Cyprus Sees Steady Residential Price Growth Amid EU Market Fluctuations

Market Snapshot: Cyprus and the European Union

Recent Eurostat data reveal that Cyprus experienced a 2 percent annual increase in house prices in the first quarter of 2025. This uptick is part of a broader European trend where property prices across the EU rose 5.7 percent year-over-year and 1.4 percent compared to the previous quarter. Concurrently, rising rents—up 3.2 percent annually and 0.9 percent quarterly—continue to place additional pressure on household budgets in numerous member states.

Regional Leaders and Laggers

Among EU countries, Portugal led with an impressive 16.3 percent annual increase in housing prices, followed closely by Bulgaria (15.1 percent), Croatia (13.1 percent), Spain (12.3 percent), Slovakia (12.2 percent), and the Netherlands (10.7 percent). In contrast, Finland was the sole country to report a decrease, with house prices falling by 1.9 percent.

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Quarterly comparisons further underscore market divergence: Cyprus recorded a 1.1 percent rise, while Hungary posted the most dynamic growth across the bloc at 5.2 percent, trailed by Portugal at 4.8 percent and Croatia at 4.5 percent. Notably, Slovenia, Luxembourg, and Finland experienced declines, with Slovenia seeing the most significant drop at 2 percent.

Long-Term Trends and Transaction Activity

Since 2010, EU house prices have surged by 57.9 percent, contrasting with a 27.8 percent increase in rents. While historical data shows that property prices in at least 24 EU member states have consistently outpaced inflation from 2016 to 2021, the subsequent years of 2022 and 2023 saw higher inflation exerting downward pressure on real house prices—declining by 7 percent in 2023 and an additional 0.5 percent in 2024.

Despite these challenging markets, housing transactions witnessed a robust rebound in 2023. Sales increased in 13 of the 17 EU countries with available data, marking the first annual rise since 2021. Cyprus, in particular, stood out with a 31 percent increase in sales, while Luxembourg experienced the steepest rise at 47.1 percent, followed by Hungary at 34.7 percent and the Netherlands at 16.7 percent.

Rent Dynamics and Regional Variations

The past 15 years have seen Estonia, Lithuania, and Hungary register the highest rent increases. In stark contrast, Greece remains the only country where rental prices have yet to rebound to pre-2010 levels, despite recent sharp increases. These divergent trends highlight the complexity and regional nuances that investors and policymakers must navigate in today’s dynamic real estate market.

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Cyprus Foreclosure Reform Debate Intensifies Amid Rising Non-Performing Loans

by THEFUTURE.TEAM

February 18, 2026

Political Stakes And Foreclosure Regulation

Cypriot political parties are engaging in a high-stakes debate in parliament as they deliberate changes to the legal framework governing foreclosures ahead of the May parliamentary elections. The proposed shifts are aimed at curbing the rapid escalation in the value of non-performing loans, a trend that has sparked significant public and legislative concern. Confidential data from the Central Bank of Cyprus indicates that the nation has not yet moved away from its longstanding issues related to so-called “red loans.”

Non-Performing Loans: A Mounting Financial Challenge

Recent figures show that the value of distressed loans has continued to rise, surpassing €20 billion following transfers involving banks and credit recovery companies. This level exceeds the approximately €15 billion recorded during the economic crisis period. Central Bank data indicates that after loan sales, credit recovery firms now manage portfolios totaling €19.7 billion, of which €18.5 billion are classified as non-performing. About 87% of these loans are considered terminated, while the firms acquired 141,478 loans for €3.2 billion, roughly 80% below their original value.

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Credit Recovery Companies: Overshooting Investment Returns

By June, credit recovery companies had recovered €5.7 billion through a combination of cash repayments, judicial asset auctions and property-for-debt exchanges. Cash repayments accounted for €3.6 billion, judicial recoveries contributed €619 million, and property swaps added €1.5 billion. These recoveries exceeded the original purchase cost of many loan portfolios while overall balances continued to increase due to accrued interest, a development that remains a concern for policymakers.

Bank Portfolios And The Impact On Financial Stability

Data from the State Guarantee Fund for Deposits and Loans shows that 77,561 loans valued at €7.5 billion were transferred, leaving a remaining balance of €5.7 billion by June 2025, of which €5 billion are non-performing. Within the banking sector, non-performing loans totaled €1.45 billion across 24,736 accounts as of last June. Since December 2024, these figures have improved by approximately €86 million due to repayments and asset recoveries. The reduction in problematic loans has lowered bank exposure compared with levels recorded during the 2013 crisis.

Legislative Proposals And Government Considerations

Political leaders argue that adjustments to foreclosure procedures can be introduced without undermining banking stability. Parliament’s Economic Committee is scheduled to begin discussions on March 9, with an estimated 20 to 30 legislative proposals currently pending from multiple parties. While the Ministry of Finance has not announced immediate legislative action, officials are evaluating the potential reintroduction of elements of the Rent-Versus-Rate plan for vulnerable borrowers, subject to fiscal impact assessments.

Advocacy From AKEL And Environmental Groups

Proposals supported by the AKEL party and several civil organizations focus on strengthening legal protections for borrowers. Among the suggested measures is restoring the right to seek judicial relief to delay foreclosures in cases involving disputed charges or alleged abusive contract clauses. AKEL representative Aristos Damianou criticized the pace of foreclosure proceedings and warned of risks to primary residences and small businesses.

Proposals Targeting Guarantors And Foreclosure Processes

The Democratic Rally party has introduced a proposal aimed at limiting guarantor liability during foreclosure procedures. Under the draft measure, if a property is auctioned or repossessed, the guarantor’s responsibility would be capped at the original loan amount adjusted by recovered sums. The proposal also requires that enforcement actions against guarantors be suspended until a court ruling is issued if the borrower formally disputes the debt.

Revisions Proposed By The Democratic Party of Cyprus

The Democratic Party is also preparing new legislative measures to be introduced on Thursday. Party leader Mario Karogian outlined plans to suspend the foreclosures of primary residences valued up to €350,000 until the end of the year, allowing time to address legislative gaps. Additional proposals include broadening the powers of the Financial Ombudsperson to make binding decisions on disputes up to €50,000, enforcing the Central Bank’s code of conduct, and ensuring strict adherence to refinancing guidelines for first residences.

Outlook And Strategic Implications

The range of proposals reflects an ongoing effort to balance financial system stability with stronger consumer protections. Decisions made in the coming months are expected to shape the regulatory environment for foreclosures and influence broader confidence in Cyprus’ financial sector and economic outlook.

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