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Foreign Demand Remains Resilient in Cypriot Real Estate: Strategic Insights and Regional Trends

International investment continues to assert its robust presence in Cyprus’ real estate market, with 1,669 properties sold to overseas buyers over the past year, as confirmed by Interior Minister Constantinos Ioannou. This sustained global interest underscores the island’s multifaceted appeal to investors from diverse regions, enhancing the attractiveness of Cypriot real estate.

Rising International Acquisitions

Between September 2024 and September 2025, 962 homes were purchased by foreign buyers, segmented into 385 transactions by European nationals and 577 by non-European investors. Paphos emerged as a hotspot, where heightened international demand has contributed to significant price appreciations. In addition, the market saw 350 plot sales — with 218 to EU citizens and 132 to non-Europeans — complemented by 357 field transactions predominantly to European buyers.

Distinct Regional Preferences

Buyer preferences reveal a clear geographic split. Europeans have shown a marked preference for Limassol, whereas non-EU buyers are increasingly attracted to Larnaca’s growing momentum. In Nicosia, the foremost buyers were Greeks with 403 properties, followed by Romanians, Russians, and Lebanese. Famagusta recorded a dominant presence of British buyers, while in Larnaca, regional investors such as Israelis, Lebanese, and Britons have been particularly active. Limassol continued to attract substantial investments from Russians, Israelis, and Greeks, while Paphos remained a favourite among British, Israeli, and Russian buyers.

Transactional Dynamics Across Districts

The Department of Lands and Surveys (DLS) provided an expansive view of the market, noting 19,155 transfer cases in 2024 covering 21,469 properties. These transactions represent a declared value of €3.94 billion, with an accepted transfer duty value of €4.30 billion. Limassol led in both transaction volume and value, registering 5,054 cases amounting to over €1.43 billion declared. Nicosia, Paphos, and Larnaca followed, while Famagusta remained the smallest segment, reflecting differentiated regional market dynamics.

Robust Overseas Activity

Further evidence of the market’s vitality comes from the DLS’s dataset on foreign buyers, which recorded 6,754 international transactions in 2024. Among these, 2,785 were by EU nationals, with 3,969 transactions from non-EU buyers, and July emerged as the peak month with 703 non-EU contracts filed.

Challenges In Data Collection

Minister Ioannou clarified that while no hotel units were sold during this period, the data for apartment buildings remains incomplete due to challenges in tracking developments without updated or horizontally divided title deeds. Once a building is registered, each individual unit—be it an apartment, shop, or office—is recorded separately, ensuring detailed market transparency.

ECB Launches Geopolitical Stress Tests For 110 Eurozone Banks

The European Central Bank is preparing a new round of geopolitical stress tests aimed at assessing potential risks to major financial institutions across the euro area. Up to 110 systemic banks, including institutions in Greece and the Bank of Cyprus, will take part in the exercise, which examines how geopolitical events could affect financial stability.

Timeline And Testing Process

Banks are expected to submit initial data on March 16, 2026. Supervisors will review the information in April, while the final results are scheduled to be published in July 2026. The process forms part of the ECB’s broader supervisory work to evaluate financial system resilience under different risk scenarios.

Geopolitical Shock As The Primary Concern

The stress tests place particular emphasis on geopolitical risks. These may include armed conflicts, economic sanctions, cyberattacks and energy supply disruptions. Such events can affect banks through changes in market conditions, borrower solvency and sector exposure. Lending portfolios linked to regions or industries affected by geopolitical developments may face higher risk levels.

Reverse Stress Testing: A Tailored Approach

Unlike traditional stress tests that apply the same scenario to all institutions, the reverse stress test requires each bank to define a scenario that could significantly affect its capital position. Banks must identify a geopolitical shock that could reduce their Common Equity Tier 1 (CET1) ratio by at least 300 basis points. Institutions are also expected to assess potential effects on liquidity, funding conditions and broader economic indicators such as GDP and unemployment.

Customized Risk Assessments And Supervisor Collaboration

This methodology allows banks to submit risk assessments based on their own exposures and operational structures. The approach is intended to help supervisors understand how geopolitical events could affect institutions differently and to support discussions between banks and regulators on risk management and contingency planning.

Differentiated Vulnerabilities Across Countries

A joint report by the ECB and the European Systemic Risk Board indicates that countries respond differently to geopolitical shocks. The Russian invasion of Ukraine led to higher energy prices and inflation across Europe, prompting central banks to raise interest rates. Belgium, Italy, the Netherlands, Greece and Austria experienced increases in borrowing costs and lower investor confidence. Germany, France and Portugal recorded more moderate changes, while Spain, Malta, Latvia and Finland showed intermediate levels of exposure.

Conclusion

The geopolitical stress tests will not immediately lead to additional capital requirements for banks. Their results will feed into the Supervisory Review and Evaluation Process (SREP). ECB supervisors may use the findings when assessing capital adequacy, risk management practices and operational resilience at individual institutions.

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