Condominium Easement in the TRNC: Buyer Guide

Short answer: A condominium easement in Northern Cyprus (TRNC) is the registration in the land registry of each independent unit and its associated land share in a building that is not yet completed or has not yet received occupancy approval. Condominium ownership, on the other hand, is when each apartment becomes a separate title deed (koçan) after the building is completed and the necessary permits are obtained. For someone buying off-plan, a condominium easement is the first concrete stage where the right is linked to a specific apartment.

This article is for buyers looking at an apartment in an off-plan or newly completed building and hearing phrases such as “the condominium easement has been established” or “we are moving to condominium ownership” in the sales office. We explain with examples what condominium easement means in TRNC practice, at which stage of the project it is established, why land share is important, and what you should do if there is no condominium easement. If you are curious about title deed (koçan) types (Turkish title deed, equivalent, allocation), you can first read our article on TRNC title deed types; here, the subject is not the type of title deed, but its stage.

What does condominium easement mean in the TRNC?

A condominium easement is the listing of the independent units (apartment, shop, villa unit) in a building to be constructed or under construction on a land plot according to the approved project, with a land share assigned to each unit and recorded in the land registry. Even if there is not yet a completed apartment, there is a defined unit in the land registry such as “Block B, 3rd floor, independent unit number 12”.

Its value for the buyer is this: before the condominium easement is established, there is only a single plot of land in the land registry. Even if the sales contract is registered at the land registry, the subject of the contract is a “number” in the project that does not have a separate identity in the registry. After the condominium easement is established, your right is linked to a specific independent unit that has a corresponding record in the registry.

A condominium easement alone does not give you a title deed. The transfer of ownership is carried out separately; for foreign buyers, this requires Council of Ministers permission and payment of fees. The condominium easement prepares the legal ground on which the transfer can be made.

Condominium easement vs condominium ownership

The main difference between the two is the status of the building: condominium easement is established for a building at the construction stage or without occupancy approval, while condominium ownership is the issuance of separate title deeds for each independent unit in a completed building with its permits in place. Condominium easement is a “transitional record”; condominium ownership is the permanent status.

The point most often confused in practice is this: even in a building that has moved to condominium ownership, if the apartment is not in your name, what you hold is still a registered sales contract. Condominium ownership relates to the building; the transfer is your transaction. Both need to be completed together.

When is condominium easement established in a project?

In TRNC projects, condominium easement is generally established after the building permit and approved architectural project are obtained, upon the developer’s application. In some projects it is established while the structural construction is ongoing, while in others it may be established much later; the sequence is not the same in every project.

In a typical residential project, the process proceeds in this order:

1. Land and zoning: The land title deed, zoning status and building density are clarified.
2. Building permit and approved project: Architectural, structural and installation projects are approved by the municipality and relevant departments.
3. Independent unit list: The number, floor, area and land share of each unit are determined.
4. Condominium easement registration: The list and approved project are submitted to the land registry office, and the condominium easement is entered into the registry.
5. Completion of construction: Infrastructure, common areas and connections are completed.
6. Completion/occupancy certificate: It is officially determined that the building has been completed in accordance with the approved project.
7. Transition to condominium ownership: A separate title deed record is created for each independent unit.
8. Transfer to the buyer: Once permission and fees are completed, the title deed passes to the buyer.

There is no official standard for timelines. When condominium easement will be established depends on the developer’s documentation process and the workload of the municipality and land registry office. It is reported that Decree No. 89/2026 published in August 2026 introduced new timelines for condominium easement and zoning processes; because details may change, confirm the current text via the TRNC Prime Ministry Printing Office, where Official Gazette publications are available, or through your lawyer. We also cover the full timeline from off-plan purchase to title deed in our article when title deeds are issued in TRNC projects.

What condominium easement means in practice for buyers

In a project where condominium easement has been established in the TRNC, the buyer can document that the unit they are buying truly exists in the land registry and cannot be confused with another unit. This becomes decisive especially in long-running projects and in the event of financial issues involving the developer.

In concrete terms, three things change:

• The unit is clarified: The “A3 apartment” in the contract can be matched with the independent unit number in the land registry. Make sure this number is written into your contract.
• Mortgage release becomes concrete: If the land is mortgaged to a bank, it becomes possible to track on a unit basis when the mortgage will be released from your unit.
• Title deed search becomes meaningful: Your lawyer can check at independent unit level whether there is another registered contract, seizure or annotation on your unit. We explained how this check is carried out in our TRNC title deed search article.

A question frequently heard by Akol Global’s sales and after-sales teams is: “If the condominium easement has been established, why do I still not have my title deed?” The answer is simple: condominium easement defines the unit, but for the title deed to be issued in your name, the building must be completed, condominium ownership must be established, and your own permission and fee process must be completed.

What is land share and why does it matter?

Land share is the independent unit’s ownership ratio within the main immovable property (land and common areas), and it is determined for each unit when the condominium easement is established. Your rights in matters such as participation in common expenses, say over common areas, and future demolition and reconstruction of the building are related to this ratio.

Let’s look at an example. Assume the total land share in a block with 24 apartments is divided as 2.400:

In this example, the owner of a 3+1 has approximately twice the land share of the owner of a 1+1. If the management plan distributes common expenses according to land share, the maintenance fee will be at a similar ratio. The figures are for illustrating the calculation logic only; actual shares are determined according to the project.

As a buyer, what you need to do is see your own land share in the contract or in the attached independent unit list, and check that it is in reasonable proportion to the size of the apartment. If the land share appears to be almost non-existent or unrelated to the unit size, ask your lawyer.

Common areas and the management plan

Common areas such as the pool, car park, garden and shelter are defined in the condominium easement according to the approved project. When condominium ownership is established, how these areas will be used and how expenses will be shared are determined by the management plan. Confirming that a common area you saw in the sales brochure is also included in the approved project is the easiest way to avoid the surprise later that “that area was actually a saleable unit”.

What should you do if there is no condominium easement in a TRNC project?

Buying from a project without condominium easement in the TRNC is not always unlawful or problematic, but it increases the buyer’s risk and requires additional safeguards to be written into the contract. First, find out why it has not been established: is the building permit pending, or is there a discrepancy between the approved project and the structure on site?

It is reported that with a legal amendment made in 2024, build-and-sell developers were prohibited from selling off-plan in apartment buildings where condominium easement or condominium ownership has not been established, and that the rule came into force with a one-year transition period. Which types of buildings this rule covers and its current application should be confirmed with your lawyer as of October 2026.

Before signing in a project without condominium easement, request the following:

• A copy of the building permit and approved architectural project.
• A written undertaking stating by which date the condominium easement will be established, and a clause regulating the buyer’s rights if it is not established.
• A floor plan defining the unit, block/floor/apartment number and gross-net area in the contract.
• If the land is mortgaged, a release condition for your unit.
• The payment plan to be linked to construction progress.

The rule that the contract must be registered with the district land registry office within 1 month after signing applies whether there is a condominium easement or not; if registration is not completed, the contract may be deemed invalid.

How is condominium easement checked in TRNC purchases?

Whether condominium easement has been established is verified through the investigation your lawyer will carry out at the relevant district land registry office, or through a registration document requested from the developer; a verbal statement from the sales office is not sufficient. Tell your lawyer that you want to see the following lines in the report: condominium easement registration date, your independent unit number, your land share, and whether there is a mortgage or any other record on your unit.

The fact that the project is completed does not by itself mean that it has transitioned to condominium ownership. There are cases where the permits required for condominium ownership are still pending in a completed residential complex. For this reason, there may be a time gap between moving into the home you have taken delivery of and the title deed being issued in your name.

On Akol Global’s construction and project development side, the first document requests from buyers are usually the approved project and land registry record. For our ongoing projects such as Dolce Vita Resort İskele – Long Beach in İskele or our completed projects around Gazimağusa, you can request the current title deed stage in writing directly from our sales team; the full list of projects is on the projects page.

Frequently asked questions

Is an apartment with condominium easement considered titled?

Not fully. Condominium easement shows that the independent unit is defined in the land registry, but ownership has not yet passed to you. The right you hold is based on the sales contract registered at the land registry. The apartment is transferred to your name and the title deed is issued only after the building is completed, condominium ownership is established, and your permission and fee process is completed.

What is the difference between condominium easement and condominium ownership?

Condominium easement is the definition in the land registry of the independent units and land shares in a building that is not yet completed or has not received occupancy approval. Condominium ownership, on the other hand, is the creation of a separate title deed record for each independent unit after the building is completed and permits are obtained. In short, condominium easement is the transitional stage; condominium ownership is the permanent status.

Is it risky to buy a home from a project without condominium easement?

The risk increases, but it should not be seen on its own as a situation that prohibits the purchase; confirm the current legal restrictions with your lawyer. In such a project, see the building permit and approved project, obtain a written date commitment for condominium easement, have your unit entered into the contract with a floor plan, and link payments to construction progress. Also do not forget to register the contract at the land registry within 1 month.

Does land share affect maintenance fees?

In most residential complexes, yes. If the management plan provides that common expenses will be allocated according to land share, the unit with the larger land share pays a higher maintenance fee. Some management plans may use equal sharing or a square-metre basis instead. Seeing the draft management plan and your own land share before signing the contract clarifies the annual expense calculation.

How long does the transition to condominium ownership take?

There is no official standard period. After construction is completed, the completion/occupancy certificate and land registry procedures may take several months or longer; the project’s documentation, and the workload of the municipality and land registry office, are decisive. As of October 2026, confirm the timelines introduced by the new decree with your lawyer and have the developer’s obligation written into the contract.

If you are not sure how to read the condominium easement or condominium ownership status in a project you are considering, write to the Akol Global team; let’s clarify together which documents you should request.

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