Northern Cyprus is still considered one of the most affordable regions in the Mediterranean for living and real estate investment. However, after purchasing an apartment or a villa, owners quickly encounter regular ongoing costs that should be clearly understood in advance. Below is a detailed and up-to-date breakdown of the real cost of property maintenance in Northern Cyprus as of late 2025 and early 2026, including taxes, utilities, and servicing.
Overall structure of property maintenance costs
Property maintenance costs in Northern Cyprus are made up of several permanent components. These include the annual property tax, municipal charges, utility costs, residential complex maintenance fees, additional expenses for villa owners, and irregular but unavoidable costs related to wear, repairs, and insurance.
Property tax
Property tax in Northern Cyprus remains one of the lowest in the region and is calculated based on the size of the property rather than its market value. In 2025–2026, the average rate is approximately €1.5 per square meter of covered area per year.
An apartment with a size of around 70 m² costs the owner approximately €105 per year. A villa with a size of around 180 m² costs approximately €270 per year. The tax is paid once a year and is largely unaffected by market price fluctuations.
Municipal charges
In addition to property tax, owners pay municipal charges that cover waste collection, street lighting, and basic road and infrastructure maintenance. In most municipalities in Northern Cyprus, these charges amount to approximately €40–€60 per year per property. In higher-end areas, the fee may reach up to €70 per year, but it rarely exceeds this level.
Electricity
Electricity remains the most expensive utility cost. In 2025, electricity prices are still relatively high due to climate conditions and the structure of energy supply.
For apartments without intensive air-conditioner usage, monthly electricity costs typically range from €50 to €90. During summer months, with continuous air-conditioner use, this increases to approximately €100–€160 per month. Villas with swimming pools, gardens, and multiple air-conditioning units usually incur electricity costs of €180–€300 per month during the summer. In winter, electricity expenses are significantly lower.
Water supply
Water in Northern Cyprus is relatively inexpensive, although final costs depend on the type of property and the owner’s lifestyle. Apartments usually incur water costs of around €5–€15 per month. Villas without gardens or pools typically spend €15–€25 per month. Villas with gardens and swimming pools usually spend €25–€40 per month, especially during summer due to irrigation and pool refilling.
Internet and mobile communication
In 2025–2026, communication costs remain stable. Home internet typically costs around €20–€30 per month. Mobile phone services usually cost approximately €15–€25 per month per person. Internet quality depends on the area, but fibre-optic infrastructure is gradually expanding in cities and modern residential developments.
Residential complex maintenance
If the property is located within a residential complex, owners are required to pay a monthly maintenance fee. In basic complexes without swimming pools, this fee is typically €20–€40 per month. In complexes with pools and landscaped areas, maintenance fees generally range from €50–€100 per month. In premium developments with security, gyms, and spa facilities, monthly fees can reach €120–€200.
Additional costs for villas
Villa owners incur additional expenses related to outdoor maintenance. Regular garden maintenance typically costs €80–€120 per month. Minimal maintenance carried out every few weeks usually costs €40–€60 per month. Swimming pool maintenance requires an additional €70–€100 per month and includes cleaning, equipment monitoring, and chemical balance control. The presence of a garden and pool also increases water and electricity costs by approximately €60–€100 per month.
Insurance and ongoing repairs
Property insurance is not mandatory, but most owners choose to insure their property against fire, flooding, and other risks. Insurance costs for apartments are typically €120–€200 per year. For villas, insurance usually costs €250–€400 per year. Owners are also advised to budget for ongoing repairs and wear. Apartments typically require €300–€500 per year, while villas usually require €600–€1,000 per year for maintenance and minor repairs.
Total annual maintenance costs
In 2025–2026, maintaining an apartment of approximately 60–80 m² typically costs between €1,800 and €3,200 per year, including taxes, utilities, residential complex fees, and minor expenses. Maintaining a villa of approximately 150–200 m² with a swimming pool and garden requires a significantly higher budget and typically costs between €5,000 and €7,500 per year.
Northern Cyprus remains a financially attractive destination compared to most EU countries, but property maintenance here can no longer be considered negligible. Apartments are well suited for those seeking to minimise recurring expenses, while villas offer maximum comfort and privacy but require a more deliberate and structured approach to budgeting and long-term cost planning.