North Cyprus Apartment Prices Show a Cooling Trend: What the 2024–2025 Data Really Means for Investors

The North Cyprus real estate market has moved through one of its most interesting cycles in recent years. After rapid price growth through 2022–2024, new data from December 2024 to August 2025 reveals a noticeable cooling trend in apartment prices.

This shift has sparked debates among investors, developers, and new buyers wondering whether this signals a long-term slowdown—or simply a healthy correction after years of accelerated expansion.

Let’s break down what the numbers reveal, why prices softened, and whether this presents a risk or an opportunity for 2026 investors.

Apartment Sales Trend 101evler Report

The price-per-square-meter trend from the chart shows the following movement:

• Dec 2024: ~£1,475/m²

• Jan 2025: ~£1,460/m²

• Feb 2025: ~£1,479/m²

• April 2025: ~£1,462/m²

• June 2025: ~£1,446/m²

• Aug 2025: ~£1,425/m²

The data reveals a clear story:

1. Early 2025 Brought an Initial Dip, Followed by a Short Recovery

The market opened 2025 with a slight decline—typical of Q1 seasonal slowdowns. January saw reduced buyer movement as both international and local clients paused after the holiday season.

But by February 2025, prices rebounded to near-record highs, driven by:

✔ New project launches
✔ Increased foreign buyer inquiries
✔ Promotional campaigns by developers

This even led some to believe the upward trend would continue throughout the year.

2. The Real Downtrend Began After February

By April 2025, prices had fallen again, dropping to around £1,462/m². From this point, the decline continued steadily. This period coincides with several structural and economic changes:

▪ Tighter residency and property acquisition regulations: New rules for students, workers, and foreign buyers softened speculative transactions.

▪ Increased supply in major development zones: Large-scale projects in Iskele, Famagusta, and Kyrenia added significant inventory to the market.

▪ Construction cost stabilization: After a period of high inflation, slowing costs allowed developers to adjust pricing.

▪ Global currency pressure: Fluctuations in GBP, USD, and TL influenced buyer confidence and purchasing power.

3. June to August 2025 Saw the Steepest Decline

From June to August, prices dipped from approximately £1,446/m² to £1,425/m². This was not a crash—it was a controlled normalization after two record-breaking years.

The decline suggests:

✔ Sellers are adjusting to increased competition
✔ Buyers are more selective
✔ Developers are offering more flexibility and incentives

This shift leans toward a buyer-friendly market, which presents fresh opportunities heading into 2026.

What the New Metrics Reveal

Alongside the price movement from December 2024 to August 2025, the latest market dashboard gives a clearer picture of where North Cyprus stands today. The regional average price for apartments is now £1,426 per m², confirming that the market has transitioned into a stabilization phase after several years of accelerated growth.

Short-Term Price Changes Show Stability

• 3-month change: +0.3%

• 1-year change: +0.5%

These mild increases show that prices are no longer climbing aggressively but also not declining sharply. This is classic behavior of a market that has corrected and is now holding its value.

Long-Term Performance Is Exceptionally Strong

• 3-year price change: +70.1%

This is one of the strongest long-term appreciation rates in the Mediterranean region. Investors who purchased between 2021 and 2023 captured significant capital gains despite 2025’s cooling trend.

Rental Profitability Remains High

• Average turnaround time: 15.8 years

A turnaround time below 18–20 years signals a highly profitable rental market. North Cyprus continues to outperform Southern Cyprus, Greece, Italy, Portugal, and Spain in rental ROI — even during a period of price stabilization.

What This Means

These numbers confirm that:

• The market is no longer overheated.

• Prices have found a sustainable balance.

• Long-term value remains strong.

• Rental returns are still very attractive.

This sets a strong foundation for the rest of the analysis surrounding the cooling trend and 2026 opportunities.

Apartment Sales Trend 101evler Report

Does This Decline Signal a Weak Market? Not Necessarily.

A cooling trend doesn’t mean a weakening market. In North Cyprus, it often means the opposite.

Why?
Prices were rising too fast for sustainability. A controlled correction:

• stabilizes the market

• attracts long-term investors

• filters out speculative buying

• makes housing more accessible

• increases rental yield potentials

North Cyprus remains one of the strongest rental markets in the Mediterranean, with yields far outpacing European averages. Even with softer sales prices, rental demand continues to rise, especially in:

• Famagusta (EMU student zone)

• Lefkoşa

• Iskele Long Beach

• Kyrenia tourism axis

This means lower purchase prices + high rental demand = higher ROI for 2026 investors.

What This Means for Buyers Entering 2026

1. Prices Are More Negotiable

Unlike the overheated 2022–2023 cycles, buyers now have leverage to negotiate better terms.

2. Developers Are Offering Better Payment Plans

Expect options such as:

• lower down payments

• longer installments

• early-bird pricing

• zero-interest developer financing

3. Rental Yield Potential Has Strengthened

As purchase prices cool but rents remain high, investors achieve better yield ratios.

4. Market Stability Is Improving

Government oversight and permit reforms are reducing risky purchases and improving transparency.

5. 2026 May Mark the Start of the Next Growth Wave

Once tourism expansion projects and infrastructure improvements begin taking effect, demand is expected to rise again.

Final Takeaway: A Cooling Market Is an Investor’s Opening

North Cyprus is not declining—it is stabilizing.
The 2024–2025 price chart shows a healthy correction, setting the stage for long-term, sustainable growth rather than speculative spikes.

For investors, this is a strategic moment.
Entering during a price-cooling phase often yields the highest long-term ROI.

✔ Lower entry prices
✔ Strong rental demand
✔ Better negotiation power
✔ High appreciation potential post-correction
✔ Improved regulatory stability

Whether you’re looking to buy, invest, or diversify your portfolio, the next 12–18 months may be one of the best entry points in years.

Thinking About Investing in North Cyprus?

We help buyers and investors:

• Compare regions and rental yields

• Identify safe developers

• Secure the best payment plans

• Avoid overpriced or risky properties

• Build a strong strategy for 2026

Contact us today for personalized guidance and current market opportunities.