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Cyprus Central Bank Reports Q3 Housing Price Uptick Amid Robust Demand and Credit Expansion

Overview of Q3 Housing Market Trends

The Central Bank of Cyprus (Central Bank of Cyprus) has recorded a new rise in the House Price Index for the third quarter of 2025. This uptick highlights a dynamic market where apartment prices have accelerated while house prices demonstrate a notable slowdown. The overall picture is one of robust demand, a steady increase in supply, and continued credit expansion.

Differentiated Price Movements: Apartments Versus Houses

The House Price Index grew 5% year-over-year—up from 4.7% in the previous quarter—with a quarterly increase of 1.2% compared to 1.5% before. Detailed analysis reveals that apartment prices climbed by 1.7% quarter-over-quarter and 6.4% year-over-year, whereas house prices saw a modest rise of 0.4% quarterly and 2.6% annually. Regional variations further underscore market heterogeneity:

  • Limassol: 7.1% increase in the overall index.
  • Larnaca: 7.3% increase.
  • Paphos: 8.9% increase, though at a slower pace.
  • Nicosia: A slight decline of 0.5%.
  • Ammochostos: A decrease of 0.3%.

Notably, Nicosia has experienced its fourth consecutive annual decline in house prices (-2.7%), with Ammochostos also recording a drop (-1.6%). Conversely, apartment prices have risen in every region except Nicosia—with quarterly gains of 5% in Limassol, 9.6% in Larnaca, 10.5% in Paphos, and 5.9% in Ammochostos.

Demand Dynamics and the Role of Foreign Buyers

Data from the Department of Cadastre and Cadastral Measurement indicate that official property sale documents surged by 8.9% in the third quarter of 2025, rising from 4,081 to 4,444 transactions compared to the same period last year. Domestic buyer transactions increased by 8.6% while foreign buyer purchases grew by 9.3%. Regional transaction volumes were as follows:

  • Limassol: 1,431 transactions.
  • Nicosia: 981 transactions.
  • Larnaca: 921 transactions.
  • Paphos: 878 transactions (with 68% of buyers being foreign nationals).
  • Ammochostos: 233 transactions.

Credit Expansion Fueling Market Activity

The housing market is further buoyed by an impressive increase in new mortgage lending, reaching €972 million between January and September 2025—a 22% increase compared to the previous year. Concurrently, the average mortgage interest rate fell sharply to 3.03% in September 2025 from 4.27% a year earlier. Financial institutions anticipate a rise in net demand in the upcoming fourth quarter, even as lending criteria remain stringent yet consistent.

Supply Side Developments: Building Permits and Construction Activity

On the supply front, positive developments are measured by a 4.6% increase in building permits issued from January through July 2025 and a record of eight consecutive quarters of positive construction activity. The index of construction material prices saw a modest rise of 1.3%. However, expectations for future price increases have moderated, as evidenced by a significant decline in the European Union’s price expectation index—from 56.2 to 25.5 over the past year—indicating a more tempered outlook on future price surges.

Overall, these developments underscore a resilient and evolving real estate market in Cyprus, where strategic credit expansion and active buyer participation—both domestic and international—are reshaping market dynamics in the face of variable regional trends.

Cyprus Opens Draft AI Strategy With 3,000-Professional Target By 2032

Cyprus has released its draft National Artificial Intelligence Strategy for 2026–2032, setting out eight priority sectors, plans to select six national “moonshots” from 16 transformation programmes and a new framework for AI governance. The strategy proposes expanding AI adoption across government, business and research while building a pool of around 3,000 AI professionals by 2032. A public consultation on the draft is open until August 31.

Cyprus is starting from a relatively low level of AI adoption. According to the draft, 9.27% of Cypriot enterprises used AI in 2025, compared with an EU average of 19.95%.

“Yes, we are behind, and we need to catch up,” said Demetris Skourides, Cyprus’ Chief Scientist for Research, Innovation and Technology, during a recent presentation led by TechIsland.

Beyond increasing adoption, the strategy aims to position Cyprus as a trusted AI hub in the Eastern Mediterranean, an EU jurisdiction for AI services and a link between Europe and neighbouring regions. Its eight objectives include improving productivity, developing an inclusive AI ecosystem, transforming public services, strengthening AI skills and infrastructure, and establishing stronger governance and accountability.

The Eight Sectors Targeted For AI Adoption

The draft identifies eight areas where AI could deliver significant economic or public value.

Government and public services could use AI for administrative processes, citizen services and policy decisions, including virtual assistants, automated document processing, fraud detection and predictive analysis.

Finance and fintech are expected to benefit from applications in risk assessment, compliance, fraud prevention and personalised services. The strategy also proposes controlled testing environments for regulated AI products.

Healthcare and life sciences could use AI to improve coordination, support diagnosis, plan resources and advance research, subject to data protection, clinical governance and human oversight.

Tourism and hospitality are identified as another major opportunity, with potential applications including demand forecasting, visitor services, destination management and personalised travel experiences.

For the legal sector, the strategy highlights document analysis, research, case management and regulatory compliance, alongside safeguards for sensitive information.

Education and human capital would focus on personalised learning, digital skills and better monitoring of labour-market needs.

Shipping and maritime services could use AI for route planning, operational efficiency, maintenance, safety and environmental monitoring, building on Cyprus’ existing international presence in the sector.

Finally, entrepreneurship and innovation would receive support through access to testing facilities, expertise and funding for start-ups, researchers and companies developing AI products.

According to Skourides, five sectors are expected to form the first phase of the rollout: finance, tourism, legal services, healthcare and shipping.

For businesses, the proposed opportunities include sector-specific sandboxes, testbeds, funding mechanisms and shared computing infrastructure. Planned public-sector projects could also create opportunities for technology providers and other suppliers, although the draft does not yet define participation terms.

Six National “Moonshots”

The National AI Taskforce has identified 16 potential transformation programmes, with six expected to become national “moonshots” by 2032.

The proposed areas include healthcare coordination, government services, fraud detection, maritime operations, tourism demand forecasting and labour-market knowledge. The aim is to concentrate resources on a smaller number of projects with nationwide impact.

The final six have not yet been selected. According to the strategy, programmes will be assessed based on their potential impact on citizens and businesses, feasibility and expected value.

Large national projects could also create opportunities for technology companies, universities, professional services firms and sector specialists. Their commercial impact will depend on procurement rules, available budgets and the extent to which local companies can participate.

A New Framework For Public-Sector AI

Governance is a central part of the proposal. The draft calls for a National AI Authority to coordinate implementation, monitor compliance and oversee national priorities, alongside an Interministerial AI Council and AI officers or champions within ministries and public bodies.

Other proposed structures include a Government Innovation Hub, centres of excellence for industrial AI and cybersecurity, an AI Skills Observatory, regulatory sandboxes and technical testing facilities.

A shared national infrastructure would also give public bodies, researchers and companies access to computing capacity, cloud services, secure data environments and common AI tools.

The strategy proposes common standards for acquiring, testing and monitoring AI systems. Public bodies would be expected to assess risks, protect personal data and retain human responsibility for consequential decisions.

Some details remain open, including which institution would take on the proposed National AI Authority and how the various councils, hubs and centres would work together.

Building A 3,000-Person AI Talent Pool

Cyprus aims to develop around 3,000 AI professionals by 2032 through new university programmes, professional training, reskilling initiatives and measures to attract specialised talent.

The strategy also recognises that AI skills will be needed beyond technical roles. Public officials, managers, educators, lawyers and professionals in priority sectors will need sufficient knowledge to commission AI systems, assess risks and use the technology responsibly.

A proposed AI Skills Observatory would monitor labour-market demand and help align education and training with employers’ needs.

What Remains To Be Decided

While the draft sets out an extensive programme of infrastructure, training, governance and sector initiatives, several implementation details remain unresolved. The strategy refers to national and European funding sources, but does not yet provide a consolidated budget for individual measures. Timelines also overlap, while responsibilities for some actions have yet to be clearly assigned.

Adoption targets will also need clarification. The draft refers to 50% adoption across government and priority sectors by 2032, a 75% industry target by 2030 and a separate 75% target for government and the public sector by 2032. The document also estimates a potential productivity gain of up to 15%. This represents a projected scenario dependent on investment, adoption and effective implementation rather than a guaranteed economic return.

These gaps make the consultation particularly important, as businesses, researchers and the public can comment on funding, accountability, targets, procurement and access to the proposed programmes.

The public consultation is open until August 31, 2026, at 23:50. Contributors are asked to identify the relevant section of the strategy, submit a comment or recommendation and explain their reasoning.

Comments can be submitted through the Cyprus government’s e-consultation portal.

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