TRNC Agent Commission and Lawyer Fees (2026)

Short answer: Real estate agent commission in Northern Cyprus (TRNC) is limited by law: under the Real Estate Agents Registration and Transactions Law, a real estate agent may receive a commission of no less than %3 and no more than %5 of the sale price. The law does not specify who pays the commission; in resale transactions, the commission is usually paid by the seller; in a direct purchase from a developer, the buyer does not pay an additional commission. The buyer’s main service cost is the lawyer’s fee: as of October 2026, approximately 1,000–2,500 £ + VAT. Confirm the rates in writing.

This article was prepared for those looking for clear answers to the questions “how much will I pay the intermediary, what does the lawyer’s fee cover, and who covers these costs?” when buying or selling a home in the TRNC. We break down TRNC real estate agent commission and lawyer fees scenario by scenario and show, with two sample calculations, what you should add to your budget. To see the full purchase cost including taxes and fees, you can read our guide to taxes and expenses when buying a home in the TRNC.

How much is real estate agent commission in the TRNC?

The limits of real estate agent commission in the TRNC are set by the Real Estate Agents Registration and Transactions Law (38/2007). Under Article 14 of the Law, when a real estate agent handles the transactions in a property sale, the agent is entitled to receive a commission at a rate of no less than %3 and no more than %5 of the sale price (or of the total rent amount in rentals). Unless otherwise agreed, the commission is requested and paid when the sale is completed. The exact rate within this range is set out in the authorization agreement signed with the real estate agent.

The law also sets out three important rules. First, if the sale does not take place, the real estate agent may request only the expenses documented by invoice, not a commission. Second, in a sale made through a real estate agent, the title deed transfer cannot be completed unless the agent’s name, address, registration number and commission amount are written in the transfer declaration. Third, a person who is not registered in the Real Estate Agents Registry has no right to receive a fee in return for real estate work. Confirm the most up-to-date version of the law and its application with your lawyer before the transaction.

A common mistake made by buyers from Turkey is to assume that Turkey’s “%2 from the buyer, %2 from the seller” system also applies in the TRNC. The ceiling rates in Turkey belong to Turkish legislation and are not valid in the TRNC. In the TRNC, the rate must remain within the legal %3–5 range; who pays the commission and when it is paid are determined by written agreement.

When you are quoted a TRNC real estate agent commission, also ask whether VAT is added to the amount. VAT applies to service fees, and some intermediaries quote prices excluding VAT. On a 200,000 £ sale, a %3 commission equals 6,000 £; whether VAT is included can change this amount by several hundred pounds.

Who pays the commission: buyer or seller?

In the TRNC, the real estate agent commission is generally paid by the seller in resale transactions, and by the developer who has an agreement with the agency in new projects; the buyer paying commission only comes into question if they accept this in writing. The table below summarizes common scenarios. The commission rate is limited by law, but the law does not determine who pays it; the distribution in the table reflects market practice.

Even if the TRNC real estate agent commission is collected from the seller, this cost is indirectly reflected in the price. Therefore, when negotiating, it helps to think about the net amount the seller will receive. We have covered all seller-side expenses separately in our article on tax when selling a home in the TRNC.

How much is the lawyer’s fee and what does it cover?

In home purchases in the TRNC, the lawyer’s fee is commonly quoted in the market in the range of 1,000–2,500 £ plus VAT and is generally offered as a fixed package fee. Agency sources show the VAT applied to the service as %16; check the rate on the invoice. The fee varies depending on the scope of work, the value of the property and how long the process will take.

A simple price comparison can be misleading; what matters is what the fee covers. A standard purchase package usually includes the following:

• Title deed record search: checking mortgages, attachments, annotations and title deed type.
• Review of the sales contract and, if necessary, negotiation of clauses.
• Payment of stamp duty and registration of the contract at the land registry office.
• Preparation and follow-up of the Council of Ministers purchase permit application.
• Representation of the buyer on the title deed transfer day.

Items that may fall outside the package include: preparation of a power of attorney, document translation and certification, mortgage procedures if financing is used, objection to market value assessment, and litigation follow-up in the event of a dispute. In project purchases, since the process can extend over years, ask whether the fee remains valid until delivery and title deed transfer.

When is the lawyer’s fee paid?

In practice, part of the fee is requested when work begins, and the remainder at the contract registration or title deed transfer stage. Linking the payment to stages instead of paying the full amount upfront is also healthier in terms of ensuring that the lawyer follows the process through to the end.

Sample calculation: intermediary and lawyer share in two different purchases

For a Turkish citizen purchasing through two different routes with the same budget, the impact of the intermediary and lawyer share on the total cost varies significantly depending on whom the purchase is made from. In the calculation below, the midpoint of the range is assumed for the lawyer’s fee, and the %16 rate in agency sources is assumed for VAT.

As seen, in a properly structured purchase, the buyer’s service cost does not exceed a few thousand pounds. VAT, stamp duty and title deed transfer fee are not included in this table; you can add the fee amount using the examples in our TRNC title deed transfer fee calculation article. Also remember that the 5,400 £ commission paid by the seller in the resale villa is embedded in the price.

Checklist before signing a contract

Before you start working with a lawyer and a real estate agent, collecting the fee, scope and payment timing in a written quotation prevents almost all disputes that may arise later. We recommend following this order:

1. Ask for a written fee quotation: Is it a fixed fee or a percentage; is VAT included or excluded?
2. Have the scope written item by item: Are the purchase permit application, contract registration and title deed transfer included in the package?
3. Link the payment schedule to stages: Advance payment, contract registration, transfer.
4. Ask whom the real estate agent represents: The interests of an intermediary who receives commission from the seller align with the seller.
5. Confirm the lawyer’s independence: Do not work with the same person as the seller’s or developer’s lawyer.
6. Clarify the flow of funds: Ensure that deposits and payments go to the seller or a reliable escrow account, not to the intermediary’s personal account.
7. Have the refund condition written down: Make sure it is clear how much of the lawyer’s fee will be refunded if the purchase permit is not granted or the transaction is cancelled.

Warning signs to watch for

The riskiest situations regarding intermediary and lawyer fees are hidden additional fees being requested from the buyer, payments being made off the record, and the same lawyer representing both parties. As Akol Global, our first advice to buyers is that every payment should be invoiced and made through a bank, and every fee should be based on a written document.

• “No-fee” or “through a nominee” purchase offers: Structures promising to bypass the title deed fee were targeted by the 2024 and 2026 regulations; your contract may be deemed invalid.
• Suggestion to write a lower price in the contract: The fee is collected based on market value; a lower price only creates legal risk.
• Cash payment without a receipt: Always pay commission or lawyer fees with an invoice and through a bank.
• Commission also being requested from the buyer: If an intermediary receiving commission from the seller also asks you for a fee, it should not be accepted unless there is a prior written agreement.
• Unregistered intermediary: Persons who are not registered in the Real Estate Agents Registry have no legal right to receive a fee; ask for the intermediary’s registration number and check that it is written in the transfer declaration.
• Unclear scope: Saying “all-inclusive” without providing a written breakdown may mean an additional invoice later.

If you are buying from a project, also review the developer’s past projects and delivery record yourself; on the Akol Global projects page, you can view completed and ongoing projects by region. For the overall flow of the purchase process, the step-by-step guide to buying a home in Cyprus is a good starting point.

Frequently asked questions

What percentage is real estate agent commission in the TRNC?

Under the Real Estate Agents Registration and Transactions Law, real estate agent commission cannot be less than %3 or more than %5 of the sale price; in rentals, the same range applies to the total rent amount. Unless there is another agreement, the commission is paid when the sale is completed. Set out the exact rate within the range, whether VAT is included, and who will pay it in the written contract you sign with the real estate agent.

Does the buyer pay real estate agent commission in the TRNC?

Usually, no. In resale transactions, the commission is mostly paid by the seller; in new projects, it is paid by the developer working with the agency. The buyer paying commission is only relevant if they accept this under a written contract. The sharing system between buyer and seller in Turkey is not valid in the TRNC; when you receive an offer, ask clearly who will pay.

Can a home be sold without a real estate agent in the TRNC?

As a rule, the law requires transactions in property sales to be handled by a real estate agent, but it allows exceptions. Transactions between mother, father, child, grandchild, spouse, sibling and first-degree in-laws can be carried out without a real estate agent; even if a real estate agent intermediates in these transactions, they cannot request commission. A non-professional seller may also sell without a real estate agent by obtaining the Ministry’s conformity opinion if the buyer requests it. Rentals, on the other hand, can be made without a real estate agent in all cases.

How much is a lawyer’s fee in the TRNC?

In home purchases, the lawyer’s fee is commonly in the range of 1,000–2,500 £ plus VAT in the market and is mostly quoted as a fixed package fee. The fee may cover title deed search, contract review, contract registration, purchase permit application and title deed transfer. As of October 2026, confirm the fee and scope with a written quotation.

Is it a problem to work with the seller’s lawyer?

It can be. The seller’s or developer’s lawyer is obliged to protect their interests, regardless of who pays the fee; they cannot be expected to negotiate clauses against you in the contract on your behalf. Working with an independent lawyer on issues such as title deed search, payment security and delay clauses is a much more valuable assurance than the additional fee you will pay.

Is VAT added to the lawyer’s fee?

Yes, legal services are subject to VAT and offers are often given excluding VAT. Agency sources show this rate as %16; confirm the current rate on your invoice and with your lawyer. On a 1,750 £ fee, %16 VAT is approximately 280 £. When budgeting, always calculate the fee including VAT.

If the purchase permit is not granted, is the lawyer’s fee refunded?

This depends on the fee agreement you make with the lawyer. The portion corresponding to the work performed is generally not refunded; however, a refund of the amount paid for stages that did not take place, such as title deed transfer, may be discussed. Therefore, the safest way is to divide the fee into stages and have it written down from the start what will be refunded in the event of cancellation.

If you would like to clarify which service costs will fall to you in your purchase, including TRNC real estate agent commission and lawyer’s fee, contact us through our contact page; let our sales team answer your questions about our projects.

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