Decree 89/2026: What Changed for Foreign Buyers?

Short answer: Decree 89/2026 was published in the Official Gazette on 7 August 2026 and replaced Decree 63/2026 from May 2026. The acquisition limits remained largely the same; the main differences are that the 6-month transition period for old contracts restarted, 36 months were granted for delivered homes, and the electricity-water rule was clarified.

This article was prepared for Turkish citizens and other foreign buyers who purchased a home in Northern Cyprus (TRNC) in 2026, whose contract has been signed but whose title deed has not yet been transferred, or who are planning a new purchase. We explained the general process for purchase permission in our main guide; here, we focus only on what Decree 89/2026 changed, whose timeline it affects, and which points are still unclear.

Why was Decree 89/2026 issued?

Decree 89/2026 was issued to prevent the rules from falling into a legal gap before the constitutional period of Decree 63/2026, which had the force of law and was issued in May, expired. Decrees having the force of law lose their effect if they are not made permanent by a law passed by Parliament within a certain period. The government stated that the amendments to the Foreigners Law No. 52/2008 were pending in committee and could not be passed by Parliament due to the summer recess.

As a result, the same content was republished under a new number with a few corrections. According to texts reported in the press, 89/2026 entered into force on its publication date, 7 August 2026. As of October 2026, when this article was prepared, we could not find any information that the decree had been converted into a permanent law in Parliament. In other words, the rules may change again in the coming months.

In practice, this means the following: If a lawyer or sales consultant gives you a deadline “according to 63/2026,” make sure to ask whether that period has restarted under 89/2026. You can access the full text of the decree from the TRNC Official Gazette archive.

Differences between 63/2026 and 89/2026

The differences between 63/2026 and 89/2026 are limited; the acquisition limits, project quota, usage certificate, and investment route were preserved as they were. The parts that changed or became clearer are mostly the transitional provisions and implementation details. The table below compares the pre-2026 regime with the two decrees side by side.

The “unchanged” statements in the table are based on a comparison of news reports and legal commentary published about the two decrees. They are valid as of October 2026; confirm with your lawyer and the Official Gazette text before proceeding. We examined separately how the limits are calculated for spouses, children, and companies in our article on how many homes foreigners can buy in the TRNC.

Transition periods restarted: who is affected?

The restart of the transition periods mostly affects buyers who signed a contract before the 2024 amendment but did not register that contract at the land registry. These buyers gained 6 months from the entry into force of 89/2026 to register their contracts with the land registry office and apply for purchase permission. Counted from 7 August 2026, this period expires around the first week of February 2027; calculate the exact final day with your lawyer.

The second group is owners of homes purchased, completed, and delivered before the decree. For these homes, a 36-month period was granted to complete the transfer procedures and all tax and fee payments. In other words, for a buyer who moved into the home years ago but whose title deed is still in the name of the contractor, the decree sets a deadline but does not force immediate action.

For new buyers, however, there is no transitional provision. For contracts signed after 7 August 2026, the one-month registration and application period applies directly. We explained step by step how this period works and what happens if it is missed in our article on depositing the contract at the land registry and the 1-month rule.

Additional fee if the limit is exceeded: sample calculation

A foreigner who has exceeded their acquisition right pays an additional fee of 1% of the sale price if they notify the Ministry of Interior within the period granted by 89/2026, and 3% if they notify after the period has passed. These rates are based on news sources and should be considered in addition to the ordinary title deed transfer fee.

Let’s give a concrete example. Suppose a buyer who is not a Turkish citizen purchased their third and fourth apartments in 2023 for 150,000 £ and 120,000 £. Since the new limit for other foreigners is three apartments, the fourth apartment exceeds the limit.

• Notification on time: 120,000 £ × 1% = 1,200 £ additional fee.
• Notification after the deadline: 120,000 £ × 3% = 3,600 £ additional fee.
• Difference: 2,400 £, approximately 153,600 TL at an exchange rate of 64 TL.

The additional fee does not solve the ownership issue by itself. For the home outside the limit, a 10-year usage certificate may come into question instead of ownership. We discussed how this certificate differs from ownership and its effect on resale in our article on what the TRNC usage certificate is.

Practical changes for a new buyer

For someone buying a home after August 2026, the most concrete effect of 89/2026 is that the period between signing the contract and registering it at the land registry has become very short, and payment of fees is linked to electricity-water connection. You need to plan your purchase timeline according to these two rules.

1. Calculate your acquisition right: List the homes that have previously been transferred to your name by title deed or that you purchased under a registered contract.
2. Ask about the project quota: Request written information from the sales office on how much of the foreign buyer quota and same-nationality quota has been filled on the parcel you selected.
3. Prepare documents before signing: Documents such as criminal record certificates and powers of attorney may not be ready within one month.
4. Plan stamp duty and registration: Pay the stamp duty, which is 0.5% of the contract price, and register the contract at the land registry within one month.
5. Submit the application within the same month: The purchase permission application to the Ministry of Interior must also be made within this period.
6. Set your moving date according to the fees: Since permanent electricity and water are not connected before taxes and fees are paid, plan your move accordingly.

For example, a buyer who signs a contract for an apartment worth 180,000 £ on 10 November 2026 must pay 900 £ in stamp duty and register the contract by 10 December 2026 at the latest. If you are buying at the project stage, it is important to discuss the payment plan and fee schedule together. You can see our completed and ongoing works on the Akol Global projects page.

Points that are still unclear

The biggest uncertainty regarding 89/2026 is whether the decree will pass through Parliament as a law and, if it does, with what amendments. Therefore, it would not be correct to treat today’s limits and deadlines as permanent.

The second uncertainty concerns fees. A Council of Ministers decision dated 7 October 2026 announced a temporary reduction in title deed transfer fees valid until 5 January 2027; for now, this information is based on a single news source. Whether the 75-business-day fee payment period in 89/2026 overlaps with this discount period requires a calculation that varies from buyer to buyer.

Third are the implementation details of the decree. For example, with which fees the usage certificate will be issued and how the file of an individual buyer purchasing from a licensed intermediary investor will be processed will become clearer as the practice settles. For the general framework of the legislation, you can visit our TRNC immovable property law page, and for the full permission process, our guide to TRNC Council of Ministers permission.

The question most frequently asked to the Akol Global after-sales team since August has been, “is my contract subject to the old rule or the new rule?” The answer depends on the signing date of the contract, whether it is registered at the land registry, and whether the home has been delivered. Writing these three details on a piece of paper and discussing them with your lawyer will, in most cases, reveal the correct timeline in a single meeting.

Frequently Asked Questions

When did Decree 89/2026 enter into force?

Decree 89/2026 was published in the Official Gazette dated 7 August 2026 and entered into force on the same day. It replaced Decree 63/2026 issued in May 2026. As of October 2026, there is no information that the decree has been converted into a permanent law in Parliament; take into account that the rules may change again and confirm with your lawyer before proceeding.

Did acquisition limits change with 89/2026?

No, according to the texts reported in the press, the limits remained the same as under 63/2026. Other foreigners can acquire a maximum of 3 apartments or 2 villas within a residential site, while citizens of countries with reciprocity, such as Turkish citizens, can acquire 6 apartments or 3 villas. Detached house land is limited to 3,300 m², and building plots are limited to 1,338 m².

How much time do I have for my old contract?

For old contracts not registered at the land registry, the 6-month transition period restarted from 7 August 2026 under 89/2026; this period expires around the beginning of February 2027. For homes purchased and delivered before the decree, 36 months were granted for transfer, taxes, and fees. Calculate the exact final day together with your lawyer.

How much additional fee will I pay if I exceeded the limit?

According to news sources, a foreigner who notifies within the period pays an additional fee equal to 1% of the sale price, while one who notifies after the period pays 3%. For example, for a home worth 120,000 £, this amount ranges between 1,200 £ and 3,600 £. This additional fee does not replace the ordinary title deed transfer fee; it is added to it.

What does 89/2026 say about electricity and water connection?

According to the decree, permanent or temporary electricity and water connection cannot be made to an immovable property before all taxes and fees have been paid. Construction site electricity and temporary water connection used during construction were excluded from this rule. Plan your moving date for the home you take delivery of according to the date when fee payments will be completed.

If you would like to clarify which transitional provision your contract falls under or set your timeline for a new purchase, contact us through our contact page; our team will review your file with you.

This article is for informational purposes only; it does not replace legal, tax, or financial advice. Last updated: October 2026.