TRNC Usage Certificate: 10-Year Right of Use

Short answer: The Northern Cyprus (TRNC) usage certificate is a document granting a right of use and enjoyment valid for 10 years, introduced for foreigners who exceed their acquisition right under Decree No. 89/2026. The title deed remains with the seller, and the buyer does not become the owner, but can use the property. According to news reports, title deed transfer fees must be paid for the certificate; an indefinite right of use may be granted for properties within the scope of Holiday Homes.

This article is for buyers who have already used up their limit but want to buy another home, or who are being offered a “usage certificate instead of a title deed.” We explain what the TRNC usage certificate gives you, what it does not give you, how much it costs, and which safeguards you should request in the contract. We also clearly point out the aspects of the certificate that have not yet become settled in practice.

What is the TRNC usage certificate?

The TRNC usage certificate is an administrative document that allows a foreign person to legally use a home they cannot acquire ownership of for a certain period. It was first introduced by Decree No. 63/2026 in May 2026; Decree No. 89/2026, which entered into force on 7 August 2026, preserved this provision.

The logic of the certificate is simple: Council of Ministers permission is granted for purchases that fall within a person’s acquisition right. For a foreigner whose right has been used up, the permission route is closed. The usage certificate allows that person to use the property without granting ownership. News reports clearly emphasize that it does not create a right of ownership.

We explained the acquisition limits, meaning who can buy how many apartments or villas, in detail in our article how many homes foreigners can buy in the TRNC. The usage certificate is for purchases that fall outside that limit.

Who can obtain a usage certificate?

Foreigners who exceed their acquisition right and meet the conditions set out in the decree can obtain a usage certificate. The condition clearly mentioned in news summaries is the payment of title deed transfer fees. Details of other conditions are not included in publicly available summaries; therefore, as of October 2026, they should be confirmed from the decree text and the practice of the Ministry of Interior.

In practice, there are three typical buyer profiles who come across this certificate:

• Other foreigner buying a fourth apartment: A British, German, or Russian buyer who has used up the right to 3 apartments.
• Turkish citizen buying a seventh apartment: An investor who has used up the right to 6 apartments.
• Buyer who exceeded the right in the past: A person who signed a contract above the limit before the decree and wants to regularize their situation within the transition period.

If your right has not yet been used up, the usage certificate is not an option for you; the normal purchase permission process applies. For the full process, you can see our TRNC Council of Ministers permission guide.

Differences between a title deed and a usage certificate

A title deed gives you the right to own the property, while a usage certificate gives you only the right to use and enjoy it for 10 years. The table below summarizes what this difference means in daily life.

The “uncertain” rows in the table are not minor details. The factors that determine the value of an investment—being able to sell it, leave it to heirs, and use it as collateral—are either absent or not yet clarified in the usage certificate.

Cost: fees and sample calculation

The most striking aspect of the usage certificate is that it requires title deed transfer fees to be paid even though it does not grant ownership. In other words, on the fee side, the buyer pays almost like an owner but does not receive the title deed.

Example: £160,000 apartment

Assume that a foreigner who has used up the right to 3 apartments chooses the usage certificate route for a new apartment worth £160,000 in Long Beach. The items would roughly be as follows:

We deliberately kept the fee rate range broad. In October 2026, a temporary reduced tariff valid until 5 January 2027 was announced, but it is not yet clear how this tariff will be applied to above-limit usage certificate transactions. For current rates and the calculation method, see our article on taxes and costs when buying a home in the TRNC; confirm with your lawyer before the transaction.

The real question in this calculation is this: Is paying £160,000 plus approximately £20,000–26,000 to obtain a 10-year right of use more reasonable than paying rent for 10 years with the same money? Long-term rent for a similar 1+1 in the area is mentioned in the range of £550–900 per month; over 10 years, this amounts to £66,000–108,000. However, the value of the amount you pay under a usage certificate at the end of 10 years depends on your contract with the seller. If the contract does not regulate this, the amount may economically turn into “prepaid rent.”

Holiday Homes and indefinite use

According to news reports regarding the decree, the right of use for properties within the scope of Holiday Homes can be granted indefinitely. Holiday Homes is a separate legislative framework for residential complexes operated for tourism purposes; whether a project falls within this scope can be understood from its permit and classification.

Although indefinite use may sound close to a title deed, it is not ownership. Such projects generally also include additional conditions such as operating rules, rental pool, and usage calendar. If a sales office says, “this unit is within the scope of Holiday Homes, you can use it indefinitely,” ask for the official document showing the scope and have your lawyer review it.

What happens when 10 years expire? Unresolved issues

As of October 2026, publicly available sources do not clearly regulate whether the certificate can be renewed after 10 years, whether it can be transferred, or whether it passes to heirs. Practice will take shape as the first certificates are issued. This uncertainty does not make the certificate risky on its own, but it must absolutely be factored into pricing.

The four most frequently asked scenarios and our current answer:

• If my acquisition right becomes available later: For example, if you sell one of your apartments, your right becomes available. In this case, it is not yet clear whether a normal permission application can be made for the property with a usage certificate; it is sensible to include a clause in the contract stating that “if the right becomes available, the seller approves the title deed transfer.”
• If the seller dies or goes bankrupt: Since the title deed is in the seller’s name, the property may become subject to the seller’s heirs or creditors. Registration of the contract at the Land Registry and a prohibition on mortgaging reduce this risk.
• Can I rent it out: The right of “enjoyment” may include rental income; however, obtain a written opinion on rental conditions and the tax on rental income.
• Can I sell the right of use: Transfer of the certificate to a third party is currently uncertain; do not base your exit plan on this.

For the general framework of the new rules, see our article on what Decree No. 89/2026 changed, and for the official text, see the Official Gazette archive.

7 clauses that should be in the contract

In a purchase with a usage certificate, what protects you is the contract you make with the seller more than the certificate itself. Review the following clauses with your lawyer:

1. Usage period and start date: Whether the 10 years starts from the certificate date or from handover.
2. Prohibition on mortgage and sale: The seller must not be able to mortgage the property during the period or sell it without your approval.
3. Title deed transfer undertaking: If your acquisition right becomes available or the legislation changes, the seller agrees to transfer the title deed to you.
4. End-of-term provision: Options such as renewal when 10 years expire, purchase priority, or refund of part of the amount.
5. Sharing of costs: Who is responsible for site maintenance fees, property tax, insurance, and major repairs.
6. Rental permission: Whether you can rent the property short-term or long-term.
7. In the event of death: What happens to the rights if you or the seller dies.

Since some of these clauses also create obligations for the seller, not every developer may accept them. If they do not accept them, consider this a warning sign.

Who is the usage certificate suitable for?

The usage certificate is more meaningful for a buyer who wants the property not as an investment vehicle, but to use it for a certain period. For example, it may be reasonable for someone who wants to spend winters in the TRNC for 10 years and does not expect a capital gain on exit.

For an investor planning capital appreciation, rental income, and a future sale, however, it is generally a weak option. In that case, focusing on a purchase within the acquisition right, using the 6-apartment right in a planned way if you are a Turkish citizen, or selling a property in the portfolio to free up the right produces healthier results. Establishing a company to exceed the limit is not a solution, because a company with foreign shareholders is considered foreign.

In the questions received by the Akol Global sales team this year, we often see that the usage certificate is mistaken for a “cheap version of the title deed.” It is not: the fee cost is close to a title deed, while the rights are much narrower. To get information on the title deed status and condominium easement of units when choosing a project, you can review our projects and consult our after-sales services team for post-handover procedures.

Frequently asked questions

Does the TRNC usage certificate replace a title deed?

No. A usage certificate does not grant ownership rights; the title deed remains in the seller’s name, and the buyer obtains only the right to use and enjoy the property for 10 years. Rights belonging to the owner, such as sale, inheritance, and mortgage, do not arise with the certificate. Therefore, a purchase made with a usage certificate should not be priced like a purchase with a title deed.

How many years is the usage certificate valid for?

According to news reports regarding Decree No. 89/2026, the usage certificate is valid for 10 years. For properties within the scope of Holiday Homes legislation, an indefinite right of use can be granted. As of October 2026, whether the certificate can be renewed at the end of 10 years has not been clarified in publicly available sources; confirm with your lawyer and include an end-of-term provision in the contract.

Is a fee paid for the usage certificate?

Yes. According to information reflected in the news, the certificate is granted on the condition that title deed transfer fees are paid. VAT and 0.5% stamp duty are also paid separately for a new home. For an apartment worth £160,000, the fee may roughly vary between £9,600–14,400 depending on the applicable rate. Confirm which rate will apply with your lawyer before the transaction.

Can I sell or leave a home with a usage certificate as inheritance?

Since the title deed remains with the seller, you cannot sell the property. As of October 2026, whether the right of use can be transferred to a third party and whether it passes to heirs has not been clearly regulated. Therefore, have the fate of the rights in the event of death and the transfer conditions written into the contract; do not base your exit plan on an unclarified transfer right.

Can I rent out a home with a usage certificate?

Since the certificate grants the right of “use and enjoyment,” renting may appear possible, but this issue has not been clarified in practice. If the property is to be rented out, the seller’s written approval should be included in the contract, and the tax status of the rental income should also be assessed separately. For an investor targeting rental income, a purchase with a title deed is generally a healthier option.

If you would like to discuss whether your acquisition right has been used up and whether a usage certificate makes sense for you, contact us through our contact page.

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