Buyer representation vs seller-side sales in North Cyprus: who works for whom?

The two roles side by side

The titles are used loosely, so judge the role by the answers to three questions: who instructed this person, who pays them, and what are they obliged to do for you. The table shows the usual answers; the written terms of each engagement decide the real ones.

For the wider picture, including portals and developers' sales offices, see property portals vs buyer representation.

How each is paid, and why it matters

Northea analysis: payment shapes incentives. A seller-side agent paid only when a sale completes has a reason to see that sale through, which helps when the property is right and hurts when it is not. A buyer's representative paid by the buyer has a reason to find the right property, or to tell you to wait. When a buyer's representative is also paid by a seller, the arrangement is not wrong in itself, but you need to know it before you rely on the advice.

Northea does not state customary commission levels in the TRNC, because it has no reliable published source for them. Ask each intermediary for the fee in writing, who pays it, when it is due, and whether they receive any payment from developers, lawyers, banks or other firms they recommend.

Northea's own terms: its fees, and whether they are payable by the buyer, the seller or both, are set out in writing in the engagement letter before any service is rendered; third-party costs such as legal fees, taxes, official charges, surveys, translations and banking charges are payable by the client directly to the relevant party unless otherwise agreed in writing (pre-contractual information).

Where conflicts of interest arise

• Acting for both sides: the same person advises you and is paid by the seller of the property you are considering.
• Own stock first: you are shown only the listings that pay a commission.
• Referral fees: a lawyer, surveyor, bank or developer you are introduced to pays the introducer.
• The seller's lawyer: you are encouraged to use the seller's or developer's lawyer to "save time". Your lawyer should act only for you.
• Pressure: a deadline that exists only in the sales pitch.

None of these is automatically disqualifying if it is disclosed in writing and you choose to proceed. Undisclosed, any of them is a reason to stop. Our page on independent buyer representation sets out five tests of independence.

What buyer representation does, and does not do

Does

• Turns your brief into a shortlist across the market, including homes that are not publicly listed.
• Compares asking prices with dated evidence, such as Northea's price per m² index.
• Negotiates price and terms on your behalf.
• Coordinates the checks with your independent lawyer, surveyor and bank, and keeps track of the legal deadlines.

Does not

• Give legal advice, title opinions or contract advice. Northea is not a law firm.
• Give tax, immigration or investment advice, or hold client money: Northea is not a bank, escrow provider or investment adviser.
• Promise a purchase price, a rental return or a resale value.

How to decide which you need, step by step

1. Ask every intermediary in writing who they act for on each property and who pays them.
2. If you already know the exact property and are confident on price, a seller's agent plus your own lawyer may be enough.
3. If you are comparing areas, buying from abroad or buying at the top of the market, consider engaging buyer representation on written terms.
4. Before sharing your budget, get the scope, fee, exclusivity and how either side can end the engagement in writing; how to choose a property advisor lists twelve questions.
5. Appoint your own independent TRNC-licensed lawyer in every case; the Cyprus Turkish Bar Association publishes lawyer lists by district bar.

Exceptions and limits

• Roles overlap in practice: some firms act as seller's agents on some properties and as buyer's representatives on others. The written terms for your property decide.
• This page does not say whether a licence is required for any of these services in the TRNC, or which law would govern it; ask your lawyer.
• Northea Property Development Ltd holds estate agency licence No. kteb13, issued by the TRNC Ministry of the Interior under Law No. 38/2007.
• Buyer representation reduces some risks; it does not remove title, permission, developer or currency risk (Is it safe to buy property in North Cyprus?).