Off-Market Sea-View Properties · Northern Cyprus
Villas, penthouses and apartments with infinity pool and sea view — straight from the curated off-market pool. From €150,000. No broker fees.
14 sea-view properties available today · from €150,000
The Essence
No traffic.
No appointments.
Just the surf, the bougainvillea, and the light
that already lies warm on your skin in the morning.
Our Locations
230 kilometers of coastline. Four characters.
Hover over a location to open it.
A Day at Your New Address
Seven in the morning. You open the terrace door.
This is not a vacation. This is your Wednesday.
"In November I was still in the rain in Hamburg.
In February I wake up here."
Why Northern Cyprus
The island that doesn't need to prove itself.
Average value growth in Northern Cyprus coastal areas over the last 5 years.
Mild Mediterranean climate — swimming season March to November. Often already 18°C in February.
Direct from Frankfurt, Munich, Vienna and Zurich. Morning DACH — midday Mediterranean.
When renting to winter guests from Northern Europe and summer Mediterranean travelers.
Live with the Trusty Estate team: current off-market properties, yields, taxes, residency permits and Q&A. Free, non-binding, register in 30 seconds.
Powered by Trusty Estate · Off-market brokerage since 2014
Your Lifestyle Designer
Three questions. Directly via WhatsApp. No call, no pressure.
✓ Match analysis complete
Enter your name and email — the matching properties and a short introduction will be sent directly via WhatsApp to our advisor.
Reply within 24h. No newsletter. No data sharing.
Frequently Asked Questions
18 questions we have been asked most often in over 10 years — answered concisely.
Sea-view apartments start at approximately €150,000 in Esentepe and Iskele. Penthouses with pool and 180° terrace range from €500,000–€1.5M. Signature villas with infinity pool and private location from €1.5M upwards. Off-market properties are often 10–20% cheaper than public listings.
In good locations up to 9% net rental yield per year is realistic — when combining winter guests from Northern Europe (November–March) and Mediterranean tourists in summer (April–October). Key factors: central location, pool, good furnishings and professional management.
Direct flights from Frankfurt, Munich, Vienna and Zurich to Ercan (Northern Cyprus) take approximately 3.5 hours. Daily connections, multiple airlines. Alternative via Larnaca (south) and border crossing — usually cheaper but 1.5h longer.
Approximately 320 sunny days. Swimming season March to November. Even in February daytime temperatures often reach 18°C. Peak summer 30–35°C, sea temperature up to 28°C.
Kyrenia (Girne): harbor city charm, from €250,000. Bellapais: mountain village, gothic abbey, signature villas from €1.5M. Esentepe: beachfront, apartments from €150,000. Iskele (Long Beach): 12km of fine sand on the Karpaz peninsula, from €175,000.
For tourist stays up to 90 days, only a passport is required. For longer stays or permanent residency, there is an uncomplicated Property Owner Residency Permit that is significantly easier to obtain than in the EU Republic of Cyprus. Details in the online call.
Standard purchase costs in Northern Cyprus: 6% transfer tax (or 3% for first purchase), approximately 5% VAT on new builds, 0.5% stamp duty. Property tax is very low, often under €100/year. Overall significantly lower than comparable EU markets.
Notary, legal and registration fees combined typically €1,500–3,500, depending on property value. Trusty Estate accompanies the entire notary process including title verification.
Yes — with proper title verification. Important: only buy properties with Turkish or pre-1974 title deeds (TRNC/Esdeger), no so-called "Greek-Cypriot" titles without clarity. We verify every off-market title before every notary appointment — since 2014, no incidents.
Yes — very straightforward. With passport and address, an account at a Northern Cyprus bank (e.g. Creditwest, Limasol Bank, Türk Bankası) is usually opened in 1–2 business days. Euro accounts also available.
As an owner you can rent out yourself or commission a property management firm (approx. 15–20% of rental income). Trusty Estate refers vetted managers. Rental income is taxed in Northern Cyprus (approx. 15–20%); double taxation agreements with DE in preparation.
For viewings: March to June and September to November — pleasant temperatures, no mass tourism. July/August is hot (35°C+), but viewings still possible.
Standard supply in all coastal areas: electricity stable (occasional brief outages, generators in premium developments), water from own tanks + grid, internet fiber and 4G/5G nationwide. Monthly utilities apartment approximately €80–150.
Off-market properties are not publicly listed but brokered directly between owners and selected buyers. Advantages: no broker markup, 10–20% below market price, no bidding competition, often premium properties. Requires: trust + direct access to owner network.
Yes — and we recommend it before every purchase. Trusty Estate organizes guided viewing trips: flight + hotel by yourself (we recommend), on-site we accompany you for 2–4 days through the curated selection. Best to register directly in the online call.
Northern Cyprus: Turkish Republic, not in EU, significantly cheaper real estate, easier residency permit, quieter, more traditional. Southern Cyprus: EU member, more expensive markets (Paphos, Limassol), EU law. Both halves culturally similar, both Mediterranean climate.
From first contact to notary appointment usually 4–8 weeks. Faster possible with cash purchase and existing title deed. Reservation deposit from €5,000 customary, then title verification, then main payment at the notary.
Directly via the orange button below or via our Linktree page. The call takes place every Thursday at 7:00 PM (CET), lasts approximately 60 minutes, is free and non-binding. Maximum 12 participants.