For international buyers looking at property for sale in Northern Cyprus, location, price and payment plan are no longer the only questions. There is now a clear answer to another one: how long can you live here if you own a home?
Two amendments to the TRNC Residence Permits and Visas Regulation, published in the Official Gazette on 2 October 2026 and 5 October 2026, set out 5 and 10-year residence permits for foreign property owners. Both took effect on the day they were published.
The key number is £300,000 (GBP) in total property value. And the rules cover not only buyers who already hold their title deed, but also buyers with a qualifying sales contract on an off-plan home.
So does every property buyer get 10 years? What happens below £300,000? Can you apply before your home is finished? And is any of this citizenship? Let's go through it step by step.
Can You Get Residency in North Cyprus by Buying Property?
Yes. Foreign buyers who meet the conditions can get a long-term residence permit through property ownership.
But it is not true that "everyone who buys a home gets 10 years automatically". Whether you get 5 or 10 years, and whether you need to show income, depends on two things: the value of the property and whether you hold the title deed or only a sales contract. We cover each below.
What Does a £300,000 Property Investment Give You?
If the title deed (tapu koçanı) is in your own name and the total value of the property you bought is £300,000 or more, you get a 10-year residence permit with no income requirement.
If the total value is below £300,000, you get a 5-year residence permit, again with no income requirement.
Buying off-plan below £300,000? Without a title deed, you will need to show a monthly income of at least one TRNC minimum wage. See the sales contract route below.
Two details matter here:
Any currency counts. The regulation says "£300,000 or the equivalent in another currency", so purchases in euros, dollars or Turkish lira are measured by their sterling equivalent.
It is the total that counts. The text refers to the "total value of the immovable property purchased". If you hold title deeds for more than one property, their values are added together. For example, a home to live in plus a studio to rent out can together reach the threshold.
The regulation does not say how the value is measured or which exchange rate date applies. If your purchase is close to £300,000, confirm this before you apply, and leave some margin for currency movements.
Can You Get Residency in North Cyprus Below £300,000?
Yes. Title deed holders below £300,000 get a 5-year permit and do not need to show income. If you don't have your title deed yet, see the sales contract route below.
So when you look at North Cyprus property investment, don't assume you need to spend £300,000 to qualify. £300,000 is not a minimum for residency; it is the line between 5 and 10 years.
Buying Off-Plan? The Sales Contract Route
When you buy into a new development early, it can take time before the title deed is issued in your name. The 5 October 2026 amendment gives these buyers their own route.
If you hold a sales contract that has been stamped and approved by the TRNC Income and Tax Office, and you apply to the Ministry:
Contract value £300,000 or more: a 5-year permit with no income requirement.
Contract value below £300,000: a 5-year permit, provided you show a regular monthly income of at least one TRNC minimum wage. This can be proven with an apostilled document from your home country, or a document from any bank in North Cyprus or abroad. The regulation also allows a permit of up to 5 years for applicants who bring a bank document showing income of one minimum wage to support themselves. It does not explain how the two options differ in practice, so confirm this before applying.
An ordinary, unstamped contract is not enough. And the 10-year permit needs the title deed: with a sales contract, the maximum is 5 years.
How much is one TRNC minimum wage?
Since 1 July 2026, the TRNC minimum wage is TL 61,677 net (TL 70,893 gross) per month (Haber Kıbrıs). It has recently been revised twice a year, so the income threshold can change. The regulation does not say whether the net or gross figure applies.
Does the Income Requirement Apply to Every Buyer?
No. Title deed holders do not need to show income, whatever the property value. The income requirement applies only to buyers applying with a stamped sales contract worth less than £300,000.
What About Your Family?
The Family Residence Permit can now be issued for up to 10 years at a time, unless another rule says otherwise. "Up to" matters: 10 years is the maximum, not an automatic term for every family member.
There are also two provisions for young children:
Foreign children under 6 have been added to a specific category in Article 12(c) of the Residence Permits and Visas Regulation.
Foreign children under 6 who were in North Cyprus on 2 October 2026, when the amendment took effect, are released from any fines for periods they stayed without a permit.
The amendment does not restate what the Article 12(c) category means in practice, so check the current procedure for your children's applications.
Residency Is Not Citizenship
This is the most common misunderstanding, so it is worth being clear. The 5 and 10-year permits are residence permits. They let you live in North Cyprus legally; they do not give you TRNC citizenship or a passport.
If you see North Cyprus advertised as "citizenship by investment", treat it with caution. The 2026 amendments are about residence only, and no citizenship-by-investment scheme is created by them.
Choosing a Property With Residency in Mind
The permit is a real benefit, but you are still buying a home you will use for years. Beyond the £300,000 threshold, think about:
whether you are buying to live, to invest, or both,
how much of the year you will spend on the island,
the area you want to live in, for example Iskele and Long Beach or sea view properties,
a ready home or an off-plan project, and when the title deed is expected,
access to healthcare, schools, shops and the airport,
site management and running costs,
your total budget and payment plan.
A place you love on holiday is not always the place you want to live all year. Our guide to living in North Cyprus covers daily life on the island, and our holiday homes page is a good start if you plan to split your time.
To compare locations and budgets, explore Döveç Group projects or talk to our team.
Frequently Asked Questions
Is there North Cyprus citizenship by investment?
No. Buying property in Northern Cyprus gives you a residence permit of 5 or 10 years, not citizenship or a passport. The 2026 amendments only cover residence. Be cautious of any offer that promises TRNC citizenship in exchange for a property purchase.
How do you get Cyprus citizenship by investment?
If you mean the Republic of Cyprus (the south), its citizenship-by-investment programme was closed on 1 November 2020 and is no longer available. In Northern Cyprus, property ownership leads to residence, not citizenship.
How long can I stay in Cyprus if I own a property?
In Northern Cyprus, a title deed holder gets 10 years if the total property value is £300,000 or more, and 5 years below that, with no income requirement. With only a stamped sales contract, the permit is up to 5 years.
How long can I live in Northern Cyprus?
As a property owner, for the length of your residence permit: 5 or 10 years depending on the value and whether you hold the title deed. Your family can receive a Family Residence Permit of up to 10 years at a time.
Can I get residency in Cyprus if I buy a house?
Yes, in Northern Cyprus you can get residency by buying property. Foreign buyers with a title deed in their name qualify for 5 or 10 years, and off-plan buyers with a contract stamped by the Income and Tax Office qualify for up to 5 years. Below £300,000, contract holders must show a monthly income of at least one TRNC minimum wage.
What are the requirements for permanent residence in Cyprus?
The 2026 Northern Cyprus rules do not create a permanent residence permit; they set fixed terms of 5 or 10 years linked to property ownership. The Republic of Cyprus runs a separate permanent residence system with its own requirements, which this article does not cover.
For Northern Cyprus, the main requirements are:
a title deed in your name, or a sales contract stamped and approved by the Income and Tax Office,
the property value (above or below £300,000) that sets your permit length,
proof of monthly income of one minimum wage, only for contract holders below £300,000,
the standard application to the Ministry. Confirm the full document list with the Immigration Office.
