Lisanslı Ara Yatırımcı in Northern Cyprus: who licensed intermediary investors are
As of May 11, 2026, a new legal status has appeared in Northern Cyprus — Lisanslı Ara Yatırımcı. The new mechanism was introduced by Decree No. 63/2026 and allows licensed investors to work with residential property without registering it in their own name.
In essence, the state has created a new category of market participants between a developer, a real estate agency, and an investment company. Such an investor can take residential properties into their control under an agreement with the developer and then sell them to foreign buyers.
- Who Lisanslı Ara Yatırımcı is
- Why the new status appeared
- Who can obtain a license
- How much the license costs
- Minimum 10 properties per year
- Mandatory registration in Tapu
- Time limit for transferring the property to the buyer
- When a license can be revoked
- What will change for buyers
- What will change for the real estate market
- Glossary
- Frequently asked questions
- If you need legal advice on licensing or a transaction
Who Lisanslı Ara Yatırımcı is
Lisanslı Ara Yatırımcı is a licensed intermediary investor who receives the right to work with residential properties under a special regime established by law.
The main feature is that the investor does not become the owner of the property. Instead, they receive the properties at their disposal on the basis of a written agreement and handle their sale to foreign buyers.
The law allows working with both properties under construction and completed projects.
Why the new status appeared
In recent years, a significant portion of sales to foreigners took place through various intermediary schemes, preliminary contracts, and agreements between investors and developers.
The new status allows the state to:
- control the activities of intermediaries;
- register agreements in the land registry;
- track final buyers;
- ensure the payment of taxes and fees;
- limit the use of unofficial sales schemes.
In practice, Lisanslı Ara Yatırımcı has become a new official participant in the Northern Cyprus real estate market.
Who can obtain a license
To obtain the status of Lisanslı Ara Yatırımcı, it is necessary to submit a set of documents to the Ministry.
It includes:
- an application;
- an apostilled criminal record certificate;
- property-related documents;
- an agreement with the developer;
- confirmation of the property values.
The criminal record certificate must have been issued no earlier than 3 months before the application is submitted.
| Requirement | Description |
|---|---|
| Criminal record certificate | Apostilled, no older than 3 months |
| Agreement with the developer | Confirms the properties and their value |
| Residential properties | Minimum 10 properties per year |
| License fee | 2 gross minimum wages |
How much the license costs
The license is issued for a period of 1 year.
The fee amount is two gross minimum wages applicable on the date of application.
The funds are transferred through Gelir ve Vergi Dairesi and directed to finance Tapu ve Kadastro Dairesi projects.
| Parameter | Rule |
|---|---|
| License term | 1 year |
| Renewal | Annually |
| Fee amount | 2 gross minimum wages |
| Use of funds | Development of the land registry |
Minimum 10 properties per year
The law establishes a minimum level of activity.
The licensed investor is required to work with at least ten residential properties during the year.
These properties may:
- be under construction;
- be at the project stage;
- have final approval;
- be transferred to the investor under a written agreement.
At the same time, ownership of the properties does not pass to the licensed investor.
Mandatory registration in Tapu
All agreements between the licensed investor and the developer are subject to mandatory registration in the land registry.
The registration period is 1 month from the moment the agreement is signed.
How to do it
- Obtain a Lisanslı Ara Yatırımcı license.
- Conclude a written agreement with the developer.
- Pay the fees and taxes prescribed by law.
- Register the agreement in Tapu within 1 month.
- After selling the property to a foreign buyer, arrange the transfer of rights.
Failure to meet the registration deadlines may lead to problems in the further sale of the property to a foreign buyer.
Time limit for transferring the property to the buyer
After receiving final approval, the property must be transferred to the foreign buyer no later than 2 years later.
| Stage | Time frame | Comment |
|---|---|---|
| Receiving the property into control | Before sales begin | Under a written agreement |
| Registering the agreement | 1 month | At the district Tapu |
| Transfer to the final buyer | 2 years | After final approval |
If the property is not sold within the prescribed period, the investor is obliged to transfer it to a regime related to the Kullanım Belgesi and Holiday Homes system.
When a license can be revoked
The Ministry has the right to revoke the license in case of violation of legal requirements.
Possible grounds include:
- failure to register agreements;
- violation of property transfer deadlines;
- failure to meet the requirement for the number of properties;
- violation of the rules for sales to foreigners;
- failure to comply with the requirements of the Kullanım Belgesi regime.
What will change for buyers
For buyers, the new status means an additional level of control and transparency.
Before concluding a deal, it is recommended to check:
- the presence of a valid license;
- registration of the agreement in Tapu;
- the status of the property;
- the presence of permits;
- compliance with the two-year transfer period.
If the property is sold through a licensed investor, this means that the transaction is carried out within the new regime provided for by the 2026 legislation.
What will change for the real estate market
The emergence of Lisanslı Ara Yatırımcı may significantly change the Northern Cyprus real estate market.
The following is expected:
- a reduction in the number of unofficial intermediaries;
- stronger state control;
- greater transparency of transactions;
- the emergence of large licensed operators;
- better control over sales to foreign buyers.
In fact, the law is creating for the first time an official mechanism for the operation of professional intermediaries in the Northern Cyprus residential real estate market.
Glossary
- Lisanslı Ara Yatırımcı — a licensed intermediary investor who receives residential properties for use without registering ownership and sells them to foreign buyers.
- Tapu ve Kadastro Dairesi — the Northern Cyprus land registry, where contracts, agreements, and property rights transfers are registered.
- Tapu — the district division of the land registry.
- Kullanım Belgesi — a certificate of use of real estate without the emergence of ownership rights.
- Holiday Homes — a regime for properties intended for tourist use.
- Title Deeds — the title deed to real estate.
Frequently asked questions
When did the Lisanslı Ara Yatırımcı status appear?
The status was introduced by Decree No. 63/2026, published on May 11, 2026.
Who is Lisanslı Ara Yatırımcı?
It is a licensed intermediary investor who can take residential properties into their control without registering ownership and sell them to foreign buyers.
For how long is the license issued?
The license is issued for 1 year and can be renewed annually.
How much does the license cost?
The fee amount is two gross minimum wages.
How many properties must a licensed investor take?
At least 10 residential properties per year.
Does Lisanslı Ara Yatırımcı become the owner of the property?
No. Ownership does not pass to them.
What is the deadline for transferring the property to the buyer?
No later than 2 years after receiving final approval.
If you need legal advice on licensing or a transaction
You can contact our legal partner — DeJure for a consultation with a lawyer licensed in Northern Cyprus.
DeJure Consulting LTD
Our company provides a wide range of legal services across Northern Cyprus. With us, you can receive qualified assistance in real estate, legal, visa, or financial matters.
Phone
+905391190555
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Author
I am a person who is not afraid to change life when my heart tells me that something greater lies ahead. I am originally from Belarus. I have journeyed from pedagogical and economic education to the financial sector and many years of work in logistics — a world where everything moves, changes,…
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