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Cyprus Employee Compensation Set To Climb 6.9% In 2025 Amid Fiscal Concerns

Cyprus is poised to expand its employee compensation expenditure by 6.9% in 2025, reaching an estimated €4.1 billion from €3.9 billion in 2024, according to figures released by the Finance Ministry. This rise in payroll costs, which will elevate public sector wages to 11.8% of GDP, is rooted in a blend of automatic and contractual adjustments already embedded in the state budget.

Drivers Behind The Increase

The draft budgetary programme for 2026, submitted to the European Commission on October 15, outlines key factors behind the escalation. The CoLA provision contributes an estimated 1.87 percentage points, while contracts linked to the state health services organization (Okypy) add approximately 1.1 percentage points. Additional factors include a 1% annual increment and increased spending on tips contributing around 0.8 percentage points. A 1.5% general wage increase introduced in October 2024 is projected to further add an estimated 0.4 percentage points.

Outlook And Fiscal Implications

While employee compensation is expected to rise at a slower pace in 2026—estimated at a 4% increase to €4.3 billion—the current figures for 2025 are a cause for concern. The forecast of zero inflation for 2025 leaves the CoLA unchanged, and the absence of a base effect from the previous year’s increase tempers future growth. Notably, the wage bill as a share of GDP is expected to remain broadly stable, reaching 11.8% in 2025 and slightly easing to 11.7% in 2026.

Policy And Market Challenges

Despite the increase, recent figures indicate a significant deviation from the EU’s new fiscal regulations. With primary expenditure anticipated to surge by 7.9% in 2025—overshooting the annual ceiling of 6% by 1.9 percentage points—the outlook diverges sharply from both the Fiscal Council’s recommendations and governmental commitments under the national plan. The situation is further compounded by ongoing discussions regarding the future of CoLA. Unions are pressing for an increased payment rate starting early 2026 with a phased upward adjustment over 18 months. With salaries forming a substantial portion of primary expenditure alongside pensions, subsidies, and public investments, any new agreements would further strain an already considerable payroll.

Expert Perspectives

During a recent commentary, Michalis Persianis, President Of The Fiscal Council, cautioned that “people tend to make mistakes when conditions look comfortable,” highlighting growing concerns about the current fiscal trajectory. His earlier remarks during the opening of the 2026 budget debate likened the CoLA to an “inflationary burden on the economy,” further emphasizing the risks inherent in rising payroll costs without corresponding improvements in public service quality.

Conclusion

As Cyprus navigates the dual challenges of increased employee compensation and rigorous EU fiscal standards, policymakers face the critical task of balancing economic stability with the demands of public sector remuneration. The coming months will prove decisive in shaping the nation’s fiscal framework and ensuring sustainable economic growth.

Cyprus Residential Market Surpasses €2.5 Billion In 2025 With Apartments Leading the Way

Market Overview

In 2025, Cyprus’ newly built residential property market achieved a remarkable milestone, exceeding €2.5 billion. Data from Landbank Analytics indicates robust activity countrywide, with newly filed contracts reaching 7,819, including off-plan developments. This solid performance underscores the market’s resilience and dynamism across all districts.

Transaction Breakdown

The apartment sector clearly dominated the market, constituting 81.6% of transactions with 6,382 deals valued at €1.77 billion. In contrast, house sales represented a smaller segment, encompassing 1,437 transactions and generating €737.9 million. The record-high transaction was noted in Limassol, where an apartment sold for approximately €15.2 million, while the priciest house fetched roughly €6.2 million.

Regional Analysis

Nicosia: The capital recorded steady domestic demand with 2,171 new residential transactions. Apartments accounted for 1,836 deals generating €349.6 million, compared to 335 house transactions worth €105.5 million, anchoring Nicosia as a core market with average values of €190,000 for apartments and €315,000 for houses.

Limassol: As the island’s principal investment center, Limassol led overall activity with 2,207 transactions. Apartments dominated with 1,936 sales generating €824.1 million, while 271 house transactions added €157.9 million. The district enjoyed premium pricing, with apartments averaging over €425,000 and houses around €583,000.

Larnaca: This district maintained robust activity with a total of 2,020 transactions. The apartment segment realized 1,770 transactions worth €353 million, and houses contributed 250 deals valued at €96.3 million. Average prices hovered near €200,000 for apartments and €385,000 for houses, positioning Larnaca within the mid-market bracket.

Paphos: With a more balanced mix, Paphos completed 1,078 transactions. Ranking second in overall value at €503.2 million, the district saw house sales generate €287.8 million and apartments €215.4 million. Consequently, Paphos achieved the highest average house price at approximately €710,000 and an apartment average of €320,000, emphasizing its premium housing profile.

Famagusta: Distinguished by lower transaction volumes, Famagusta was the sole district where house sales outnumbered apartment deals. Out of 343 transactions, 176 involved houses (yielding €90.4 million) and 167 were apartments (at €32.4 million). The segment’s average prices were about €194,000 for apartments and over €513,000 for houses, signaling its focus on holiday residences and coastal developments.

Sector Insights and Forward View

Commenting on the report, Landbank Group CEO Andreas Christophorides remarked that the analysis demonstrates an ecosystem where apartments are the cornerstone of the real estate market. He emphasized, “The apartment sector is not merely a trend; it is the engine powering the country’s real estate market.” Christophorides also highlighted the diverse regional dynamics: Limassol leads in apartment pricing, Paphos commands premium house prices, Nicosia remains pivotal to domestic demand, Larnaca sustains competitive activity, and Famagusta caters to holiday home buyers.

In a market characterized by these varied profiles, informed monitoring of regional and sector-specific dynamics is crucial for investors aiming to make targeted and strategic decisions.

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