Country: Northern Cyprus
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Country: Northern Cyprus
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Country: Northern Cyprus
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Summer Homes publishes property in Northern Cyprus in sterling, and the first decision is which coast.
The Kyrenia coast in the north asks the highest median of the areas we can price. On the İskele and Famagusta side in the east, İskele asks the lowest.
Across the north, asking prices start at £74,500 and the median is £190,000. The median home measures 75 m², and the median metre rate is £2,661.
What we publish is a window rather than the whole of what we can source. Give us a brief: a ceiling, an area, a bedroom count.
We then look past the published list as well, and come back either with what matches or with the news that nothing does.
That is why what we publish about the north is prices, floor areas and metre rates rather than a tally of how long the list happens to be today.
Asking prices from the listings we had live on 24 October 2026, not completed sale prices. Sterling throughout, because sterling is what these homes are sold in. A listing with several units is counted at its lowest-priced unit, so a starting price is what it opens at. The metre rate instead takes every unit’s own price-to-area ratio, which is why the columns do not divide into each other.
Here the villa — a detached house with its own plot — carries the higher price but the cheaper square metre.
| Type | From | Median starting price | Median size | Per m² |
|---|---|---|---|---|
| Apartments for sale in North Cyprus | £74,500 | £165,000 | 65 m² | £2,666 |
| Villas | £217,000 | £577,550 | 200 m² | £2,620 |
The villa midpoint is 3.5 times the apartment midpoint, on a metre rate of £2,620 against £2,666. The extra money buys floor area and a plot rather than a dearer square metre.
Apartments and villas are the types we can take a median for. Villas are published area by area: villas for sale in Kyrenia and villas for sale in İskele.
Moving up a band buys floor area and pays a dearer metre 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 £200,000 | £165,000 | 60 m² | £2,687 |
| £200,000 to £350,000 | £290,000 | 105 m² | £2,856 |
| £350,000 and above | £499,950 | 180 m² | £4,355 |
The bands are cut from the price distribution and they do not overlap, so each row describes what that money buys and not everything cheaper as well.
The metre rate runs £2,161 at the bottom against £4,355 in the top band. That is the reverse of the idea that a bigger budget always buys a cheaper metre.
Below £125,000 what is on offer is compact apartments, at a median 45 m². No houses or other types reach down to that level.
| Area | From | Median starting price | Median size | Per m² |
|---|---|---|---|---|
| Property in Kyrenia | — | £255,725 | 90 m² | £2,811 |
| Property in İskele | — | £133,500 | 62 m² | £2,405 |
| Property in Famagusta | £74,500 | £183,475 | 70 m² | £4,566 |
An entry price is shown only where the lowest-priced home in that area is itself quoted in sterling. Where it is set in another currency, a sterling entry figure would be a conversion rather than a price.
Güzelyurt in the west is covered too, with a sample below the level at which a median means anything. We price it property by property instead: send the brief and we will quote it.
If you want to be near a university, Kyrenia and Famagusta both have a campus, and the Middle East Technical University campus sits a few kilometres north of Güzelyurt at Kalkanlı.
Kyrenia and Famagusta are areas we can price above. Güzelyurt is not, and we publish nothing in Nicosia or Lefke, where the remaining campuses are — name either and we will go and look.
The ladder climbs in money and in floor area together, so here the studio really is the lowest way in.
| 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 |
That is not true in every market, so the bottom step is worth checking rather than assuming.
These are floor plans measured per unit rather than per listing, because a single development can offer several plans under the same reference.
Above the 3+1 step we publish no median at all, because the samples behind the larger plans are too thin to carry it. Name the plan you want and we will go to the seller for a figure.
For a holiday home the north starts from an easier place than the mainland coast. A sea view is the common case here rather than a premium, carried by 71 per cent of the homes we publish.
A shared pool belongs to the complex and is not sold as an extra, so what matters is what the monthly charge pays for. Owning the pool yourself is the exception here.
Claims that sound alike describe different things, so ask which of them a listing actually carries. A sight line to the water, a walkable distance to it, and an unbuilt strip between the block and the sea are separate facts.
The unbuilt strip is the scarcest of them. Ask how many metres it is to the shore and how steep the return is; minutes tell you nothing. The view side of this market is set out on sea-view apartments in North Cyprus.
A purchase here ends in a title deed, the kocan. Deeds fall into named categories that follow the ownership history of the land: Turkish title, Foreign title, Exchange title and Allocated title.
Ask which category applies to the property in front of you, and ask it early.
What the category means for a particular purchase is a question for your own lawyer rather than for us. What we can do is tell you which category the seller states, in writing, before you spend anything on the trip.
Foreign buyers cannot take the deed into their own name until the Council of Ministers grants permission. While that is pending, the sale is normally held under a contract lodged at the Land Registry, and a lawyer handles both steps.
Get that check done before you pay a deposit: the deed category, whatever is registered against the land, and the permission under which the building went up. Summer Homes can carry it, or work with a lawyer you instruct yourself.
We do not give legal advice and we are not lawyers. What we can do is put the property, the seller and the stated deed category in writing for your lawyer to check.
The resale side gives more floor area for the same budget, at a lower metre rate.
| Sold by | From | Median starting price | Median size | Per m² |
|---|---|---|---|---|
| Developer sale | £85,000 | £192,425 | 70 m² | £2,858 |
| Resale | £74,500 | £190,000 | 83 m² | £2,225 |
It also carries the lowest sterling entry in the north, £74,500.
On the developer side the counterparty is the company that built the block, and the entry there starts at £85,000.
Whether a home is finished, under construction or still at plan stage is a question for the individual property, and we put it rather than guess at it.
Put the question directly: is the building complete, has it been handed over, and if not what delivery date does the contract name? We will get the answer in writing from the seller.
A developer sale on its own tells you who is selling, not how far the building has got.
Across the real estate we publish in the north we can measure asking price, floor area and price per square metre, all in sterling. We cut them by area, by type, by bedroom count and by budget band.
We do not publish expected rental returns, projected growth in value or guaranteed buy-back figures. Our listings do not contain them, and a figure nobody can check is worse than no figure at all.
Service charges, deed category and build progress are per-property facts rather than things we can measure across the north. Name the development and we will ask the seller, then tell you what came back and who said it.
Who holds the deposit, and on what terms. Ask whose account the money goes into, whether it is refundable, and what exactly triggers a refund. Then get the answer written into the contract instead of into an email.
The service charge and what it covers. It is paid for as long as you own the home, and it is what keeps the shared pool, the grounds and the lighting running. Ask for this year’s figure in writing, and ask what happens to it once the development has been sold out.
Water, power and the access road. Ask how the home gets water and electricity, whether the connections are in place or still promised, and whether the road to the door is finished. On a hillside site that is a cost and a delay rather than a detail.
Then tell us your ceiling in sterling, whether the home is for living in, for renting out or for holidays, and whether the sea has to be visible or only close.
We will come back with the areas that fit, the plans inside them, the metre rate for each, and whatever we hold on deed category, delivery and distance to the water.
If nothing published fits the brief, we will say so and look beyond the list. If the island is being weighed against the mainland, the same figures for property for sale in Turkey are the place to compare.
Sterling asking prices open at £74,500 and the midpoint of what we publish is £190,000, where the median home measures about 75 m². Split by type, apartments sit at a median of £165,000 and villas at £577,550. These are prices sellers are asking rather than prices buyers finally paid, so treat them as the starting point of a negotiation.
Of the areas we can take a median for, İskele asks least at £133,500 for a median 62 m², and Kyrenia is the dearest at £255,725. Famagusta falls between the pair, and it also holds the lowest sterling asking price we publish anywhere in the north at £74,500. Güzelyurt has too small a sample for a median to mean anything, so we price it property by property on request.
They are different budgets rather than sizes of the same thing. Apartments open at £74,500 with a median of £165,000 for 65 m²; villas open at £217,000 with a median of £577,550 for 200 m². The villa metre rate is the lower of the pair, £2,620 against £2,666, so the extra money goes on area and land rather than on a dearer metre.
Because that is the currency the homes are priced in. If we restated them in another currency, the figure would move every time the exchange rate moved, even though nothing about the property had changed. Ask which currency the contract itself names before you transfer money, because that document can differ from the advert.
Counted per floor plan rather than per listing: a studio at £117,300 for 36 m², a 1+1 at £155,000 for 57 m², a 2+1 at £230,000 for 78 m², and a 3+1 at £329,950 for 106 m². Larger plans exist in the north but the sample behind each of them is too thin for a median, so ask us to price the plan you have in mind.
The kocan is the title deed. A buyer who is not a citizen needs state permission before the deed can be put into their name, and the contract of sale is lodged at the Land Registry in the meantime. Deeds come in named categories that follow the history of the land rather than the quality of the home, so ask which category applies and let your lawyer tell you what it means for the purchase. Have your own lawyer read the deed before any deposit leaves your account, and make sure that lawyer is not acting for the seller as well.
The medians are close, so money alone will not decide it: a resale has a median of £190,000 for 83 m² at £2,225 per square metre, a developer sale £192,425 for 70 m² at £2,858. The resale side gives more area for similar money and also holds the cheaper entry, £74,500 against £85,000. How far the building has progressed is a separate question that we have to put to the seller.
A view of the water is normal here rather than an extra: 71 per cent of what we list in the north has a sea view, and a shared pool comes with the complex. What is genuinely scarce is having nothing built between the building and the water. A sight line is also not the same as a short walk, so ask how many metres it is down to the sea and how steep the way back up is.
Up to £125,000 the midpoint is £102,447 for 45 m²; from £125,000 to £200,000 it is £165,000 for 60 m²; from £200,000 to £350,000 it is £290,000 for 105 m²; and above £350,000 it is £499,950 for 180 m². The bands do not overlap, so each figure describes that budget alone and not everything cheaper as well.
Yes, and it is the better way to use us. Send a ceiling, an area and a bedroom count, and we look past what is published, because not every seller lists everything with us and some developments are sold before they are advertised. You get back either the matches with their metre rates, or a clear answer that nothing fits the brief, which saves you a trip.
The service charge comes first, because you pay it monthly for as long as you own and it covers the shared pool, the grounds and the lighting. Ask the seller to confirm the current rate in writing, and ask what it becomes after the developer has sold the last unit. Then ask how water and electricity reach the home: a connection that is promised rather than installed is a cost waiting to land on you.
On 24 October 2026, from what Summer Homes had published in the north that day. The metre rate is the ratio of price to area taken at the midpoint of the set, which is not the same as dividing a median price by a median area, and the gap between those methods can be wide. Ask us for the live figure on a property you are serious about.
See your dream home with Summer Homes; accommodation, airfare, and transfer expenses are on us!
