İskele Long Beach Guide: Prices and Rental Yield
Short answer: İskele Long Beach is a resort-style residential area developing around an approximately 3 km sandy, shallow beach on the eastern coast of Northern Cyprus (TRNC), consisting mainly of studios and 1+1 apartments. It is 40–45 minutes from Ercan and 20–25 minutes from Gazimağusa. The entry budget is lower than Girne; it is attractive for rental investment, but it becomes quieter in winter and construction density continues.
This guide is for readers considering buying a home in İskele Long Beach, who have not yet seen the area in person or have only visited in summer. We explain transport, daily life, the price range, a realistic rental calculation and the area’s weak points through the questions we frequently encounter on the ground.
Where is İskele Long Beach and what is it like?
Long Beach is the sandy coastal strip on the Gazimağusa-facing coast of the İskele district, extending between Gazimağusa and Boğaz fishing harbour (the Bafra hotel area lies further north of Boğaz). İskele’s total coastline is approximately 25 km; around 3 km of this is the beach known as Long Beach, with low waves and water that remains shallow for a long distance from the shore. This structure makes the area comfortable for families with children and for those who do not know how to swim.
Until ten years ago, this coast had sparse summer houses; today it is filled with large resort projects featuring swimming pools, gyms, cafés and markets within the complex. A promenade with cycling and walking paths runs along the coast; beach clubs and restaurants are lined up along this route. The centre of İskele town (formerly Trikomo) is a few kilometres inland from the coast and has a more local and quieter character.
If you would like to compare the area with other TRNC regions, we placed nine regions side by side in our article where to buy property in North Cyprus.
Transport and distances
From İskele Long Beach, Ercan Airport can be reached by car in approximately 40–45 minutes, and Gazimağusa city centre in 20–25 minutes. Lefkoşa is about one hour away, while Girne is slightly over one hour away. The times below are approximate driving times in normal traffic; the kilometres given in listings vary according to the measurement point.
| Destination | Approximate time (by car) | Note |
|---|---|---|
| Ercan Airport | 40–45 min | Transfer should be arranged in advance for night flights |
| Gazimağusa centre | 20–25 min | State hospital, government offices, EMU |
| İskele town centre | 5–10 min | Municipality, local tradespeople |
| Bafra hotel area | ~15 min | Sandy beach, large hotels |
| Lefkoşa | ~1 hour | Consulates, major shopping |
| Girne | 1 hour – 1 hour 15 min | Northern coastline |
| Karpaz (Dipkarpaz) | ~1 hour 15 min and over | Altınkum, national park |
Practical note: Public transport in Long Beach is limited. In daily life, a car is almost essential; if you will be living year-round, add the cost of a car to your budget from the start.
Daily life: beach, shopping, healthcare, schools
Most daily needs can be met within Long Beach or within a 10-minute distance; for the hospital, university and official procedures, however, it is necessary to go to Gazimağusa. The area’s “self-sufficient” structure is evident in the summer months, while some businesses close their shutters in winter.
- Beach and sea: Public beach and the beach areas of complexes coexist. The shallow sea is warm throughout the summer; the swimming season comfortably extends from May to October.
- Shopping: There are markets, pharmacies, cafés and restaurants on the coastal road and within complexes. For needs such as major shopping and white goods, Gazimağusa or Lefkoşa.
- Healthcare: There are private clinics and health centres in the area; the nearest options for comprehensive hospital services are Gazimağusa State Hospital and private hospitals in the city. Buyers with chronic conditions should take this 20–25 minutes into account.
- Education: Eastern Mediterranean University is in Gazimağusa. For families with children, school options are in İskele and Gazimağusa; ask about the school bus route in advance.
- Surroundings: The fish restaurants at Boğaz harbour, Kantara Castle, the Ancient City of Salamis and Karpaz are nearby routes for the weekend.
The observation of Akol Global’s rental and property management team is this: residents’ satisfaction in Long Beach depends largely on the management quality of the complex. Pool maintenance, common area cleaning and security during the winter months can be even more decisive than the beach.
What are prices like in İskele Long Beach?
In 2025–2026 listings, studios in İskele Long Beach appear to be in the range of approximately £85.000–135.000, and 1+1 apartments approximately £100.000–180.000. These ranges are asking prices on different portals; completed resale property versus a new project, sea view and complex facilities significantly change the price.
| Type | Typical size | Indicative listing price | Sample observation |
|---|---|---|---|
| Studio | ~39–45 m² | ~£85.000–135.000 | Built in 2022, ~400 m to the sea, resale studio ~£85.000 |
| 1+1 | ~50–62 m² | ~£100.000–180.000 | Furnished 50 m² 1+1 from £103.000; in instalment projects, total payment can reach ~£180.000 |
| 2+1 | ~75–95 m² | Data is scattered; must be verified individually | Wide range depending on floor, view and project stage |
| Villa / semi-detached villa | Variable | Data is scattered; must be verified individually | More in the inland parts of İskele than in Long Beach |
Studios and 1+1 apartments priced at around £2.000–2.100 per square metre are frequently seen in listings. In instalment sales, be sure to calculate the difference between the cash price and the total payment at the end of the term. Indicative as of October 2026; verify with current listings and your lawyer before purchasing.
Among Akol Global’s projects in the area are Dolce Vita Resort İskele – Long Beach, as well as future projects New Age Residence Long Beach and Mackenzie Sky City Long Beach; Seafront Resort and Pure İskele Villas are also located in İskele. For project-based price and delivery information, use the current sales office information as the basis.
If you are considering buying off-plan, we explained checks such as the building permit, bank guarantee and registration of the contract with the Land Registry step by step in our article buying off-plan property in Cyprus.
Rental yield: a realistic calculation
The gross rental yield of a 1+1 in İskele Long Beach is shown in seller listings as between 5–10 percent; however, when maintenance fees, management commission and vacant months are deducted, the net yield falls noticeably. In listings, the long-term monthly rental expectation for a 1+1 is given in the range of £550–900; these figures are seller statements.
The calculation below is based entirely on sample assumptions; recalculate it with your own apartment’s actual maintenance fee and current rental listings in the area.
| Item | Assumption | Annual amount |
|---|---|---|
| Purchase price | 1+1, £120.000 | — |
| Gross rent | £650 × 12 months | £7.800 |
| Vacancy | 1 month vacant per year | −£650 |
| Complex maintenance fee | Monthly £100 (example) | −£1.200 |
| Management commission | 10% of rent collected | −£715 |
| Maintenance and furniture renewal | Fixed estimate | −£400 |
| Net rent | £4.835 |
In this example, gross yield is 6,5 percent (7.800 ÷ 120.000), while net yield is approximately 4 percent (4.835 ÷ 120.000). If you add purchase costs to the cost base (roughly 10–13 percent), net yield falls to the 3,5–3,7 percent range. Income tax and exchange rate effects are not included in this calculation.
Short-term (daily/weekly) rental can generate higher income in the summer months; in return, cleaning, platform commission, furniture wear and winter vacancy increase. To calculate long- and short-term scenarios comparatively, you can see our Cyprus rental yield calculation guide. For buyers who will rent their home remotely, the Akol Global rental and property management service also handles these items from a single point.
Pros and cons
The strongest sides of İskele Long Beach are the sandy beach, relatively low entry budget and ready-made complex lifestyle; its weakest sides are seasonality, ongoing construction density and competition in rental apartments. The table below summarises the topics we discuss most with buyers on the ground.
| Pros | Cons |
|---|---|
| Long, shallow and sandy beach; comfortable for families with children | A significant part of the complexes empties in winter, some businesses close |
| Lower entry price compared with Girne | Construction density that will last for years: dust, noise, site traffic |
| On-site facilities such as pool, gym and market | Rental competition because there are many similar studios/1+1 apartments |
| Abundance of instalment project options | Maintenance fees can be high in resort complexes |
| Reasonable distance to Ercan and Gazimağusa | It is necessary to go to Gazimağusa for comprehensive hospital services |
| Proximity to routes such as Bafra, Karpaz and Salamis | Dependence on a car; public transport is limited |
Power cuts experienced across the TRNC during the summer months can also affect Long Beach. When choosing a complex, ask whether generator support covers only common areas or the apartments as well.
How should you choose between Long Beach, Bafra and Yeniboğaziçi?
Because these three areas are 15–25 minutes apart, buyers often find themselves undecided. We roughly distinguish them as follows: İskele Long Beach suits buyers who want complex living and a sandy beach, and who are considering both short- and long-term rental. Bafra offers a more holiday-focused resort experience around large hotels; for daily needs, however, more driving is required. Yeniboğaziçi and the Salamis road are closer to Gazimağusa and Eastern Mediterranean University; they have a more suitable “neighbourhood” texture for families who will live year-round and are looking for a garden villa or semi-detached villa.
To clarify the decision, a good method is to visit one complex in each of the three areas on the same day and return again in the evening. The difference seen on the beach during the day becomes much clearer in the market, restaurant and street lighting that are open in the evening.
Checklist when buying a home in Long Beach
When buying a home in İskele Long Beach, the most critical checks are the title deed type, the project’s permit status, the maintenance fee item and real rental data. The most common mistakes we see on the ground are making a decision with a single visit in summer and accepting the yield figure given by the seller without verification.
- See the area in at least two different seasons, both in summer and between November–February.
- Have an independent lawyer check the property’s title deed (koçan) type (Turkish title deed (koçan), exchange, allocation) and any mortgages or annotations on it; the official record is verified through the Land Registry and Cadastre Office.
- For off-plan purchases, confirm the building permit, the mortgage status of the main land title deed and whether the sales contract has been lodged with the Land Registry.
- Get in writing what the complex maintenance fee covers: pool, security, garden, communal electricity, beach shuttle.
- Look at new projects planned around the complex; today’s sea view may be blocked in five years.
- If you have a rental target, collect at least five examples from current rental listings for similar apartments in the same complex or nearby complexes.
- Make the final decision by including purchase costs, furniture and the first year’s maintenance fee in the total budget.
Citizens of the Republic of Turkey also acquire property in the TRNC with foreigner status; after the sale, Council of Ministers permission is required for title deed transfer and this process can take months. Since acquisition limits and application conditions are open to legislative changes, verify the current situation with your lawyer and official sources.
Frequently asked questions
Is İskele Long Beach liveable in winter?
It is liveable, but there is a clear difference between summer and winter. Between November–March, many complexes operate with low occupancy, and some restaurants and beach businesses close. There are markets, pharmacies and cafés open year-round; for the hospital and official business, it is necessary to go to Gazimağusa. If you are planning winter living, be sure to see the area during the winter months as well and ask how many apartments in the complex are occupied in winter.
How much rental income does a 1+1 in Long Beach generate?
In seller listings, long-term 1+1 rents are shown in the range of approximately £550–900 per month; these figures are statements. When maintenance fees, management commission, vacancy and maintenance are deducted, net yield falls to around 4 percent in our sample calculation. We recommend making your own calculation with current rental listings in the same complex and the apartment’s actual maintenance fee.
İskele Long Beach or Girne?
If you want a sandy beach, a lower entry budget and a rental-focused investment, İskele Long Beach stands out. If you want a lively social environment year-round, proximity to services and a strong resale market, Girne is more balanced. Girne’s price per square metre is generally higher and a significant part of its beaches are rocky or in the form of beach clubs.
How do you get from Ercan Airport to Long Beach?
The most practical way is a private transfer or rental car; the journey takes approximately 40–45 minutes in normal traffic. Although there are bus services from the airport to cities, direct and frequent connections to Long Beach are limited. For flights landing at night, transfer must be arranged in advance. Many complexes offer their residents a contracted transfer option; you can ask before purchasing.
What title deed types are there in Long Beach?
Properties with Turkish title deed (koçan), exchange title deed (koçan) and allocation title deed can be found in the area; in large projects, the title deed type of the main land is also reflected in the apartment. The title deed type affects price, saleability and financing possibilities. For every property, have the title deed type, mortgage and annotation status examined by an independent lawyer and verify the record with the Land Registry and Cadastre Office.
How long will the construction density in the area continue?
It is not possible to give a definite date. There are many projects at different stages in and around Long Beach, and new projects are also being announced; therefore, site traffic, dust and noise seem likely to remain part of the area for several more years. When choosing an apartment, asking about the zoning status of neighbouring parcels and planned projects is important for the view and living comfort.
To see the projects in İskele Long Beach on site or discuss rental and property management options, contact Akol Global; let our team answer your questions as people who know the area.
This article is for informational purposes; it does not replace legal, tax or financial advice. Last updated: October 2026.