According to the MAPREX analytical system, 1-bedroom housing (1+1) is the most popular type of property in Northern Cyprus by the number of bedrooms (next come studios and 2+1 apartments). It accounts for 39% of the total number of properties under construction.
As of early January 2025, 13,782 1+1 units are in the active construction phase, of which 5,127 are available for purchase (37%). Among these 13,782 units, over 99% are apartments (13,690 units), while only 0.7% are houses (92 units).
Distribution of 1+1 units under construction by housing type
More than half (52%) of the 1+1 units under construction have an area (gross covered area) from 50 to 75 sq. m, another 31% - from 75 to 100 sq. m, less than 3% of units have an area of less than 50 sq. m.
Distribution of 1+1 units under construction by total area, sq. m
1-bedroom units are available in 154 residential complexes, which are being built by 54 developers. In 2024, sales of 1+1 units began in 25 new complexes.
The largest developer by number of 1+1 units under construction is Evergreen Developments (2080 units), followed by Afik (1899 units) and Northernland (1612 units).
TOP 10 developers by number of units under construction (1+1):
1. Evergreen Developments – 2080 units
2. Afik – 1899 units
3. Northernland – 1612 units
4. Noyanlar – 925 units
5. Döveç – 755 units
6. Spoint Inshaat – 692 units
7. Dr. Alp Group – 657 units
8. Cyprus Constructions – 626 units
9. Akol – 476 units
10. MMT – 385 units
The largest complex under construction with the largest number of 1+1 units is Habitat by developer Evergreen Developments (900 units 1+1 in total, of which 147 are sold, 295 are on sale), in second place is Grand Sapphire Blue developer Northernland (893 1+1 units in total, of which 353 are sold, 309 are on sale).
Largest complexes with 1+1 units under construction
More than 70% of 1+1 units under construction will be delivered in 2026-2027:
- 41% will be delivered in 2026
- 31% – in 2027
- 23% – in 2025
- 3% – in 2028 and another 1% in 2029
Distribution of 1+1 units under construction by year of completion, number of units and %
More than half (58%) of all 1+1 units under construction are located in Iskele (a total of 8,042 1+1 units are being built here), of which more than 63% are located in Tuzluca (1,553 units) and Long Beach (3,542 units), in addition to this almost 2 thousand units are being built in Tatlisu, Famagusta. The leader in the number of 1+1s on sale is also Tuzluca (1,118 units), Long Beach (760 units) and Tatlisu (599 units).
Location of complexes with 1+1 units for sale
Note: The size of the circle corresponds to the number of units on sale 1+1
As of early January 2025, the unit sellout level is 1+1 compiled 47%, however this figure varies significantly depending on the location:
- Tuzluca: 6% (1,553 units under construction, 1,118 units for sale)
- Long Beach: 67% (3,542 under construction, 760 units for sale)
- Tatlisu: 41% (1,948 under construction, 599 units for sale)
- Gaziveren: 52% (1,240 under construction, 490 units for sale)
- Esentepe: 25% (1,170 under construction, 447 units for sale)
Number of 1+1 units under construction, on sale and sell-out rate by region, number of units and %
Price range
Almost 2/3 (65%) of all 1+1 units available for purchase at the beginning of January 2025 are in the price range from £100,000 to 200,000, with a minimum price of £70.5K (1+1 apartments with an area of 61 sq. m from developer Noyanlar in the complex Olea Cyprus) and the maximum – £475K (1+1 bungalow with an area of 87 sq. m from developer Kensington in the K-Island 3 complex).
Distribution of 1+1 units by price range, thousands of pounds, %
Price dynamics
In 2024, the median price of a 1+1 apartment fluctuated in a small range from £166 to 170K, and at the end of December 2024 it was £170K.
Median price of 1+1 houses was stable (after the change in the supply structure in May 2024) from May until November 2024 at £95K, and in December 2024 it rose to £110K.
Median price of 1+1 units (apartments and houses) by month in 2024, thousands of pounds
Note: The sharp drop in the median price of 1+1 houses in April-May 2024 is due to the release of 50 1+1 bungalows in the Strawberry complex to the market (developer – Armador construction) at a median price of just £95,000 and 32 bungalows from developer Rafael Construction in the complex Da Vinci Mountainside with a median price of £115,000.
The price of apartments and 1+1 houses is primarily determined by the location of the complex, as well as the availability of infrastructure.
The most expensive complexes with 1+1 units are located mainly on the northern coast of the island – in Esentepe and Tatlisu.
TOP 10 most expensive complexes where you can buy 1+1 units, by median price per unit:
|
Developer |
Residential complex |
Median price, GBP |
Location |
|
Carrington Group |
Sea Magic Garden |
349 950 |
Esentepe, Kyrenia |
|
Kayim Development Group |
Albatros View |
315 000 |
Esentepe, Kyrenia |
|
Kensington |
K-Island 1 |
315 000 |
Tatlisu, Famagusta |
|
Baştaşlar Construction |
Rose Village |
305 370 |
Esentepe, Kyrenia |
|
Dörter Construction |
Mckenzie 2 |
300 000 |
Long Beach, Iskele |
|
Baştaşlar Construction |
Sunny Hill Village |
299 875 |
Esentepe, Kyrenia |
|
Kensington |
K-Island 2 |
295 000 |
Tatlisu, Famagusta |
|
Baştaşlar Construction |
Golden Circle Village |
287 375 |
Esentepe, Kyrenia |
|
Kensington |
K-Island 3 |
285 000 |
Tatlisu, Famagusta |
|
Akol |
Seafront |
279 000 |
Boğaz, Iskele |
The cheapest complexes with 1+1 units are located mainly in the areas of Famagusta and in close proximity to the city: Çanakkale, Geçitkale, Yeni Boğaziçi, etc. - on the coast of the Gulf of Famagusta (Mağusa Körfezi) on the southeastern coast of the island.
TOP 10 most inexpensive residential complexes where you can buy 1+1 units, by median price per unit:
|
Developer |
Residential complex |
Median price, GBP |
Location |
|
Noyanlar |
Olea Cyprus |
75 000 |
Geçitkale, Famagusta |
|
Erbatu |
Class 8 |
79 900 |
Çanakkale, Famagusta |
|
Rafael Construction |
Rafael's VIP Beach Club Resort |
89 000 |
Tatlisu, Famagusta |
|
Nurel Group |
Melis |
95 000 |
Karaoğlanoğlu, Kyrenia |
|
Halken İnşaat |
Casa di Pietra |
100 000 |
Yeni Boğaziçi, Famagusta |
|
Armador construction |
Strawberry |
104 500 |
Dipkarpaz, Iskele |
|
Akol |
Karpaz Peninsula 2 |
110 000 |
Dipkarpaz, Iskele |
|
Noyanlar |
Sky Diora |
114 500 |
Yeni Erenköy, Iskele |
|
Kavanlar Yapi |
Kavan city2 |
115 000 |
Alsancak, Kyrenia |
|
Rafael Construction |
Da Vinci Mountainside |
115 000 |
Karaağaç, Kyrenia |
|
Tremeseli Holding |
Rosedale Extended |
115 000 |
Yeni Boğaziçi, Famagusta |
Sales dynamics
In December 2024, the sales balance (sales minus returns) amounted to 44 units of 1+1, making it one of the lowest monthly figures of 2024 (along with September). The highest number of units was sold in Evergreen Developments complexes – Aphrodite Wellness (39) and Aphrodite Aqua (22). December saw a significant number of returns due to buyers failing to pay installments, primarily in the Afik complexes – Caesar Resort 6/7/8 (with a balance of -31 units) and Caesar Blue (-19 units). Taking into account the units returned to the market, net sales amounted to 105 units of 1+1.
Net Sales (sales minus returns) of 1+1 units by month in 2024 (left) and Structure of 1+1 units by status (right), as well as the level of sold-out of 1+1 units (right)
Note: the negative balance of net sales of 1+1 homes in July 2024 is due to the fact that 10 1+1 homes returned to sale in the Strawberry complex (developer – Armador construction), while in the other complexes there was not a single sale of a 1+1 house
The 1+1 Unit Report can be downloaded for free at this link.
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