Guides · Bellapais · Beylerbeyi
Villas for sale in Bellapais (Beylerbeyi), North Cyprus: a buyer's guide
Bellapais (Beylerbeyi) is a hillside village above Kyrenia with sea and mountain views and no coastline of its own. Kyrenia port is 5 km, Ercan Airport 45 km and The English School of Kyrenia 1 km by road. Northea's index puts villa asking prices at a median €3,880 per m² (interquartile range €2,520–€4,250, 11 listings, 25 September 2026). Foreign buyers need purchase permission.
Published: · Last reviewed: · NORTHEA desk · Legal review: checked by a lawyer registered with the KKTC Bar
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Where Bellapais is and who it suits
Bellapais is a hillside village above Kyrenia, favoured for villas with sea and mountain views and quick access to town. It has no direct coastline: the Kyrenia and Karakum shore is about 5 km downhill, and Kyrenia Old Harbour is about 5 km away. Korineum Golf & Country Club in Esentepe is about 20 km (25 minutes).
Daily distances are short: The English School of Kyrenia is in the village itself, about 1 km (3 minutes); the nearest private hospital, Dr Suat Günsel University of Kyrenia Hospital at Karakum, is about 5 km (12 minutes, estimated); Ercan Airport is 45 km (45 minutes) and Famagusta port 80 km (75 minutes) by road. Bellapais suits buyers who want views, a school close by and Kyrenia within reach; it suits less well buyers who want a beach on the doorstep.
Asking prices: what the index shows
Asking prices in Northea's index: villas, median €3,880 per m², interquartile range €2,520–€4,250, from 11 listings collected on 25 September 2026. These are asking prices, not completed sales. Method and CSV: Price per m² index.
Five checks before you reserve
- The parcel's title type.
- The construction permit for this phase and the developer's delivery record.
- A payment plan tied to construction milestones, not dates.
- Service charge levels in the complex.
- A contract registered at the District Land Registry through an independent lawyer who does not act for the developer.
Title types are explained in our guide to title deeds in North Cyprus; the full set of checks before a deposit is in the property due diligence guide.
Costs of owning
What a villa costs to hold after completion, and what to budget for it, is set out in our guide to the total cost of villa ownership.
Exceptions and limits. The index measures asking prices, not sale prices, from a small sample (11 villa listings collected on 25 September 2026). Foreign buyers need purchase permission.
Related service: Private Acquisition
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Questions buyers ask
Does Bellapais have a beach?
No. Bellapais has no coastline of its own; the Kyrenia and Karakum shore is about 5 km downhill.
How far is Bellapais from Kyrenia and Ercan Airport?
About 5 km (12 minutes) to Kyrenia port and 45 km (45 minutes) to Ercan Airport by road.
What do villas in Bellapais cost per square metre?
In Northea's index, villa asking prices have a median €3,880 per m² (interquartile range €2,520–€4,250, 11 listings, 25 September 2026). These are asking prices, not completed sales.
Is Bellapais close to an international school?
Yes. The English School of Kyrenia is in Bellapais, about 1 km (3 minutes) by road.
Sources
Northea is not a law firm, tax adviser or immigration adviser. This guide is general information from the Northea desk and has been checked by a lawyer registered with the KKTC Bar; rates and rules change, so confirm every point with your own TRNC lawyer before you commit. Published: · Last reviewed: .