Nicosia (Lefkoşa) land, development order and planning guide

Planning zone

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In short: A regulation issued by the Town Planning Department for an area that controls building there. The area is divided into colour zones (yellow, blue, brown, green…); the permitted uses, density (floor area ratio), number of storeys and height for each colour are set out in the development order. For the exact rules, see the text published in the Official Gazette and ask the Town Planning Department.

• Chapter 96 area 65%
• Nicosia Zoning Plan 25%

Main plan zone types

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In short: The type of zone in a development order or zoning plan that shows what land may be used for: housing development, agriculture, forest, tourism, coastal strip, development order colour zones and so on. Percentages show the approximate share within the boundary; the exact type for your plot is shown on the map with a point query.

• Chapter 96 70%
• Agricultural Development Areas 20%
• New Development Zone (GGA2) under 5%
• Industrial Zone under 5%

The exact plan zone type, development order colour and map sheet of your plot are shown on the map with a point query.

Open the planning layer on the map

Shares are approximate (rounded to 5%). For building rules, the text of the development order published in the Official Gazette and the Town Planning Department prevail.

Special Environmental Protection Areas

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In short: An area declared to protect natural and biological assets (sand dunes, turtle nesting beaches, wetlands, forest). Building inside is very restricted or prohibited; the rules come from the area's environmental protection plan and decisions of the relevant departments.

About under 5% of the Nicosia district lies within the Kyrenia SEPA. Building in these areas is very restricted or prohibited; you can check on the map whether your plot is inside.

• Kyrenia SEPA under 5%

Nearby amenities

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In short: The number of schools, health facilities, supermarkets, parks and service points recorded within this boundary in OpenStreetMap (the open world map kept up to date by volunteers). Coverage is good in towns; villages may have gaps. The distance from your plot to the nearest amenities is shown on the map.

Points recorded in OpenStreetMap within the Nicosia district. The distance from your plot to the nearest school, supermarket, health centre and park, and a liveability score, are shown on the map with a point query.

Source: © OpenStreetMap contributors (ODbL). Data is maintained by volunteers and may be incomplete, especially in villages.

Earthquake history

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In short: Earthquakes come from the United States Geological Survey (USGS) catalogue and fault traces from the GEM Global Active Faults Database. Cyprus is an earthquake zone because it lies near the Cyprus Arc, where the African and Anatolian plates meet; most of the largest earthquakes occur south of the island and offshore. For any building, a soil survey and the earthquake regulations in force prevail.

Since 1900, 2 earthquakes of magnitude 5 or above have been recorded within the Nicosia district or 10 km of it; the largest was M5.5 in 1921. Cyprus is an earthquake zone because of the Cyprus Arc, which runs south of the island; the distance from your plot to the nearest fault and nearby earthquakes are shown on the map.

• M5.5 · 20.04.1921 · 0 km ENE of Mórfou, Cyprus
• M5 · 21.01.2021 · 1 km NE of Pérgamos, Cyprus

Source: USGS earthquake catalogue, GEM Global Active Faults Database (CC BY-SA 4.0). For any building, a soil survey and the earthquake regulations in force prevail.

Transport

Distances are straight-line and measured from a representative point in the middle of the Nicosia district; road distances are longer. Scheduled civil flights use Ercan; ferries to Türkiye sail from Kyrenia Tourist Harbour and Famagusta Port.

Buying land: title deed, permission, planning

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In short: In North Cyprus the title deed is called a koçan. Turkish title, equivalent title and allocation title deeds carry different legal risks; before buying, have the type and history of the deed checked against the Land Registry records and get advice from an independent lawyer.

• Title deed type: Turkish title, equivalent title and allocation title deeds (koçan) carry different legal risks; have the type and history checked against the Land Registry (Tapu ve Kadastro Dairesi) records and get advice from an independent lawyer.
• Foreign buyers (including citizens of Türkiye) need permission from the Council of Ministers to acquire property; area and number limits apply and the rules change from time to time.
• Building: the development order zone, plan zone type and SEPA status of the plot are shown on this page and on the map; for the exact rules and building permits, apply to the municipality and the Town Planning Department.

Title deed types in North Cyprus · Buying land in North Cyprus · All guides

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Neighbouring districts

Famagusta Kyrenia Güzelyurt

Frequently asked questions