Business news from Ukraine

The Cyprus Property Developers Association (CPDA) has spoken out against proposed restrictions on real estate purchases by citizens of countries outside the European Union, stating that foreign buyers are not the main cause of rising housing prices on the island.

Developers consider the main problems in the market to be an insufficient supply of affordable housing, a shortage of construction workers, and high construction costs, according to a report by the Cypriot publication Philenews on October 27, 2026.
According to the association’s estimates, foreign buyers account for about 20% of housing sales in Cyprus, so it is unreasonable to place the primary blame for rising prices on them.

Representatives of the construction industry also pointed out the lack of reliable, unified statistics on housing that is actually available for sale. According to them, government agencies rely on data regarding issued building permits, which do not reflect the actual number of properties remaining on the market.

In particular, a significant portion of apartments may be sold while still in the design phase or while permit documentation is being obtained.
The association provides a hypothetical example: if permits have been issued for the construction of 10,000 properties, but 5,000 of them have already been sold, the actual supply available to new buyers is only half of the stated number.

As a result, using building permit statistics without accounting for pre-sales can create an inflated perception of the supply volume and lead to misguided decisions in housing policy.
An additional problem remains the shortage of construction workers. According to developers’ estimates, the labor shortage limits the industry’s potential and extends project completion times, even when all necessary permits have already been obtained.

The association has called on the authorities to conduct a comprehensive analysis of the existing housing stock, the actual supply, and the structure of demand before imposing additional restrictions on buyers from third countries.
At the same time, data from Cyprus’s Department of Lands and Surveys (DLS) indicate the significant role of foreign demand in the real estate market.

From January through September 2026, 14,969 real estate purchase agreements were registered in Cyprus, which is 13.6% more than during the same period in 2025.
Of this total, 6,267 agreements, or approximately 41.9%, were concluded by foreign buyers. Citizens of non-EU countries made 4,173 purchases, while buyers from EU countries concluded 2,094 contracts.

Thus, third-country nationals accounted for about 27.9% of all registered real estate purchase and sale contracts and approximately two-thirds of foreign purchases.
The discrepancy between developers’ estimates of 20% and the statistics on registered contracts is explained, in part, by the use of different metrics. A real estate purchase and sale contract may be registered before construction is completed, while the actual transfer of ownership occurs later.

According to DLS data for January–July 2026, 2,683 properties were transferred to foreign buyers, or about 20.9% of all properties for which the registration of the transfer of ownership was completed.
Therefore, the figures for contracts signed and transactions completed cannot be directly compared as identical statistical categories.

The highest concentration of foreign demand is observed in coastal areas. From January through September 2026, foreign buyers signed 2,117 contracts in Paphos, 1,814 in Limassol, and 1,543 in Larnaca.
At the same time, the share of foreign buyers in the total number of purchase and sale contracts in Paphos reached approximately 71%, in Larnaca—47%, while in Nicosia it stood at about 16%.

This indicates significant regional differences in the structure of demand and explains why a potential tightening of rules governing real estate purchases by foreigners could have a stronger impact on coastal markets.
The debate surrounding foreign demand has intensified following the introduction of legislative initiatives in the Cypriot Parliament aimed at restricting real estate purchases by citizens of non-EU countries and foreign-controlled companies.

In particular, representatives of the AKEL party proposed limiting such citizens to the purchase of no more than one residential property with an area of up to 200 square meters, as well as restricting the purchase of certain categories of commercial real estate.
Additional proposals call for stricter oversight of the ultimate beneficiaries of companies purchasing real estate and restrictions on the acquisition of properties near strategic infrastructure.

Supporters of the changes attribute the need for additional regulation to rising housing costs and declining affordability for the local population.
However, the developers’ association believes that the legislative proposals are not sufficiently supported by statistical research.

According to developers, there is no data confirming the mass purchase of more than two residential properties by a single foreign buyer. Therefore, limiting the number of purchases may have a limited impact on real estate prices.
At the same time, growing foreign demand is one of the factors influencing the market. The Central Bank of Cyprus has previously noted that the rise in housing prices is driven by a combination of stable demand—particularly from foreign buyers—and rising construction costs.

According to the regulator, in the first quarter of 2026, residential real estate prices rose by 7.5% year-over-year; specifically, apartment prices increased by 10.8%, while single-family home prices rose by 3%.
Foreign demand for real estate in Cyprus is traditionally driven by several large groups of buyers, including citizens of the United Kingdom, Russia, Greece, Israel, and Lebanon.

According to data from the Cypriot Ministry of the Interior presented to Parliament in January 2025, foreign buyers purchased more than 37,000 properties between 2021 and 2024. During the same period, Cypriot citizens purchased more than 200,000 properties.
British citizens accounted for the largest number of purchases by foreigners during this period. They were followed by large groups of buyers from Russia, Israel, Greece, and Lebanon.

According to previously published estimates by Open4Business based on data from the Cypriot Ministry of the Interior, British buyers were associated with approximately 11,800 properties, Russians with 4,900, Greek citizens with 4,700, Israeli citizens with 3,900, and Lebanese citizens with 2,100 properties.
At the same time, the structure of foreign demand varies significantly by region.

In Limassol, Russians led the way from 2021 to 2024, purchasing 2,561 properties, followed by British buyers with 1,840 properties and Israelis with 1,154.
In Paphos, the main foreign buyers were citizens of the United Kingdom with 4,483 properties, Russia with 1,563, and Israel with 1,291.

In Larnaca, the largest groups were British buyers with 2,743 properties, citizens of Lebanon with 1,744, and Israel with 1,406.
In Nicosia, Greek citizens ranked first among foreign buyers, purchasing 1,626 properties, followed by British citizens with 1,584 and Australians with 545.

The latest data from the Cypriot Ministry of the Interior for the period from September 2024 to September 2025 indicates growing interest among Israeli buyers in Larnaca and Paphos.
Specifically, during this period, Israelis purchased 850 properties in Larnaca and 683 in Paphos. In Limassol, Russians remained the largest group with 846 purchases, while in Paphos, British buyers led the way with 890 properties.

Ukrainian citizens are also among the notable participants in the Cypriot real estate market. In previously published rankings for 2021–2024, Ukraine appeared in the top ten countries of origin for foreign buyers, ranking ninth.
According to market participants, Ukrainian buyers are most interested in real estate in Limassol and Paphos, particularly apartments for permanent residence and investment properties.

At the same time, the latest DLS statistics for 2026 categorize foreign buyers primarily as EU citizens and third-country nationals, without providing a complete, publicly available breakdown by specific nationalities. Therefore, it is impossible to reliably determine the current number of purchases made by Russians, Ukrainians, or Israelis from January through September 2026 based on this data.

The Republic of Cyprus has been a member of the European Union since 2004. The main centers of the country’s residential real estate market remain Limassol, Paphos, Larnaca, and Nicosia. Foreign demand is particularly noticeable in coastal areas, where a significant portion of new construction is geared toward international buyers and investors.