How much can a North Cyprus property really earn? Use this free calculator to model your cashflow and return on investment: enter the purchase price, your developer payment plan, expected rental yield and appreciation — and see your projected income, property value and total ROI year by year. Typical North Cyprus investments combine 8–12% gross rental yields with interest-free developer instalments and strong off-plan capital growth.
Property value & cumulative net rent
| Year | Property value | Net rent | Cumulative rent | Total position |
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Simplified model for orientation only: 0%-interest developer instalments, no bank financing, rent from year 1, values before personal taxes. Purchase costs (transfer fee, VAT, stamp duty) and your personal tax situation vary — see the full cost guide. This is not financial or tax advice.
How the calculator works
The model reflects how most international buyers actually purchase in North Cyprus: a down payment of 30–40% secures the property, and the balance is paid in interest-free monthly instalments directly to the developer — no bank, no mortgage interest. Rental income is calculated from the gross yield minus your running and letting costs, and the property value grows with your chosen appreciation rate. The result: your total profit, return on invested capital and annualised return over the holding period.
Why North Cyprus returns are hard to beat
- 8–12% gross rental yields in resort areas like Long Beach and İskele — among the highest in the Mediterranean.
- Interest-free developer instalments replace expensive bank financing.
- Off-plan capital growth of typically 25–40% from launch to completion.
- Low entry prices:studios from €55,000, apartments from €75,000, villas from €200,000.
New to the market? Start with our complete guide to North Cyprus and the title-deed safety guide.
Frequently asked questions
What rental yield is realistic in North Cyprus?
Well-located coastal apartments typically achieve 8–12% gross rental yields, driven by tourism and expat tenants. City and student areas deliver steadier long-term rents at slightly lower yields.
How do interest-free developer payment plans work?
You pay a down payment (usually 30–40%) and the remaining balance in equal monthly instalments during construction — at 0% interest, directly to the developer. No bank or mortgage is involved.
What costs should I budget on top of the purchase price?
Plan for transfer fee, VAT and stamp duty plus legal fees — the details are in our buying process & costs guide. Running costs for rentals typically absorb 20–30% of gross rent.
Is the calculator’s result guaranteed?
No — it is a simplified projection based on your assumptions, before personal taxes. Actual returns depend on the project, location, occupancy and market conditions. We are happy to model your specific property in a free consultation.
Get a personal ROI projection
Tell us your budget and goals — we will model real current projects with exact prices, payment plans and realistic rental data for you, free and without obligation.
