes 20) years ago and have my land kocan but what I don't have is my Title Deeds, due to the never ending complications of Separation between my neighbour and myself. Please don't confuse this with Parcelisation as it is not the same thing at all.

[Tanky]

Hi benjaminbutton. Re you last input re 5 years.
I queries this one as I do not have my Koçan or title deeds ONLY my sales contract. I renewed my residency in February 2025. I was told by our Mukhtar, that as of the changes in the new laws the following applies.
People with Sales Contracts only can now apply for 5 years. They must now have an updated Police report. I my case from the UK.
I cannot find anything in the new law that supports this. However, the Mukhtar was adamant and said she knew of somebody who has already done/doing it.

[snd1966]

I always feel it is best not to listen to others and take all your paperwork across, often it's how the person on the day, the interpretation of what is required.

It's taken me 5 visits to actually find out what to do when I retired here. All different answers but now found one I like

[kerry 6138]

kerry6318 Thanks for your reply but you have completely misunderstood my remark. I obtained my PtP over 20 (yes 20) years ago and have my land kocan but what I don't have is my Title Deeds, due to the never ending complications of Separation between my neighbour and myself. Please don't confuse this with Parcelisation as it is not the same thing at all.

Do you have registered sales contract for the property?
The regulations only say " title deed for immovable property in applicants name or sales contract registered with the tax office".
Would land not be considered immovable?
Muktars letter proof of address .
Sales contract proof of property exists.
I've been through similar journey has you, 15 years from Land Kocan to ours and next door properties on same Kocan but in our names ,never reached parselisation before we gave up and sold.

[MnM]

These changes do seem to be a step in the right direction and make the possibility of returning to TRNC more attractive, however the Administration needs to address many other issues faced by many people, such as granting P2P a LOT quicker, NOT taking up to 2 years for previous property owners names (ie mysef and the other M in MnM) to be removed from Kocans before people can purchase another property. So despite these latest changes, as a sales contract can no longer be registered in a name that is on an existing Kocan, it still begs the question more so for permanent TRNC residents, how are they supposed to move house???

[JoandJelly]

The new law now allows foreigners to buy up to 3 apartments or 2 x 2 storey villas.

As to 5 year residency, the system still has not been introduced to grant it and there is no information as to when it might be done.

[laptawrinkly]

Joandjelly, I tend to agree with you as neither myself or a TC friend can find any publication in the official gazette; all law firms, estate agents, and the immigration department are still showing the old residency system (NOT EXEMPTION) on their advice pages.

Remember it is irrelevant what any newspaper says, or any politician. Until something is published in the Official Gazette, it is simply not law in the TRNC.

I have yet to hear of any property owner using this new residency system (NOT EXEMPTION) of no bank statements and getting five years residency - I would be delighted to hear of someone who has done so and been successful.

[JoandJelly]

Per North Cyprus Heartbeat on Facebook, the new law was published in the official gazette on 30th April. The issue is the system not being updated to enable the new 5 year residency to be applied for. I'm keeping my fingers crossed that it will be done by 16th July

[laptawrinkly]

Thanks for that update.

Curious neither of us could find it. Do you have the link to that publication in the Official Gazette? Typical I guess, left hand and right hand here; change the law, but cannot implement it in practice due to their IT system now being updated

Like you hope changes are in effect by 25/08/25 when we start renewal. Do keep us updated on how you got on!

[JoandJelly]

No link sorry

[laptawrinkly]

No probs.

[Dalartokat]

Joandjelly, I tend to agree with you as neither myself or a TC friend can find any publication in the official gazette; all law firms, estate agents, and the immigration department are still showing the old residency system (NOT EXEMPTION) on their advice pages.

Remember it is irrelevant what any newspaper says, or any politician. Until something is published in the Official Gazette, it is simply not law in the TRNC.

I have yet to hear of any property owner using this new residency system (NOT EXEMPTION) of no bank statements and getting five years residency - I would be delighted to hear of someone who has done so and been successful.

According to Kibris Postasi the following…… The decision was published in the 15 May 2025 issue of the TRNC Official Gazette and has entered into force as of that date.

[Dalartokat]

Hopefully some info will help…..

cyprussun_estate
 
2 d
New Rules for Foreign Ownership of Real Estate in Northern Cyprus 2025

On May 16, 2025, amendments were made to Law 39/2024 regarding the acquisition and rental of real estate by foreigners. Here are the main points:

Land Parcels: Foreigners, regardless of nationality, can still purchase parcels of land up to 1338 m². Only one house can be built on a single parcel.

Apartments: Foreigners can acquire up to 3 apartments, while Turkish citizens can purchase up to 6 apartments.



Detached Houses: The area of the plot cannot exceed 3300 m², and no second house or apartment can be built on it.

Villas in Complexes: Foreigners can buy 2 two-story villas, while Turkish citizens can buy 3 villas.

Choice of Property: Foreigners can choose only one of the following options: a land parcel, apartments, or a detached house/villas in a complex.

Title Transfer: The title must be transferred to the buyer within 1 year after obtaining permission from the Council of Ministers. Taxes and fees must be paid within 75 days. Without tax payment, electricity and water will not be connected. If the property was purchased in installments, the deadline starts from the date of the final payment. If the seller does not transfer ownership despite the buyer having no debts, they must compensate the buyer for any resulting damages.

Registration: If the property was purchased before May 21, 2024, the sales contract must be registered in the Land Registry within 6 months after the changes take effect.

Usage Certificate: If foreigners acquire more than the permitted limit, a 10-year usage certificate can be obtained for excess property, but only for residential spaces. The ownership of the land remains with the seller.

Taxes: For foreign citizens, the tax on the transfer of ownership is 9% for each property. Different rates apply to Turkish citizens.

These changes significantly expand the rights of foreign citizens in the real estate sector in Northern Cyprus

On Facebook by Cyprus Sun Estates…..

Cyprussun_estate
21 April
 
·
Shared with Public


New Legislation on Real Estate and Foreigners in TRNC/Northern Cyprus (April 2025)
On April 3, 2025, law number Yasa Gücünde Kararname was published in official gazette No. 69, regulating existing real estate sale contracts that exceed limits for foreign citizens (more than one property per foreigner). This legislation applies to both individuals and legal entities, as well as cases with unregistered contracts.
The primary reason for the adoption of this law was the significant amount of real estate acquired by foreigners without the permission of the Council of Ministers of TRNC. In such transactions, the transfer of ownership with title acquisition is impossible, leading to losses for the state in terms of tax and fee revenues. The goal of the new legislation is to legalize such situations through a temporary right of use mechanism.
A new document, Kullanım Belgesi, is being introduced, which confirms the right to use the property for a period of 7 years in the absence of ownership rights.
To obtain the Kullanım Belgesi, the transaction must be concluded before the law comes into effect. The process includes an online application on the Ministry of Interior's website, along with a certificate of no criminal record for buyer verification. After receiving approval from the Ministry of Interior, the buyer must pay state fees—stamp duty and 6% of the property's assessed value. Upon completion of all procedures, the Land Registry will issue the Kullanım Belgesi.
With the Kullanım Belgesi, it is possible to reside, rent, and sell the property to third parties. However, the transfer of the Kullanım Belgesi itself, bequeathing the property, or establishing ownership rights (obtaining a title) is prohibited.
Additionally, this document is not issued for properties located in military zones or areas restricted for foreigners.
The validity period of the Kullanım Belgesi (Certificate of use)is 7 years, after which the holder of the temporary permit has an additional 2 years to sell the property that has been granted temporary use to third parties.


Peyman Erginel update

https://www.erginellaw.com/trnc-propert ... al-update/

https://ww2.kibrispostasi.com/c140-DAIL ... apartments.

[laptawrinkly]

According to Kibris Postasi the following…… The decision was published in the 15 May 2025 issue of the TRNC Official Gazette and has entered into force as of that date.

Cheers Dalartokat, do you have the link for that page at all. We still cannot find it

[laptawrinkly]

Ignore the above as I have found the Page and Law article. I have used paid Chat GPT to translate the residency part with the original Turkish underneath - I can give no guarantees about the accuracy of the translation obviously!!

https://basimevi.gov.ct.tr/ Official Gazette website

• AE386 FOREIGNERS AND IMMIGRATION LAW – RESIDENCE PERMITS AND VISAS (AMENDMENT) REGULATION
(YABANCILAR VE MUHACERET YASASI-İKAMET İZİNLERİ VE VİZELER (DEĞİŞİKLİK)TÜZÜĞÜ)

Law 101 15.05.2025 APPENDIX PART 1 PART II AE386 (is the document entry number)

Chat GPT: Here is the residency criteria from the "AE386 Residency Law 101" presented in English, followed by the original Turkish for each item:
________________________________________
1. Residency Based on Property Ownership

English:
If a foreigner owns a property (with title deed in their name), they are eligible for a residence permit up to 5 years without any income requirement.

Turkish:
Yabancı uyruklu kişinin adına tapuda kayıtlı taşınmaz mal bulunması halinde herhangi bir gelir belgesi aranmaksızın 5 yıla kadar ikamet izni verilebilir.

English:
If applying with a certified property sales contract from the Tax and Revenue Department:
• A minimum monthly income of at least one minimum wage is required.
• If they lack regular income, they must deposit in a bank an amount equal to the permit duration multiplied by one minimum wage.
• A residence permit up to 5 years may be granted in both cases.

Turkish:
Vergi Dairesi’nden onaylı Taşınmaz Mal Satış Sözleşmesi ile müracaat edilmesi durumunda:
• Aylık en az asgari ücret kadar gelir şartı aranır.
• Belirli ve sürekli bir gelir kaynağı yoksa, izin süresi x asgari ücret tutarında banka mevduatı gösterilmelidir.
• Her iki durumda da 5 yıla kadar ikamet izni verilebilir.
________________________________________
2. Residency Based on Rental Agreement

English:
Applicants aged over 60 with a guaranteed income (e.g., pension) can obtain a residence permit up to 5 years if they submit a stamped and approved rental agreement.

Turkish:
60 yaş üzeri başvuru sahiplerinden düzenli geliri (emekli maaşı gibi) olanlara, onaylı kira sözleşmesi sunmaları halinde 5 yıla kadar ikamet izni verilebilir.

English:
Those over 60 without a guaranteed income must:
• Deposit in a bank an amount equal to one minimum wage × the duration of the permit.
• Submit a stamped and approved rental agreement.
• They may also receive a permit up to 5 years.

Turkish:
60 yaş üstü olup düzenli geliri olmayanlar:
• İzin süresi x asgari ücret tutarında banka mevduatı göstermelidir.
• Onaylı kira sözleşmesi sunmalıdır.
• 5 yıla kadar ikamet izni verilebilir.
________________________________________
3. Short-Term Residency

English:
Individuals with a monthly income equal to at least three minimum wages or the equivalent in annual savings in a bank may apply for a 1-year short-term residence permit, renewable each time.

Turkish:
Aylık geliri en az 3 asgari ücret olanlar veya yıllık karşılığı banka hesabında mevcut olanlar, her seferinde yenilenmek üzere 1 yıllık kısa dönem ikamet izni alabilirler.
________________________________________