Should You Invest in Studios in Northern Cyprus

Studios remain one of the most popular formats of investment property in Northern Cyprus thanks to their relatively low entry cost. In 2026, prices for new studios in popular areas such as Iskele, Long Beach, Famagusta, and Kyrenia usually start at GBP 60,000–90,000 and can exceed GBP 150,000 in seafront projects. Returns depend on the location, the quality of the complex, the infrastructure, and the owner’s strategy; however, studios are most often considered by investors who want to enter the Northern Cyprus real estate market with a minimal budget. We recommend paying attention to the following points:

• Actual area and square footage
• Competition and occupancy
• Comparison of studios with other formats
• When a studio can be a justified investment

Actual area and square footage

Many first-time investors view studios in Northern Cyprus as the first and affordable way to enter the market. However, the actual area of such properties is often smaller than stated. For example, a studio listed in the contract as 45 m² may in practice be only 35 m² due to the specifics of measurement and the accounting of common areas.

This directly affects tenant comfort and profitability, since the rental price is determined not only by location but also by the actual size of the property.

Competition and occupancy

The studio market in Northern Cyprus is oversupplied. Most properties are purchased for the purpose of renting them out, which creates a high level of competition. As a result, owners are forced to lower prices in order to maintain occupancy.

At the same time, demand for studios is limited: solo tourists or couples without children often choose hotels with included services, while families prefer 1+1 or 2+1 apartments.

Comparison of studios with other formats

The myth that two studios are more profitable than one 2+1 apartment is not always confirmed in practice. More spacious apartments have higher occupancy and lower total expenses — for furnishing, utility bills, and maintenance.

According to real estate agents, the average annual return on studios in Northern Cyprus is about 4–5%, whereas 1+1 and 2+1 apartments bring in up to 7–8%.

When a studio can be a justified investment

A studio can be a sensible solution if the investor:

• has a limited budget and wants to start with a minimal entry threshold;
• plans short-term rental in a tourist complex;
• is buying a property in a location with low supply (for example, by the sea or near a university).

In other cases, it is better to consider a 1+1 or 2+1 format, which provides more stable returns and greater flexibility when reselling.

A studio is not a magic artifact that guarantees income. It is a compromise solution for a cautious start in investing.