Country: Northern Cyprus
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Country: Northern Cyprus
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Country: Northern Cyprus
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Summer Homes publishes apartments for sale in Cyprus only in the north, in the territory known as North Cyprus, and prices them in sterling. We hold nothing in the south of the island, so every sterling figure we publish belongs to a named northern area.
An apartment in the north opens at £74,500, and the midpoint of what we publish is £165,000 for a median 65 m². The median metre rate across the same apartments is £2,666, and that midpoint sits above İskele and below Kyrenia.
A published list is a shop window, not an inventory of everything we can get to. Give us a sterling ceiling, the area you have in mind and the plan you need, and we search beyond what is published too.
Measured on 26 October 2026 from the apartments we then had live in the north: prices asked in sterling, the currency these apartments are sold in, and not the prices a buyer finally paid.
Of the northern areas we can put a midpoint on, Kyrenia asks the highest, £190,000, and İskele the lowest, £125,000. Famagusta sits between the pair at £175,000, yet its metre rate is the dearest of the areas we can price, £4,392.
| Area | From | Median starting price | Median size | Per m² |
|---|---|---|---|---|
| Property in Kyrenia | — | £190,000 | 72 m² | £2,785 |
| Property in İskele | — | £125,000 | 57 m² | £2,542 |
| Property in Famagusta | £74,500 | £175,000 | 69 m² | £4,392 |
An entry figure appears for an area only where its lowest-priced apartment was itself quoted in sterling. In Kyrenia and in İskele it was not, so a sterling entry there would be arithmetic off an exchange rate rather than a price a seller has set.
Famagusta holds the lowest sterling asking price we publish in the north, £74,500, and that apartment is a resale rather than developer stock. Famagusta is also where the midpoint and the metre rate pull furthest apart, so ask for the figure on the specific unit rather than the area average.
Güzelyurt carries apartments as well, too few of them for a midpoint to carry meaning. Name the development or the plan and we quote those apartments individually instead.
Inside Kyrenia, Esentepe holds more of these apartments than any other district there, at a midpoint of £241,500 for 90 m² and £2,639 a metre. Bahçeli holds enough apartments for a midpoint, but too few of them carry a sterling price, so a Bahçeli figure would be a conversion; its median apartment measures 59 m². How Kyrenia divides further is set out under property in Kyrenia.
Outside Kyrenia, Tatlısu carries a sample of its own, and it asks the dearest metre of any district we can price: £5,043, above even the £4,392 of Famagusta. A median apartment there measures 48 m², on a midpoint of £212,250. Esentepe costs more in total and less per metre, because its apartments are the larger kind. Name the district you are weighing up and we price the apartment rather than the area.
Up to £125,000 an apartment in the north asks a midpoint of £102,447 for 45 m², at £2,161 a metre. Climbing a band adds floor space and raises what each metre costs at the same time.
| Budget band | Median starting price | Median size | Per m² |
|---|---|---|---|
| Up to £125,000 | £102,447 | 45 m² | £2,161 |
| £125,000 to £175,000 | £152,150 | 60 m² | £2,542 |
| £175,000 to £250,000 | £199,000 | 71 m² | £3,225 |
| £250,000 and above | £334,975 | 85 m² | £4,649 |
Each band is a slice of the asking-price range with nothing shared between slices, so a row answers for that ceiling and no other. Between the lowest band and the top the metre rate climbs from £2,161 to £4,649, which means the larger budget here pays more for each metre and not less.
An apartment under £125,000 is a compact apartment: 45 m² at the midpoint, on the lowest metre rate of the bands. İskele is the area whose own midpoint sits right on that ceiling, £125,000.
Above £250,000 the midpoint rises to £334,975 for 85 m², at £4,649 a metre. That band is where a luxury apartment in Cyprus sits, if luxury is taken to mean the top of this market. What marks the band out is floor space and a dearer metre rather than a label. No entry figure is given for it, because its own lowest-priced apartment was set in another currency.
Each extra bedroom costs money and brings floor space with it, so the studio is the lowest step here: £117,300 for 36 m².
| Bedrooms | Median unit price | Median size |
|---|---|---|
| Studio (0+1) | £117,300 | 36 m² |
| 1+1 | £155,000 | 57 m² |
| 2+1 | £230,000 | 78 m² |
| 3+1 | £329,950 | 106 m² |
These rows count units rather than listings, since a development repeats the same plan across a block. A row therefore answers what that plan asks, while a starting price answers what a whole listing opens at.
The plans above 3+1 are held too thinly for a median unit price, so none is published for them. Tell us the plan you need and we ask the seller directly, development by development.
A plan does not ask the same money in each area: a 1+1 is £159,325 in Kyrenia, £155,000 in İskele and £211,625 in Famagusta.
| Median unit price | Kyrenia | İskele | Famagusta |
|---|---|---|---|
| Studio (0+1) | — | £108,935 | — |
| 1+1 | £159,325 | £155,000 | £211,625 |
| 2+1 | £260,175 | £183,750 | £206,350 |
| 3+1 | £299,475 | — | — |
A missing cell means too few units of that plan sit in the area for a median unit price, not that the area lacks the plan. The studio sample clears the threshold in İskele and in no other area we can measure, which is why that row stands almost empty.
Famagusta breaks the ladder: its 1+1 asks more than its 2+1, £211,625 against £206,350. It also asks more for a 1+1 than either of the other areas we can price. In Famagusta, do not assume a bigger plan costs more; ask for the price on the unit itself.
İskele asks least for the smaller plans, £108,935 for a studio and £155,000 for a 1+1, and that 1+1 figure matches the north-wide 1+1 unit price. Kyrenia holds the dearer end, £260,175 for a 2+1 and £299,475 for a 3+1, and it is where a 3+1 has a sample large enough to price.
A sea view is the common case for a northern apartment rather than an upgrade: 72 per cent of them are recorded as having it.
A pool that belongs to the complex comes with 89 per cent of these apartments. It is part of what the block is, so the question worth asking is what the charge for keeping it covers. A pool of your own is the exception for an apartment here, 11 per cent.
Standing at the water is scarcer than seeing it, and open ground between the block and the sea is scarcer still. Ask for the distance in metres down to the shore and for the gradient on the way back up, because a stated walking time hides both.
A purchase in Kyrenia, İskele or Famagusta ends in a koçan, the title deed, and a foreign buyer cannot have that deed registered in their own name until the state grants permission.
Until the permission comes through, the purchase is normally carried by a sale contract registered at the Land Registry. Ask what stage the application has reached for the apartment in front of you, and ask for the answer in writing.
A deed here belongs to a named class, and the class records where the land came from rather than what the apartment is worth. Ask which class the deed of that block sits in, and get it stated in writing before any money moves. The classes themselves are set out under property in Northern Cyprus.
What a class means for a particular purchase is a question for a lawyer. Summer Homes has legal support you can use, and we work just as readily with a lawyer you appoint yourself. Either way we set down the apartment, the seller and the deed class the seller states, so that lawyer has something written to work from.
On the developer side an apartment asks a midpoint of £165,000 for 57 m², at £2,952 a metre. That figure also sets the midpoint for the northern apartment market as a whole.
The resale apartments are the roomier kind: 71 m² at the midpoint against 57 m² on the developer side. No resale midpoint is published, because too few of those apartments carry a sterling price and the figure would be a conversion. So the choice between the pair rests on floor space rather than on money.
The lowest sterling asking price in the north sits on the resale side, and the developer entry begins above it. Build progress is missing from our listing data altogether, so we ask the seller in writing: is the block complete, has it been handed over, and what date does the contract commit to?
The columns we publish rest on separate bases, which is why £165,000 divided by 65 m² does not come to £2,666. An entry price is the lowest asking price in the group. A midpoint takes the lowest-priced unit in each listing and sits in the middle of those. A metre rate is built from every unit’s own price-to-area ratio, large units included.
Yields, future value and buy-back promises are figures we do not publish at all, since nothing in an apartment listing can support them. A number nobody can check does more harm than leaving the figure out.
No apartment in this northern set carries a recorded short-term rental permit in our data, and that is a statement about our field rather than about what the law allows. If paying guests are part of the plan, put it to the seller and to the complex management, and keep both replies in writing.
The charge the complex levies, the class of the deed and how far a building has got are per-apartment facts rather than numbers we can measure across an area. Name the development and we will ask, and you get the answer together with the name of whoever gave it.
Which unit the price belongs to. A listing quoted at £74,500 is quoted at its lowest-priced unit, so ask for the floor, the aspect and the block, and ask whether that exact apartment is still unsold. The apartment you were shown need not be the apartment that was priced.
What the complex charge pays for. The charge runs for as long as the apartment is yours, and it covers the pool, the grounds and the lighting of the block. Ask for the current figure in writing, and ask who fixes it after the developer has sold out.
What the deed says and where the permission stands. Ask for the deed class in writing, ask whether the permission application has been lodged for your purchase, and ask whose account holds your deposit and on what terms it comes back.
Tell us a ceiling in sterling, the area, the plan, and whether the water has to be in sight or merely nearby. We come back with the apartments that fit, the metre rate on each, and what the seller says about the deed and the delivery date.
When nothing on the list answers the brief, we say that plainly and go looking outside it. The same measurement for every type of home in the north is under property in Northern Cyprus.
Everything we hold there is in the north and quoted in sterling. The way in is £74,500, the midpoint £165,000, and a median apartment runs 65 m² at £2,666 a square metre. Read them as opening positions taken by sellers, not as settled prices.
İskele, with a midpoint of £125,000 for 57 m² and £2,542 a metre. Kyrenia is the dear end at £190,000 for 72 m², and Famagusta lands between them at £175,000. Güzelyurt is held too thinly for a midpoint, so we quote it apartment by apartment on request.
Because in each of them the lowest-priced apartment was set in a different currency. Turning that into sterling produces a number that shifts whenever the rate shifts, while the apartment itself has not changed at all. Famagusta does carry a sterling entry, £74,500.
From a studio at £117,300 the step up to a 1+1 is £155,000; a 2+1 then asks £230,000 and a 3+1 £329,950. Floor space climbs alongside the money, from 36 m² up to 106 m². Plans beyond that are too thinly held for us to give a median unit price.
It does not. Kyrenia prices a 1+1 at £159,325, İskele the same plan at £155,000, and Famagusta at £211,625 — above its own 2+1, which asks £206,350. Where a figure is missing, that plan is held too thinly in that area for a median unit price, which is not the same as the plan being absent.
A band is a cut through the asking-price range, and the cuts do not overlap. The cut under £125,000 centres on £102,447 and 45 m²; the next, ending at £175,000, on £152,150 and 60 m²; the next, ending at £250,000, on £199,000 and 71 m²; and everything over £250,000 on £334,975 and 85 m². The metre rate rises with every cut.
Because sterling is what these apartments are sold in. Restated in another currency the figure would drift with the exchange rate while the apartment stood still, which makes it arithmetic rather than a price. Check which currency the contract names before money moves, because the contract can differ from the advertisement.
A sea view is recorded for 72 per cent of them, and a pool belonging to the complex for 89 per cent, so neither is an extra you have to hunt down. A pool of your own is the exception at 11 per cent. What stays genuinely scarce is open ground between the block and the water.
Our data holds no record of a short-term rental permit on any of these apartments, and an empty field is not the same thing as a prohibition. Ask the seller, and ask whoever manages the complex. Yields, occupancy figures and payback periods are things we do not publish, because a listing cannot support them.
Ask which class the deed sits in and have the answer put in writing, then ask whether the permission application for a foreign buyer has been lodged yet. A lawyer reads the deed and explains what that class means for your purchase. Summer Homes has legal support if you want to use it, and we are equally happy working with a lawyer you appoint.
They are, at a median 71 m² where the developer side sits at 57 m² and asks a midpoint of £165,000. We give the resale side no midpoint at all: not enough of its apartments were quoted in sterling, so the figure would be a conversion dressed as a price. The way into the whole northern set sits on that side.
On 26 October 2026, from the apartments Summer Homes had published in the north that morning. They are prices asked, so the opening position of a seller rather than a sale that has happened. A listing can cover several units, and the figure we show belongs to the least expensive of them, which is why a midpoint marks where listings begin.
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