CYPRUS REAL ESTATE MARKET - FIRST HALF IN REVIEW | H1 2020 NOVEMBER 2020 - PWC CYPRUS

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CYPRUS REAL ESTATE MARKET - FIRST HALF IN REVIEW | H1 2020 NOVEMBER 2020 - PWC CYPRUS
First Half in Review | H1 2020

Cyprus Real
Estate Market
November 2020

                                 Cyprus Real Estate Market   B
CYPRUS REAL ESTATE MARKET - FIRST HALF IN REVIEW | H1 2020 NOVEMBER 2020 - PWC CYPRUS
Contents
  1      Foreword                                           3

  2      H1 2020 – The Key Highlights                       4

  3      Redefining the Real Estate Market: The Day After   6

  4      Cyprus Economy update                              10

  5      Transaction Volumes / Investment Activity levels   20

  6      Sale Contracts statistics                          26

  7      Foreign transaction activity                       28

  8      High-end residential property segment (≥€1,5mln)   30

  9      Construction Activity                              36

10       PwC Real Estate Advisory Services                  42

11       PwC in Cyprus                                      43

2 PwC Cyprus
CYPRUS REAL ESTATE MARKET - FIRST HALF IN REVIEW | H1 2020 NOVEMBER 2020 - PWC CYPRUS
Foreword
                                                                    We are determined to stand by you during these
                                                                    very challenging times. At PwC, we have a
                                                                    diverse team of professionals with backgrounds
                                                                    ranging from engineers, management
                                                                    consultants, property valuers, planning experts,
                                                                    data analysts, finance experts, and merger
                                                                    and acquisition specialists. Combined with our
                                                                    strong international network, we are able to
                                                                    offer solutions in support of our clients’ needs,
                                                                    assisting in the transformation of the sector and
                                                                    helping so that the real estate industry and, in
                                                                    turn, the economy can go back to their normal
                                                                    operating rhythm.

We are delighted to present our latest PwC Cyprus Real
Estate Market publication. This publication, which comes in an      Evgenios C Evgeniou
unprecedented period for Cyprus and the global economy, as          CEO
a result of the COVID-19 pandemic, provides insights about          PwC Cyprus
the behaviour of the Cyprus economy in general following
the spread of the virus, and presents key real estate market
developments, focusing on the performance of the sector
during the 1st half of 2020 (H1 2020).

In addition to the adverse effect of the pandemic on the real
estate market, the suspension of the Cyprus Investment
Programme (“CIP”), effective from 1 November 2020, is
presenting a new challenge for the market and the industry
in general. The developments have prompted an urgency
to pursue a much needed sector reform and for the market
participants to set new priorities and strategies. Recognising
that going back to the old-normal is not a viable option, in this
publication we present some thoughts / recommendations
as regards possible transformational changes and provide
options as regards new strategies and priorities.
                                                                                         Cyprus Real Estate Market   3
CYPRUS REAL ESTATE MARKET - FIRST HALF IN REVIEW | H1 2020 NOVEMBER 2020 - PWC CYPRUS
2
           H1 2020 -
           The Key Highlights
Real GDP %                          Cyprus exhibited strong economic growth for the fifth year in a row in 2019 (3,2%).
                                    However, following the global outbreak of COVID-19, real GDP is expected to
IMF Forecasts                       contract by 6,4% by the end of 2020 and assuming a gradual recovery materialises
                                    in the coming months, the economy is projected to turnaround in 2021.
(6,4%) - 2020(F)

                                    Despite the expectation for sharp increases in unemployment rates, Cyprus
Unemployment                        unemployment remained relatively stable until H1 2020 (7,4% by June 2020),
                                    mainly attributed to the introduction of Government policy measures to safeguard
8,0% - Sep 2020                     jobs. Unemployment rate reached 8,0% by September 2020 and, according to IMF
                                    forecasts, it will remain stable until the end of 2020 (EU average: 8,9%).

                                    In April 2020, the Cyprus Government issued a 30-Year and 7-Year bond, raising a total
                                    of €1,75bn (total bids €2,6bn), proving that despite uncertainty, international markets
                                    continued to place confidence on the Cypriot economy. Since 2018, key international
In April 2020, Cyprus               credit rating agencies (with the exception of Moody’s) maintained Cyprus’ sovereign
Government raised €1,75bn           rating to investment grade, although Fitch changed the outlook of Cyprus from positive
                                    to stable in April 2020.
through issue of new bonds

 %
      Lending market                Drop in new mortgage loan facilities largely relates to the impact of the
New mortgages decrease by           COVID-19 pandemic and more specifically the lockdown and restriction measures
(18%) during H1 2020 and            which were in place from March to May 2020. A 4-year subsidy of interest rates
                                    (up to 1,5%) for new housing loans (up to €300.000) was introduced by the Cyprus
introduction of interest rate       Government in order to boost demand for new mortgages.
subsidy

       4%                           The sector’s contribution to the Cyprus economy continues to grow (4% during 12
Growth in the GVA contribution of   months to 30 June 2020), highlighting the importance of the sector in the overall
                                    economy. The latest developments as regards the CIP suspension and the disruptive
the Real Estate & Construction
                                    nature of the pandemic, imply a broader economic uncertainty in the short to medium
sector (12M to 30 June 2020)        term.
4 PwC Cyprus
CYPRUS REAL ESTATE MARKET - FIRST HALF IN REVIEW | H1 2020 NOVEMBER 2020 - PWC CYPRUS
€1,2bn transaction value                                                           Transactions of
                                                    69% of transaction value
          (55% drop compared to                                                              high-end residential
                                                    relates to residential
          H1 2019)                                                                           properties (≥€1,5mln)
                                                    properties
                                                                                             plummeted by 78%
                                                                                             during H1 2020
•   Mainly attributed to the unusually    •   The value of transactions for
    high influx of transactions from          apartments and houses reached
    foreigners during Jan-May 2019            €828mln during H1 2020 (3.500        •   Perhaps the most badly hit
    and the adverse effects from the          units transacted)                        segment during H1 2020
    spread of the pandemic in 2020,
    which exacerbated the prevailing      •   Land transactions reached            •   51 high-end residential
    reduced levels of activity                €257mln, mainly comprising land          properties acquired recording a
                                              within residential planning zones        78% drop compared to H1 2019
•   Pre-Lockdown months                       (55% of total land value)
    (Jan-Feb): Activity levels in terms                                            •   Given that the high-end
    of transaction volume were                                                         residential property segment
    similar to the respective months                                                   is almost directly linked to the
    of 2019, while transaction value                44% drop in                        CIP, its suspension creates
    dropped by c.21%                                foreign transaction                uncertainty with regards to
                                                                                       the future of this segment and
                                                    activity
•   Lockdown months                                                                    highlights the need to re-focus
    (Mar-May): Physical and                                                            and transform the real estate
    travelling restrictions to execute                                                 market
                                          •   Even before the pandemic,
    transactions almost entirely              transactions appeared reduced
    wiped out any new transaction             compared to the first months of
    executions from foreigners                2019
                                                                                            35% drop in value of
                                          •   During lockdown, the inability of             new building permits
                                              foreign buyers to travel to Cyprus            issued
         Double digit drops
                                              exacerbated the prevailing
         in transaction value                 reduced levels of activity
         across all districts                                                      •   Number of building permits
                                                                                       dropped by 7% during H1 2020
•   Coastal districts of Limassol and                                                  (-35% in value terms)
    Paphos (predominantly driven
    by foreign demand), decreased                                                  •   The drop observed may be
    by 65% and 61% respectively                                                        attributed to the lockdown
    compared to H1 2019                                                                measures, which inevitably
                                                                                       affected the private and public
•   Nicosia (predominantly driven                                                      sector procedures required to
    by local demand), experienced                                                      issue permits
    the lowest hit (31% drop)
                                                                                   •   Largest concentration of new
•   Limassol continues to absorb                                                       permits relate to Nicosia (33%),
    the majority of transactions                                                       closely followed by Limassol
    (33% of total transaction value)
                                                                                            Cyprus Real Estate Market     5
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3
             Redefining the Real Estate Market:
             The Day After
The COVID-19 pandemic, and the disruption it has brought to the economy, as well as the suspension of the CIP,
prompted an urgency to pursue a more radical transformation of the sector, and for the industry participants to revisit
their strategies and priorities. It is inevitable that there is a need to consider differentiated concepts and products that
are sustainable and fit for the future.

This section briefly outlines various recommendations which could be considered in assisting this transformation
and re-focus of the market, recognising that given the prevailing conditions and developments, going back to the old-
normal is not a viable option.

        Follow the demographics: Housing for the elderly
        According to the latest Eurostat data, Cyprus demonstrates one of the lowest fertility rates across the EU and a
        relatively high life expectancy (82,9 years on average). As a consequence, based on the latest EU forecasts, by 2070,
        one in three Cypriot residents is expected to be 65+ years old, while at the same time by 2070, 10% of the country’s
        population is expected to be >80 years old.

        Demographic shifts are expected to shape the housing market and pose enormous challenges to the country’s
        healthcare system in the years to come. A significant portion of the elderly population ends up living alone or in
        couples in their three/four-bedroom family homes where they have raised their families. These houses tend to be
        large in size (47% larger compared to the EU average), difficult to maintain and do not have the amenities to support
        their daily needs.

        The ageing demographics of Cyprus pose the need to develop housing products which are tailored to the needs of
        the elderly. The adoption of planning incentives to encourage the development of specialised Elderly Housing and
        Assisted Living communities and the introduction of tax incentives to attract specialised operators are expected to
        induce private sector initiatives in this direction. At the same time, such investments could lead to potential savings in
        the public healthcare system and could even create opportunities for cross-service investments such as rehabilitation
        centres and medical tourism projects.

6 PwC Cyprus
CYPRUS REAL ESTATE MARKET - FIRST HALF IN REVIEW | H1 2020 NOVEMBER 2020 - PWC CYPRUS
Focus on concepts with economic multiplier effect:
Composite real estate projects
Composite real estate projects have a multiplier positive impact on the economy and can
support sustainable growth. Therefore, incentives should be provided for the development
of composite projects, in line with the demographic and other demand factors, that have
a multiplier impact on the economy. Such projects could include among others, affordable
living, education and student housing etc. These projects should include, in addition to
the real estate component, other uses and facilities such as retail space, health centres,
recreation areas etc which will help other sectors of the economy, having in this way a
multiplier positive impact on employment and the economy at large.

Incentives for such projects could take the form of additional building density, tax
incentives both for the investors and the buyers/users, relaxations etc. Projects that fall
in this category should also have a priority in terms of licencing given the multiplier effect
that these projects could have on employment and the economy. Finally, similar incentives
should also be provided for projects that are friendly to the environment and promote the
sustainable development of the country.

Incentivise Adaptive Reuse of Buildings / Repurposing of
old buildings
Our city centres are crowded with buildings which are commercially and occupationally
obsolete. At the same time, there is increasing demand for space, resulting in an urban
sprawl. Developing our cities inwards is a strategy that would allow town centres to remain
vibrant without the need of additional infrastructure and further significant investments.
This can be achieved by repurposing existing buildings away from uses now seen as
increasingly obsolete and therefore less profitable, towards real estate that fits the way
people use buildings today.

The trend towards repurposing existing buildings has been a key topic of the latest PwC
Surveys (Emerging Trends in Real Estate Europe) with major institutional investors citing
that repurposing of assets has become not only viable but a highly sought-after option for
many investors. In particular, on the basis of the PwC Survey findings, over the coming
5 years, repurposing assets from one sector to another is on the agenda for nearly 75% of
institutional investors across Europe. It is also expected that in the prevailing volatile
market, it will be critical for investors going forward, to ensure that the assets they invest
in, can be repositioned and repurposed.

Government schemes could be considered that would incentivise the repurposing of existing
buildings, to address the ever changing needs of occupiers and rejuvenate city centres.
                                                                                                 Cyprus Real Estate Market   7
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Affordable housing
     Housing affordability has been an evolving issue over the years, and it is expected that it will deteriorate if it is not
     tackled effectively. The need for greater investment in social infrastructure, such as affordable housing, across Europe,
     was highlighted in the latest PwC Survey (Emerging Trends in Real Estate Europe 2021), with the COVID-19 pandemic
     exacerbating this issue further.

     Based on Cyprus published statistics, c.70% of the Cypriot housing stock is owner-occupied, a large proportion of
     which is subject to a mortgage or loan. The debt burden of such households reaches almost €3,5bn. Even though the
     ESTIA scheme could limit part of the problem, households defaulting against their housing loans are not declining.
     The introduction of an effective housing policy is considered critical. Policy measures in this framework should induce
     developments and housing projects for lower income tiers of the society. Such policies could be scaled to different
     locations across the island, tailored to their demographic characteristics. Using examples of alternative housing policies
     that exist in different parts of the world, such measures could include setting rents in housing schemes that are lower
     than average rents in the local area (i.e. capping rents as a percentage of the market rent, regulated by the local
     authorities), property downsizing (i.e. developing housing units which are smaller than the minimum threshold size,
     stipulated by the town planning regulations), rent-to-buy schemes, repurposing of vacant properties into affordable
     housing concepts or even relaxation of planning and development regulations.

     Looking at the UK case study, any new residential development is required, under Section 106, to dedicate a minimum
     number of units of the overall development as affordable housing units in different forms, such as affordable rented and
     shared ownership (i.e. co-ownership with local authorities).

      Sustainability in the built environment
     According to the European Commission, c.75% of the EU building stock is energy inefficient and in order to meet the
     EU climate and energy objectives, the current rates of renovations should at least double. In dealing with this issue, the
     EU is investing heavily in grants or loans that help push technology and best practice in the sector and also supports
     and finances energy efficiency projects through the European Investment Bank (EIB). In addition, to boost building
     renovation, the European Commission has announced its intention to launch the new ‘renovation wave’ initiative, as part
     of the European Green Deal with the aim to increase the rate of renovation of existing buildings by developing financing
     possibilities, promoting investments in buildings and pooling renovation efforts. Like all Member States, Cyprus will receive
     an allocation of Green Deal funding through regional development mechanisms and existing EU programmes.

     At the same time, increasingly more investors realise that social and environmental factors have an impact on the value of
     a real estate property and there is growing interest in energy efficient and sustainable buildings. In fact, the trend towards
     energy efficiency and the sustainability of buildings is a key topic in the latest PwC Survey (Emerging Trends in Real Estate
     Europe 2021), whereby nearly 8 out of 10 survey respondents think that energy efficiency, carbon emissions and climate
     adaption will increase in importance in their portfolios in 2021, and the number is higher still over a five-year horizon. When
     it comes to impact investing, cutting the carbon footprint of real estate is regarded as by far the most effective measure for
     the industry to make a difference.

     In order to tackle the issue of energy inefficient buildings and enhance impact investments in Cyprus, economic and
     other forms of incentives, could be provided to property owners, developers, individuals and other organisations. These
     incentives and mandates could relate to the use of land for energy production, tax incentives on capital expenditure
     involving energy efficiency in building construction and renovation, solar energy generation from government building roofs
     or along motorways, or even a green building density incentive programme and an expedited planning permission scheme.

8 PwC Cyprus
CYPRUS REAL ESTATE MARKET - FIRST HALF IN REVIEW | H1 2020 NOVEMBER 2020 - PWC CYPRUS
Accelerate digitalisation and digital transformation of real estate
procedures
The real estate market has a lot to benefit from digitalisation initiatives. For example, currently
executing a transaction of immovable property at the Land Registry is a time-consuming and
cumbersome procedure. There is a high administrative burden and inefficiencies involved when
dealing with the various Local Authorities and Land Registry functions, as regards settlement
of municipal charges, granting of tax clearances, payment of transfer fees etc. The COVID-19
outbreak and the restrictions imposed, further highlighted the need for consolidation and
digitalisation of these procedures.

Digitalisation would simplify the transaction process and reduce costs for all participants. At
the same time, it would also enhance transparency, making the Cyprus property market even
more appealing for foreign investors. Digitalised and more efficient processes would slim down
operating costs for financial institutions and servicers, reducing the burden of the management
and handling of large real estate and loan portfolios.

Implementation of a centralised Leasehold Registry
Implementation of a centralised Leasehold Registry, through which landlords will be required to
register lease agreements of privately owned residential and commercial properties in Cyprus
and to update such information on an annual basis. This would complement the sound Land
Registry system, providing elevated transparency not only in terms of the registered ownership
of immovable property, but also in terms of the use and occupancy. Maintaining transparency is
increasingly important for the real estate market, a sector which continues to attract a growing
allocation of capital from foreign investors. The proposed mandatory registration process would
also serve to alleviate tax evasion on rental flows, primarily in the private housing sector.

                                                                                                      CyprusCyprus
                                                                                                             Real Estate
                                                                                                                   Real Estate   B
                                                                                                                         MarketMarket   9
CYPRUS REAL ESTATE MARKET - FIRST HALF IN REVIEW | H1 2020 NOVEMBER 2020 - PWC CYPRUS
4
                    Cyprus
                    Economy update
 Contraction of the Cyprus economy during 2020, followed by an anticipated recovery in
 2021 depending on the pandemic and the adverse effect on the local and global economy.                                 +3,2%
 Cyprus exhibited strong GDP growth for the fifth year in a row in 2019 (3,2%) maintaining its position as              2019 Real
 one of the fastest growing economies in the EU.
                                                                                                                        GDP %
 However, the global outbreak of COVID-19 has completely changed the picture, with the Cyprus
 economy heading into a profound recession in 2020. The adoption of travel restrictions, lockdown

                                                                                                                        (6,4%)
 measures and the interruption of all non-essential businesses since mid-March 2020, had a major impact
 on the Cypriot economy. According to latest IMF forecasts, real GDP is expected to contract by -6,4% by
 the end of 2020 (compared to -7,6% being the forecasted EU average).

 Even though the speed and rate of the economy recovery remains highly uncertain,assuming a gradual
 recovery materialises in the coming months, the economy is projected to turnaround in 2021, with IMF
                                                                                                                        2020 (F)
 estimates indicating a recovery.                                                                                       Real GDP %
 Cyprus Vs European Union Real GDP (% change)
 8%                                                                                             6,7%
                                                                                                                                 IMF
 6%
                                                                                                         4,4%   4,1%
                                                                                                                               Forecast
                                                                                      3,4%                              3,2%
 4%
           2,1%             1,9%
                                                                          1,7%                           3,0%
 2%
            2,0%          0,4%                                                         2,5%                      2,3%
                                                          0,0%                                    2,1%                  1,7%
 0%

                                           (0,7%)                           (1,9%)
-2%
                                            (3,4%)
-4%
                                                                                                                                 (6,4%)
-6%
                                                         (6,6%)
-8%
                                                                                                                                (7,6%)

-10%
           2010           2011            2012           2013           2014          2015       2016    2017   2018    2019   2020(F)

                                                                           European Union     Cyprus

 *Note: The 2020 real GDP % forecast represents the latest available IMF estimates
 Source: IMF (World Economic World Outlook Database – October 2020)
 10 PwC Cyprus
2019 (Actual) GDP % (constant prices)                                2020 (Forecast) GDP % (constant prices)
   Ireland                                                 5,9        Lithuania                          (1,8)
   Estonia                                                 5,0        Ireland                            (3,0)
   Hungary                                                 4,9        Poland                             (3,6)
   Malta                                                   4,9        Finland                            (4,0)
   Poland                                                  4,1        Bulgaria                           (4,0)
   Romania                                                 4,1        Denmark                            (4,5)
   Lithuania                                               3,9        Sweden                             (4,7)
   Bulgaria                                                3,4        Romania                            (4,8)
   Cyprus                                                  3,2        Estonia                            (5,2)
   Croatia                                                 2,9        Netherlands                        (5,4)
   Slovenia                                                2,4        Luxembourg                         (5,8)
   Slovak Republic                                         2,4        Germany                            (6,0)
   Denmark                                                 2,3        Latvia                             (6,0)
   Czech Republic                                          2,3        Hungary                            (6,1)
   Luxemburg                                               2,3        Cyprus                             (6,4)
   Latvia                                                  2,2        Czech Republic                     (6,5)
   Portugal                                                2,2        Slovenia                           (6,7)
   Spain                                                   2,0        Austria                            (6,7)
   Greece                                                  1,9        Slovak Republic                    (7,1)
   European Union (27)                                     1,7        European Union (27)                (7,6)
   Netherlands                                             1,7        Malta                              (7,9)
   Austria                                                 1,6        Belgium                            (8,3)
   France                                                  1,5        Croatia                            (9,0)
   United Kingdom                                          1,5        Greece                             (9,5)
   Belgium                                                 1,4        France                             (9,8)
   Sweden                                                  1,3        United Kingdom                     (9,8)
   Finland                                                 1,1        Portugal                           (10,0)
   Germany                                                 0,6        Italy                              (10,6)
   Italy                                                   0,3        Spain                              (12,8)

Source: IMF (World Economic World Outlook Database – October 2020)
                                                                                            Cyprus Real Estate Market   11
Unemployment
Despite the expectation for sharp increases in unemployment
rates as a result of the effects of the COVID-19 pandemic, Cyprus
unemployment remained relatively stable until H1 2020 (7,4%
by June 2020). This was mainly attributed to the introduction of
Government policy measures which aimed to safeguard jobs, mitigate
unemployment hikes and protect the most vulnerable groups of society.
The real effects of the recession became more evident by September
2020 with the unemployment rate reaching 8,0% (which is still below
the forecasted Euro Area average of 8,3%).

Depending on the spread of the pandemic, there is uncertainty
regarding the unemployment rate from 2021 onwards.

Unemployment rate in Cyprus (2010 - September 2020)
Unemployment rate in Cyprus (2010 - September 2020)
18%
                                                     2014 - September 2020 drop: 810bps                         IMF Forecast
                                   15,9%    16,1%
16%                                                                                                                           8,9%
                                                      15,0%

14%                                                            13,0%
                                                                                                              8,0%
                          11,9%
12%                                                                     11,1%

10%
                                                                                  8,4%
                 7,9%                                                                               8,0%
 8%                                                                                        7,1%
        6,3%                                                                                                  8,0%
 6%

 4%

 2%

 0%
        2010     2011     2012      2013     2014     2015     2016      2017     2018     2019    Sept-20*            2020
                                                                                                              Cyprus     Euro Area**

Source: IMF (World Economic World Outlook Database – October 2020), Monthly data September 2020: Eurostat
*The September rate represents the seasonally adjusted rate, estimated by Eurostat
** Euro Area relates to the 19 countries using the Euro as they national currency

12 PwC Cyprus
Cyprus Real Estate Market   13
Cyprus’ sovereign rating

Since 2018, key international credit rating agencies (with the
exception of Moody’s) maintained Cyprus’ sovereign rating to
investment grade.

Although Moody’s was the only rating agency that maintained
a below investment grade rating for the country (Ba2), in
September 2019, it changed the outlook of Cyprus’ rating from
stable to positive.

On 3 April 2020, following the COVID-19 outbreak, Fitch changed
the outlook from positive to stable in order to account for the
effects of the pandemic, but maintained the country’s investment
grade on the expectation of a relatively strong economic recovery
in 2021. In September 2020, S&P affirmed Cyprus’ rating of BBB-
with a stable outlook, despite the fact that the economy is in the
midst of the pandemic’s negative effects.

                                                                     03.04.2020

Source: Trading Economics, PwC Research

14 PwC Cyprus
Cyprus Government bonds

 Yields of 10-Year Government bonds (which were priced at 4,03% at issued date, October 2015) have fallen to 0,25% by the end of
 2019 (with c. 6 years remaining to the expiration of the bond).

 During the first months of 2020, Cypriot sovereign bond yields remained stable before they started experiencing some volatility in
 early spring, in line with other European bonds, demonstrating early signs of the pandemic. In April 2020, the Government of Cyprus
 issued a 30-Year and a 7-Year bond, raising a total of €1,75bn (€0,5bn and €1,25bn respectively), to cover financing needs created
 by the fiscal impact of the COVID-19 pandemic. Total bids for the aforementioned bonds reached €2,6bn proving that despite the
 prevailing uncertainty, international markets continued to place confidence on the Cypriot economy.

 By the end of April 2020, sovereign bond yields peaked with yields of 10 and 15-year bonds reaching c.2,1% and c.2,3%
Cyprus Government Bond Yields
       Cyprus Government Bond(%) (2018-2019)
                              Yields (%) (2018-2019)
 respectively. Following the announcement of the European Central Bank intervention (18 March 2020) regarding the Pandemic
 Emergency Purchase Programme, yields eased during the following months, reaching c.0,9% and c.1,2% for the 10 and 15-year
 bonds respectively, by June 2020.

 Cyprus Government Bond Yields (%) (2015 - June 2020)
 4,5%    4,5%
 4,0%    4,0%
 3,5%    3,5%
 3,0%    3,0%
 2,5%    2,5%
 2,0%    2,0%
 1,5%    1,5%
 1,0%    1,0%
 0,5%    0,5%
 0,0%    0,0%

                         10-Year Government
                10-Year Government           Bond
                                   Bond (issued Oct(issued
                                                     2015) Oct 2015)                                   10-Year Government
                                                                                              10-Year Government           Bond
                                                                                                                 Bond (issued   (issued
                                                                                                                              Sep  2018)Sep 2018)
                         15-Year Government
                15-Year Government           Bond
                                   Bond (issued Feb(issued
                                                     2019) Feb 2019)                                   30-Year Government
                                                                                              30-Year Government           Bond
                                                                                                                 Bond (issued   (issued
                                                                                                                              May  2019)May 2019)
                         7-Year Government
                7-Year Government           Bond
                                  Bond (issued   (issued
                                               April 2020)April 2020)

                                                                    Cyprus Government Bond Yields of new bonds issued during 2020 (%)
                                 Mid-yield (%) as                       3,0%
 Bond                            at 30 June 2020
                                                                        2,5%
 20-Year Government Bond
                                             1,371%                     2,0%
 (issued January 2020)
                                                                        1,5%
 10-Year Government Bond
 (issued January 2020)                       0,915%                     1,0%

                                                                        0,5%
 30-Year Government Bond
 (issued April 2020)                         1,750%                     0,0%
                                                                         30/01/2020           29/02/2020          31/03/2020        30/04/2020         31/05/2020          30/06/2020

 7-Year Government Bond                                                               20-Year Government Bond (issued Jan 2020)       10-Year Government Bond (issued Jan 2020)
                                             0,690%
 (issued April 2020)                                                                  30-Year Government Bond (issued April 2020)     7-Year Government Bond (issued April 2020)

 Source: Bloomberg
                                                                                                                                                 Cyprus Real Estate Market         15
Key drivers of the housing market:
Household disposable income, mortgage interest rates and
access to financing

Increased employment combined with          Household disposable
                                           Household  disposableincome
                                                                 income& &
                                                                         mortgage interest
                                                                           mortgage        ratesrates
                                                                                      interest
a low inflation environment during the
past years, led to an increase in the
real disposable income of households         4,99% 5,05% 5,16% 5,15%
                                                                                       4,73%
in 2019 (9,7% increase). Although data                            €20,2
on real disposable income has not been                  €19,6
                                                                             €19,4               3,71%
made available for 2020, according to                                                                                                     €19,3
                                              €18,9                                                        3,36%
the European Commission report (dated                                                                                3,16%
                                                                                       €18,4                                    2,87%
Spring 2020), private consumption is                                                                                                             2,39%
expected to decline by more than the                                                                                                                            2,17%
GDP anticipated contraction (i.e. -6,4%)                                                                                        €17,6                      2,17%
                                                                                                                      €17,2
with the shock cushioned somewhat                                                                €16,9      €16,9

                                                                                                                                                       -ve outlook
                                                                                                                                                           outlook
by the support by the Government to
households and, to a smaller extent,
by the expected increase in domestic

                                                                                                                                                      -ve
tourism.

At the same time, interest rates on
housing loans continue to decline. By         2010      2011       2012      2013      2014       2015      2016      2017       2018      2019 H1
30 June 2020, mortgage interest rates                                                                                                          2020
                                                    Mean equivalised disposable income (€'000s)                             Mortgage interest rates
dropped to 2,17% (recording a c.22 bps
drop compared to 31 December 2019).
                                           Source: Central Bank of Cyprus and Cystat
                                           Note 1: The equivalised disposable income is the total disposable income of a household, divided by its respective
                                           equivalised size
                                           Note 2: The mortgage interest rates correspond to the average rates of greater than 5 years in terms of housing loans

16 PwC Cyprus
Lending Market

New mortgage loan facilities experienced a drop to €395mln during H1 2020, compared to €481mln during H1 2019 (c.17,9%
drop) demonstrating that flows of additional credit for housing purchases remain low. This drop largely relates to the impact of
the COVID-19 pandemic and more specifically the lockdown and restriction measures which were in place from March to May
2020. In the short to medium term, banks are keen on granting new loans to viable borrowers; however, it is expected that
they will remain extra cautious given the uncertainty around the medium-term repayment capabilities resulting from reduced
revenues and net worth. At the same time, the 4-year subsidy of interest rates (up to 1,5%) for new housing loans (up to
€300.000) was introduced by the Cyprus Government, in order to boost demand for new mortgages.

New mortgage loan facilities (€/mln)                                                                                                  18%
                                          New mortgage loan facilities (€/mln)                             H1 2020 Vs H1 2019
New mortgage loan facilities (€/mln)
                                           €3.500                                                           €481
€3.500                                                                                                                     €395
                                           €3.000
€3.000
                                           €2.500
€2.500
                                           €2.000                                                         H1 2019       H1 2020
€2.000
                                           €1.500
€1.500
                                           €1.000
€1.000
                                               €500
 €500
                                                 €0
    €0                                             2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019                 H1
      2009          2010         2011   2012      2013    2014      2015      2016       2017      2018       2019     H12020
                                                                                                                          2020

Source: Central Bank of Cyprus
                                                                                                          Cyprus Real Estate Market   17
Real Estate - One of the main pillars of the Cyprus
economy
                                                          Gross Value Added (GVA) contribution by sector (12 month
                                                          period to 30 June 2020)
                                                   Gross Value Added (GVA) contribution by sector (12 month
The Real Estate and Construction sector            period to 30 June 2020)
traditionally constitutes one of the key pillars                                                         Public admin,
of the Cyprus economy. The Real Estate and                                                                 defence,
                                                                                                          education &
Construction sector constituted 17% of the                   Other sectors
                                                                                                        healthcare 20%
                                                                 21%
country’s GVA during the 12 month period to 30
June 2020.

                                                                                                                         Real estate &
                                                                                                                       construction 17%

                                                   Tourism, trade &
                                                    transport 24%

Until the first half of 2019, the Real Estate                                                    Financial,
and Construction sector experienced a rapid        Source: Cystat                              professional &
                                                                                               administrative
growth, reaching 11% growth in GVA during                                                      services 19%
the 12 months to 30 June 2019. Although this
growth decelerated amid the pandemic, the          % Growth in GVA of key sectors for the 12 month period to 30 June
sector’s contribution to GVA experienced a         2020
                                                     6%
4% growth during 12 months to 30 June 2020                                4%
                                                                                          3%
and remained the fastest growing sector,
                                                     4%
highlighting the importance of the sector in
the overall economy. Taking into consideration       2%
the latest developments as regards the CIP                                                                (0% )
suspension and the disruptive nature of              0%
the pandemic, there is broader economic
uncertainty in the short term.                      -2%

                                                    -4%

                                                    -6%                                                                      (7% )

                                                    -8%

                                                   -10%
                                                                      Real estate &   Public admin,     Financial,      Tourism, trade &
                                                                      construction       defence,     professional &       transport
                                                                                       education &    administrative
                                                                                        healthcare       services
                                                   Source: Cystat
18 PwC Cyprus
Cyprus Real Estate Market   B
5
                                               Transaction Volumes /
                                           Investment Activity levels                                                                             H1 2019               H1 2020
                                                                                                                                                                                            % increase /
                                                                                                                                                                                            decrease
                                                                                                   No. of properties transacted                     8.800                   5,600               (36%)
                                     Cyprus Real Estate
                                                                                                         Transaction value (€bn)                      2,7                      1,2              (55%)
                                     sector at a glance
                        The growth in real estate transaction activity observed over the past years was reversed in the first half of 2020. The total volume and
                        value of properties transacted in Cyprus through the DLS (both in terms of contracts of sale and sale transfers) recorded a significant
                        drop during H1 2020 compared to H1 2019, mainly attributed to the following:

                        1.                 During January to May 2019, the market experienced an influx of transactions from foreign buyers mainly arising from the
                                           anticipation of the revisions in the CIP investment criteria (which were effected from June 2019 onwards).
                        2.                 The spread of the pandemic, which resulted in businesses and individuals deferring significant investments in the face of physical
                                           restrictions and increased economic uncertainty, exacerbating the prevailing reduced levels of activity, observed in H1 2020.

                        Specifically, the total number of properties transacted during H1 2020 reached 5.600, compared to 8.800 in H1 2019, representing
                        a 36% decrease. In transaction value terms, an even sharper drop was observed, with total transactions reaching €1,2bn during H1
                        2020, indicating a drop of 55% (H1 2019: €2,7bn).

         No. of properties transacted
                                     5,0                                                                                                                                17.100                               18.000
                                                                                                                              15.500               15.800
                                     4,5                                                                                                                                                                     16.000
€bn value of properties transacted

                                                                                                                                                                       € 4,4bn
                                     4,0                                                                                     € 4,5bn              € 4,2bn
                                                                                                                                                                                                             14.000
                                     3,5                                                                   12.000
                                                                                                                                                                                                             12.000
                                     3,0                                                                  € 3,4bn
                                                                                                                                                                                                             10.000
                                     2,5                                             8.100
                                                                7.100                                                                                                                                        8.000
                                     2,0         5.900                                                                                                                                        5.600
                                                                                                                                                                         H1 2019

                                                                                    € 1,9bn                                                                                                                  6.000
                                     1,5                       € 1,7bn                                                                                                                      € 1,2bn
                                     1,0                                                                                                                                                                     4.000
                                                € 1,1bn

                                                                                                                                                                                            2020
                                                                                                                                                                                             H1
                                     0,5                                                                                                                                                                     2.000

                                     0,0                                                                                                                                                                     -
                                                 2013           2014                 2015                  2016               2017                 2018                 2019               H1 2020

                                                                                              Transaction value (€bn)           No. of properties transacted
                              Source: The transaction activity analysis was based on data from the Department of Lands and Surveys (DLS) relating to contracts of sales and sale transfers, extracted on 2/10/2020.
                              Any differences with previous publications relate to amended Land Registry records and discrepancies between the date of agreement and respective filing date.
                              Note: The above figures do not include: (i) Debt for Asset Swap transactions (DFAS), (ii) transaction of real estate through the sale of company shares or fund units (Share Deals) and
                              (iii) any other transactions not filed or adequately recorded at the DLS
                              20 PwC Cyprus
A. Pre-Lockdown                                          B. Lockdown                                 C. Post-Lockdown
 A. Pre-lockdown (Jan - Feb)                                                           Month on                                     (January-February)                                        (March-May)                                       (June)
       Activity levels in terms of                                                     month %
       transaction volume were relatively                                              growth                                      (4%)                4%                  (46%)                   (82%)                     (59%)           (5%)
       in line with the respective months
                                                                                                                       2.000                                                                                                1.837
       in 2019. However, in terms of                                                                                                                                                              1.694

                                                             # properties transacted
       transaction value, a drop of c.21%                                                                                                                   1.377
                                                                                                                                                                           1.466
                                                                                                                       1.500                      1.322                                                                                   1.295
       was observed.                                                                                                              1.192 1.140                                                                                                     1.232
                                                                                                                       1.000                                                          795                                           756
 B. Lockdown (March - May)
       Cyprus had a very strict lockdown                                                                                 500                                                                              307
       from March to May 2020, with
       very limited ability of people to                                                                                      0
                                                                                                                                     Jan                Feb                    Mar                    Apr                     May             June
       move and commute (airports
       were closed, people had to stay
                                                                                                                                                                           H1 2019          H1 2020
       at home etc.). Apart from the
       physical restrictions to execute
       transactions, the travelling                                                    Month on
       restrictions imposed, almost                                                    month %
       entirely wiped out any new                                                      growth                                     (21%)               (22%)                (58%)                   (87%)                     (75%)           (16%)
       transaction executions from                                                                                                                                                                 643
                                                                                                                      700,0
       foreigners.                                                                                                                                                                                                           590
                                                                                €mln value of properties transacted

                                                                                                                      600,0
                                                                                                                      500,0                                                463
 C. Post lockdown (June)                                                                                                                              408
       Activity levels in terms of                                                                                    400,0       327                       317
                                                                                                                                        258                                                                                                  250
       transaction volume were                                                                                        300,0
                                                                                                                                                                                  193                                                              211
       relatively in line with the same                                                                               200,0                                                                                                         147
                                                                                                                                                                                                          81
       month in 2019 (5% decrease                                                                                     100,0
       in June 2020), while in terms of                                                                                 0,0
       transaction value a 16% drop was                                                                                             Jan                Feb                    Mar                     Apr                     May             June
       observed during June 2020.
                                                                                                                                                                              H1 2019         H1 2020

                                                                                                                          Jan                   Feb                     Mar                        Apr                        May                  June
                                                                                                                        5%
                                                                                                                        0%
                                                                                                                       (5%)
                                                                                                                      (10%)
                                                                                                                      (15%)
                                                                                                                      (20%)
                                                                                                                      (25%)
    Throughout H1 2020, transaction                                                                                   (30%)
                                                                                                                      (35%)
    value experienced a more acute                                                                                    (40%)
                                                                                                                      (45%)
    drop when compared to the number                                                                                  (50%)
                                                                                                                      (55%)
    of transactions, demonstrating that                                                                               (60%)
    units transacted were on average of                                                                               (65%)
                                                                                                                      (70%)
    a lower value.                                                                                                    (75%)
                                                                                                                      (80%)
                                                                                                                      (85%)
                                                                                                                      (90%)
                                                                                                                                                       Transaction value (% change)         Transaction volume (% change)

Source: The analysis was based on data from the Department of Lands and Surveys (DLS) relating to contracts of sales and sale transfers, extracted on 02/10/2020
Note: The above figures do not include: (i) Debt for Asset Swap transactions (DFAS), (ii) transaction of real estate through the sale of company shares or fund units (Share Deals) and (iii)
any other transactions not filed or adequately recorded at the DLS
                                                                                                                                                Cyprus Real Estate Market 21
% Change in volume and value of properties
                                                           % Change inper
                                                           transacted  volume   and(H1
                                                                          district  value of properties
                                                                                       2019  Vs H1 2020)transacted
All districts experienced double-digit drops in            per district (H1 2019 Vs H1 2020)
the volume and value of properties transacted                0%
during H1 2020. The coastal districts of
Cyprus such as Limassol and Paphos which                   (10%)
are markets predominantly driven by the                    (20%)
foreign segment, demonstrated a decrease                               (19%)
in transaction value terms of 65% and 61%                  (30%)                                                              (26%)
respectively compared to H1 2019.                                            (31%)                          (31%)
                                                           (40%)
                                                                                                               (36%)
Nicosia district, which is a market predominantly          (50%)
                                                                                           (48%)                                            (47%)
driven by the local segment, experienced the
lowest hit during H1 2020, in transaction value            (60%)                                                                  (56%)
terms (31% drop compared to H1 2019).                      (70%)                                                                               (61%)
                                                                                              (65%)
                                                                        Nicosia            Limassol         Larnaca           Famagusta     Paphos

                                                                    Transaction volume (% change)                     Transaction value (% change)
                                                           Source: Department of Lands and Surveys (DLS), PwC Analysis

                                                             Transaction
                                                             value (€mln)                       H1 2019           H1 2020
                                                             Nicosia                               434                 300
                                                             Limassol                            1.143                 401
                                                             Larnaca                               280                 178
                                                             Famagusta                             161                  71
                                                             Paphos                                664                 257
                                                             Total                               2.681                1.206

Despite the fact that Limassol experienced the             Transaction volume and value by district (H1 2020)
biggest hit in terms of transaction activity, it Nicosia   Limassol        Larnaca      Famagusta        Paphos
continues to absorb the majority of transactions
in the sector, representing 33% of transaction
value and 26% in terms of number of properties                       17%
                                                                                                17%                   21%             25%
sold during H1 2020.                                                                    31%
                                                                                                                31%
                                                               7%
                                                                                         6%
Nicosia made up 31% of total number of
transactions recorded, although in terms of value
                                                                            #                         #
                                                                                                                 6%
                                                                                                                              €
it comprises 25%, reflecting that on average                   19%                                                15%
                                                                                          19%
transactions are of a lower value compared to                                                                                     33%
                                                                                26%
Limassol.                                                                                                 26%

Paphos ranked third in terms of transaction value                     Nicosia        Limassol     Larnaca       Famagusta      Paphos
during the first half of 2020, with 21% of the total
                                                            Source: Department of Lands and Surveys (DLS), PwC Analysis
share of the market.

22 PwC Cyprus
4%
            Transaction value by type                                                                                          21%           25%
                                                                                                                              21%
                                                                                                                                                 37%

         During the first half of 2020, the transaction value of the residential property                               6%
                                                                                                                         6%
                                                                                                                                      €
         sector reached €828mln, representing an overall decrease of 60% compared
         to H1 2019. In total 3.500 residential units were transacted (2.200 apartments                                   15%
         and 1.300 houses), demonstrating an overall decrease of 42%, implying that                                                        33%
                                                                                                                                     32%
         the units transacted were on average of a lower value compared to H1 2019.
         The residential property sector made up 69% of the total value of transactions
         in the sector during H1 2020 (apartments: 37%, houses: 32%), compared to a                                      Apartments          Houses
         77% contribution during H1 2019.                                                                                Commercial          Land
                                                                                                                         Other

                                                                                                                       Source: Department of Lands and Surveys (DLS),
                                                                                                                       PwC Analysis

         Transaction value per month (2019 - H1 2020)

                          Average monthly   Average monthly transaction value                      Average monthly        •      Following the revision of the
                                Revision
                          transaction value before
                                            pre-lockdown and post revision of                      transaction value             CIP criteria (which took place in
                                of CIP
                          revision of CIP criteria
                                            CIP criteria of May 2019                               during lockdown               May 2019) and until the period
     Transaction value per month (2019 - H1 2020)
                                criteria
                                                                                                                                 of lockdown (March 2020), the
   Transaction value per month (2019 - H1 2020)€285mln
               €486mln                                                                                 €140mln                   average monthly transaction
           700
                          700                                                                                                    value amounted to €285mln,
                                                                                                                                 representing a 41% decrease
           600                                                                                                                   compared to the 2019 period
                          600                                                                                                    preceding the revision of CIP
                                                                                                                                 criteria.
           500
                          500                                                                                             •      During lockdown months
                                                                                                                                 (March-May 2020), the
Value (€/mln)

           400
                                                                                                                                 average transaction value was
          Value (€/mln)

                          400
                                                                                                                                 significantly reduced to €140mln.
           300
                          300                                                                                             •      In the midst of lockdown months,
                                                                                                                                 April 2020 was the month with the
           200                                                                                                                   lowest transaction value records
                          200                                                                                                    across all asset classes.
           100
                          100

                     -
                            -
                            Jan-19 Feb-19 Mar-19 Apr-19 May-19 Jun-19    Jul-19 Aug-19 Sep-19 Oct-19 Nov-19 Dec-19 Jan-20 Feb-20 Mar-20 Apr-20 May-20 Jun-20

                                                                        Residential   Commercial & Other    Land
       Source: Department of Lands and Surveys (DLS), PwC Analysis
                                                                                                                                       Cyprus Real Estate Market        23
Apartments                                                                                                        Houses

                                              H1 2019         H1 2020          % increase /                                                                 H1 2019         H1 2020          % increase /
                                                                                decrease                                                                                                      decrease
Transaction value (€bn)                        €1,2bn           €0,4bn               (67%)                     Transaction value (€bn)                       €0,9bn           €0,4bn               (56%)
No. of properties transacted                    4.100            2.200               (46%)                     No. of properties transacted                   2.100            1.300               (38%)

Apartments      sold
 No. of properties    per price bucket
                   transacted                                                                               No. of properties
                                                                                                            Houses    sold pertransacted
                                                                                                                                 price bucket

                    21                                                                                                                 60
      >1mln                                                                                                        >1mln
                    4                                                                                                            14

                    29                                                                                                                      91
 500k-1mln                                                                                                   500k-1mln
                    6                                                                                                                 45

                         88                                                                                                                                   286
 250k-500k                                                                                                   250k-500k
                        40                                                                                                                       165

                                                                                              1.969                                                                                                              739
     0-250k                                                                                                        0-250k
                                                           1.052                                                                                                                     485

                -                500               1.000              1.500              2.000             2.500            -         100        200       300        400        500        600         700        800

                                                H1 2019       H1 2020                                                                                   H1 2019       H1 2020
Note: The
        In order
             number
                 to avoid
                      of transactions
                           statistical discrepancies,
                                         included in thethe price
                                                               above
                                                                   bucket
                                                                      analysis
                                                                           chart includes
                                                                                  differ fromonly
                                                                                               thesingle      Note: The
                                                                                                                      In order
                                                                                                                           number
                                                                                                                               to avoid
                                                                                                                                    of transactions
                                                                                                                                         statistical discrepancies,
                                                                                                                                                       included in thethe price
                                                                                                                                                                             above
                                                                                                                                                                                 bucket
                                                                                                                                                                                    analysis
                                                                                                                                                                                         chart includes
                                                                                                                                                                                                differ fromonly
                                                                                                                                                                                                             thesingle
unit transactions
total transactionswith
                     presented
                          100% share.
                                 in the table
                                          Accordingly,
                                                above, asthethe
                                                              number
                                                                  chart of
                                                                        includes
                                                                           transactions
                                                                                   only single
                                                                                           in theunit
                                                                                                  chart       unit transactions
                                                                                                              total transactionswith
                                                                                                                                   presented
                                                                                                                                        100% share.
                                                                                                                                               in the table
                                                                                                                                                        Accordingly,
                                                                                                                                                              above, asthethe
                                                                                                                                                                            number
                                                                                                                                                                                chart of
                                                                                                                                                                                      includes
                                                                                                                                                                                         transactions
                                                                                                                                                                                                 only single
                                                                                                                                                                                                         in theunit
                                                                                                                                                                                                                chart
differ from thewith
transactions     table
                    100%
                       aboveshare
                               as the
                                    (to avoid
                                        chart excludes
                                               statistical the
                                                            discrepancies).
                                                                aforementioned categories.                    differ from thewith
                                                                                                              transactions     table
                                                                                                                                  100%
                                                                                                                                     aboveshare
                                                                                                                                             as the
                                                                                                                                                  (to avoid
                                                                                                                                                      chart excludes
                                                                                                                                                             statistical the
                                                                                                                                                                          discrepancies).
                                                                                                                                                                              aforementioned categories.

                                              H1 2019         H1 2020          % increase /                                                                 H1 2019         H1 2020          % increase /
                                                                                decrease                                                                                                      decrease
Median                                          €101k           €104k                  3%                      Median                                         €197k            €189k                (4%)
Average                                         €141k           €124k                (12%)                     Average                                        €310k            €248k               (20%)

                                              H1 2019         H1 2020          % increase /                                                                 H1 2019         H1 2020          % increase /
                                              H1 2019         H1 2020          %decrease
                                                                                 increase /                                                                 H1 2019         H1 2020          %decrease
                                                                                                                                                                                               increase /
                                                                                decrease                                                                                                      decrease
Median (€0-€500k)                               €100k           €103k              3%                          Median (€0-€500k)                              €175k            €170k             (3%)
Median (€0-€500k)                               €100k           €103k              3%                          Median (€0-€500k)                              €175k            €170k             (3%)
Average (€0-€500k)                              €116k            €114k                (2%)                     Average (€0-€500k)                             €194k            €186k                (4%)
                                                               Source: Department of Lands and Surveys (DLS), PwC Analysis
                                                               Source: Department of Lands and Surveys (DLS), PwC Analysis

 24 PwC Cyprus
Fields                                                                       Plots

                                 H1 2019   H1 2020   % increase /                                                 H1 2019          H1 2020         % increase /
                                                      decrease                                                                                      decrease
  Transaction value (€bn)        €0,2bn    €0,1bn       (32%)                Transaction value (€bn)               €0,2bn           €0,1bn                (37%)
  No. of properties transacted    1.200     1.200        0%                  No. of properties transacted               900          600                  (33%)

                                                                       1%1%
                                                                    2%
Land transactions by planning zone                                    3%                                                         0,3%
                                                                                                                                0,3%
                                                                 1%1%
                                                              2%                                                             7,7%
                                                                                                                             7,7%     14%
                                                                                                                                      14%
                                                                3%                                                      6%
                                                                                                                       6%
Land transactions during H1 2020 reached
€257mln, corresponding to 21% of transaction

                                                                    # #                                                        €
                                                                                       47%                       17%
value of the sector.                                                                                            17%
                                                                             47%
                                                                46%
55% of the total value of land transactions             46%
relate to land within residential planning                                                                                           55%
                                                                                                                                     55%
zones, whereas 14% comprised land within
agricultural planning zones. In value terms,
land transactions recorded a 35% drop                                              Agricultural
                                                                         Agricultural                 Agricultural                     Residential
                                                                                                                                       Residential
                                                                                                                        Residential Residential
compared to H1 2019.                                                     CommercialCommercial    & Special
                                                                                      & Special Zones          Zones Industrial
                                                                                                     Agricultural
                                                                                                      Commercial & Special Zones
                                                                                                                                        Industrial
                                                                                                                                       Industrial
                                                                         Tourist   Tourist           Commercial & Special Zones         Other / Non-Identified
                                                                                                                                      Industrial
                                                                                                                        Other / Non-Identified
                                                                                                      Tourist                          Other / Non-Identified
                                                                                                      Tourist                         Other / Non-Identified
                                                              Source: Department of Lands and Surveys (DLS), PwC Analysis

                                                                                                                         Cyprus Real Estate Market                25
6
                               Sale Contracts
                                          statistics
o. of contracts of sale filed at the DLS per district (2010 - H1 2020)
2.000
         No. of contracts of sale filed at the DLS per district (2010 - H1 2020)
           No. of contracts of sale filed at the
          12.000                                                                                                        Growth of 2,75x
0.000      DLS per district (2010 - H1 2020)                                                                                                                                      10.366

          10.000
                                                                                                                                                                  9.242                        25%
                      8.598                                                                                                                    8.734
8.000                                                                                                                                                                      24%     26%
                                                                                                                                                                                   25%
             19%                                                                                                                                        24%
           8.000                      7.018                                                                                 7.063                                  24%                         6%
                       19%                                                                                                                        24%
                                                      6.269                                                                                                                7%      6%
             10%
                               19%                                                                                                25%                   7%                                     15%
6.000                  10%                                                                                                                                         7%
                                       19%
           6.000
              16%                               24%             Peak of Cypriot                            4.952             25%                  7%                       15%     15%
                               10%                                                                                                                      15%
                       16%             10%             24%      economic crisis          4.527                                      6%
                                                                                                                                                  15%
                                                                                                                                                                   15%
                                                                                                                             6%
                               14%              9%                     3.767                                 25%
                                       14%             9%                                                                         19%
4.000                                                                                    27%                25%              19%
           4.000
              26%                               17%                                       27%                                                                                                  34%3.272
                       26%                             17%                                                   7%
                                                                                                            7%
                                                                                                                                                                                   34%
                                                                     31%31%                                                                                                37%
                                                                                         7%
                                                                                          7%                                                            36%        37%
                               30%     30%                                                                   22%
                                                                                                            22%
                                                                                                                                                  36%                                                 22%          22%
                                                                      6% 6%              18%
                                                                                          18%                                                                                                          7%           7%
                                                26% 26%                                                                      35%35%
2.000      2.000                                                     16%16%                                                                                                                           17%          17%
                                                                                          31%               32%
                                                                                                             32%
                                                                    31%
        No. of
            30%contracts
                   30%
                         of sale26%filed at the DLS per
                                                     28%district
                                                        28%      (2010 - H1 2020)                                                                                  17%
                                                                                                                                                                                   19%         19%
                                                                                                                                                                                                      29%          29%
                               26%                     24%                                                                                        17%                      17%
         12.000                                 24%                     19%               17%               15%              15%                        17%                                           25%
                                                                     19%                 17%                 15%                  15%                                                                              25%
               -
    -                  2010           2011             2012             2013             2014               2015             2016              2017               2018            2019           H1 2020
             2010              2011             2012                 2013                2014                2015                 2016                  2017               2018                2019            H1 2020
        Source: Department of Lands and Surveys (DLS)                          Nicosia       Limassol        Larnaca         Famagusta            Paphos
         10.000
                                                                     Nicosia     Limassol       Larnaca      Famagusta        Paphos

                                                                                                                                                                                                            25%

                                                                                                                                                                                     (41%)
                                                                                            No. of real estate contracts of sale
                                                                                                                                                                                         24%
          8.000
           The reduced19%
                          transaction activity in the market
                                                                                            (H1 2019 vs H1 2020)                                                     24%
                                                                                                                                                                                                            6%
           is also evident by the number of sale contracts                                   6.000            5.560
           recorded at10%
                        the DLS during
                                    19% H1 2020, which                                                                                            25%                7%
                                                                                                                                                                                         H1
                                                                                                                                                                                         7% 202015%
          6.000
           reached 3.272, representing a 41% drop   24%
                                                                                             5.000
                                                                                                                 25%                                                                     Drop
                                                                                                                                                                                          15% in no. of
                      16%
           compared to H1 2019. 10%                                                                                                               6%
                                                                                                                                                                     15%
                                                                                                                                                                                         sale contracts
                                                                                             4.000                 7%
                                          14%                 9%                                                           25%             3.272
                                                                                                                                               19%
                                                                                                                                                                                         filed at the DLS
          4.000                                                                                       27%        14%                                                                     (H1 2020 Vs H1
                        26%                                   17%                                                                                                                                       34%
                                                                                             3.000                         7%
                                                                                  31%                 7%
                                                                                                                                            22%
                                                                                                                                                                     36%                 2019)
                                                                                                                                                                                          37%
                                          30%                                                                              22%               7%
                                                                                   6%                 18%
                                                              26%                            2.000               36%                        17%35%
          2.000                                                                   16%
                                                                                                      31%                  32%              29%
                        30%                                                       28%        1.000
                                          26%                                                                                                                                                               19%
                                                              24%                                                                                                    17%                 17%
                                                                                  19%                 17%        18%       15%              25%15%
               -                                                                                  -
                                                                                                                                                               Source: Department of Lands and
                        2010             2011                 2012                2013                2014 H1 2019         2015                2016
                                                                                                                                          H1 2020              Surveys (DLS)
                                                                                                                                                                    2017              2018                  2019         H
           26 PwC Cyprus                                                                    Nicosia        Limassol        Larnaca          Famagusta           Paphos
                                                                                                 Nicosia    Limassol      Larnaca        Famagusta      Paphos
% Growth in no. of real estate sale contracts per district
Geographical Distribution of Transactions                   (H1 2019 Vs H1 2020)
                                                             % Growth in no. of real estate sale contracts per district
According to the DLS, all Cyprus districts                   (H1 2019 Vs H1 2020)
                                                               %
experienced double-digit drops in sale                       growth        (18%)               (53%)                  (27%)                   (38%)             (50%)
contracts filed at the DLS during H1 2020
compared to H1 2019. Specifically, coastal                   2.500
districts of Cyprus such as Limassol and                                                    1.987
Paphos demonstrated decreases of 53% and                     2.000
50% respectively.                                                                                                                                               1.416
                                                             1.500
                                                                         1.013                       934
                                                             1.000                830                                 772                                               713
Nicosia district, which is a market                                                                                          563
predominantly driven by the local segment,                                                                                                    372
                                                               500                                                                                    232
experienced the lowest hit on sale contracts
                                                                  -
filed at the DLS during H1 2020 (18% drop                                  Nicosia           Limassol                 Larnaca               Famagusta            Paphos
compared to H1 2019).
                                                                                                         H1 2019          H1 2020
                                                            Source: Department of Lands and Surveys (DLS), PwC Analysis

                                                           Geographical distribution of real estate sale
Overall, the majority of sale contracts                    contracts per district (H1 2020)
recorded at the DLS during H1 2020
were in Limassol (29%), followed by
Nicosia (25%) and Paphos (22%).
                                                                                                25%                                                       7%

                                                                                          Nicos
                                                                                                   Nicosia                                  Famagusta
                                                                                          Theia
                                                                                                                        17%
                                                                                              image part with relationship ID rId8 was not found in the file.

                                                                        22%

                                                                                                                            Larnaca
                                                                                              29%
                                                                 Paphos

                                                                                                  Limassol
                                  Source: Department of Lands and Surveys (DLS)
                                                                                                                                 Cyprus Real Estate Market          27
7
                  Foreign
                  Transaction Activity
During H1 2020, a total of 1.391 properties in Cyprus were acquired by foreigners (in terms of sale contracts filed at the DLS),
compared to 2.482 properties acquired by foreigners during H1 2019, representing a 44% YoY decrease. Looking at the monthly
acquisitions of properties by foreign buyers, it is evident that even before the pandemic (January-February 2020), transactions
appeared reduced compared to the respective months of 2019, and during lockdown, the decrease in foreign transactions
exacerbated the prevailing reduced levels of activity.

Approximately 68% of properties acquired by foreigners in H1 2020 relate to Non-EU buyers (H1 2019: 70%). In Larnaca, 79% of
foreign transactions relate to non-EU buyers. The respective share of non-EU resident acquisitions in Limassol stood at 71% and in
Famagusta, Paphos and Nicosia stood at 65%, 65% and 47% respectively.

No. of properties acquired by foreigners based on sale
contracts
No.         filedacquired
    of properties at the DLS   (2018 - based
                          by foreigners H1 2020)
                                             on sale
contracts filed at the DLS (2018 - H1 2020)
5.000                          +3%
                                            4.481
                  4.367
4.500                                                                           700
                                             1.999                                                                                       623
                   2.180
4.000
                                                                                600
3.500            H2 2018                   H2 2019
                                                                                500
3.000                                                                                                                        429
                                                                                                   386
2.500                                                                           400   357                      368
                                                                                            325          337
                                             2.482            (44%)                                                                                  319
                                                              (44%)
2.000              2.187                                                        300
                                                                                                                     212                                   197
1.500                                                                                                                                          196
                                                                                200
                                                                       1.391
1.000                                                                                                                              124
                 H1 2018                   H1 2019
                                                                                100
  500                                                                 H1 2020

     -                                                                            -
                   2018                     2019                       2020           January     February     March         April        May        June

Source: Department of Lands and Surveys (DLS), PwC Analysis                                                    2019        2020

28 PwC Cyprus
The highest concentration of sale contracts                                                   Geographic distribution of properties acquired by
filed by foreign buyers was in Paphos (38%),                                                  foreigners based on sale contracts filed (H1 2020)
followed by Limassol (27%). The two coastal
districts together make up two thirds of foreign
transactions on the island.

All Cyprus districts recorded a year on year                                                                                         7%                                                      10%
decrease, between 25% - 50%, in terms of
number of properties acquired by foreigners
(based on sale contracts filed at the DLS).
                                                                                                                             Nicos
                                                                                                                                      Nicosia                                  Famagusta
                                                                                                                             Theia
                                                                                                                                                           18%
                                                                                                                                 image part with relationship ID rId8 was not found in the file.

Although Nicosia only made up 7% of                                                                        38%
properties acquired by foreigners during
                                                                                                                                                              Larnaca
H1 2020, the capital recorded a 48% drop
                                                                                                                                 27%
compared to H1 2019. Limassol and Paphos                                                            Paphos
follow behind with a 47% decrease each.

                                                                                                                                     Limassol

                                                                                     Source: Department of Lands and Surveys (DLS), PwC Analysis

                                                                 YoY
                                                               YoY  %%    change
                                                                        change     in of
                                                                               in no. no.  of properties
                                                                                         properties        acquired
                                                                                                     acquired          by foreigners
                                                                                                               by foreigners per     per
                                                                 district
                                                               district    based
                                                                        based     on sale
                                                                              on sale       contracts
                                                                                       contracts        filed
                                                                                                 filed (H1    (H1
                                                                                                            2020 Vs2020  Vs H1 2019)
                                                                                                                     H1 2019)

                                                                                                %
                                                                                              growth        (48%)               (47%)                  (35%)                   (26%)                (47%)
                                                   No. of properties acquired by foreigners

                                                                                              1.200
                                                                                                                                                                                                   1.014
                                                                                              1.000

                                                                                                800                            719

                                                                                                600                                                                                                        533
                                                                                                                                       378             391
                                                                                                400                                                            255
                                                                                                           181                                                                 177
                                                                                                200               94                                                                   131

                                                                                                    -
                                                                                                            Nicosia            Limassol                Larnaca               Famagusta              Paphos
                                                                                                                                           H1 2019        H1 2020

                                                                                              Source: Department of Lands and Surveys (DLS), PwC Analysis
                                                                                                                                                                      Cyprus Real Estate Market            29
8
                                                  High-end residential
                                                       property segment (≥€1,5mln)
                                The segment of high-end residential properties was perhaps the most badly hit segment during the first half of 2020.
                                Based on PwC analysis, during the first half of the year, transactions of high-end residential properties reached 51 in total,
                                plummeting by 78% compared to H1 2019 (234 sales of residential properties recorded in H1 2019).

                                Given that the high-end residential property segment is almost directly linked to CIP buyers, the suspension of the
                                programme creates uncertainty with regards to the future of this segment and intensifies the need to re-focus and transform
                                developments which were intended for this segment of the market.

                                Volume of high-end residential properties sold (≥ €1,5mln)

Volume of high-end residential properties sold (≥ €1,5mln)                                                                                                   324           319
                                                                                                                                        317
                                 350
 No. of properties transacted

                                 300                                                                              215
                                 250
                                                                                                                                        102                     87
                                                                                                                                                                           125
                                 200
                                                                                            106
                                 150                                   72                                          67
                                                                                                                                                                                    51
                                 100             27                                                                                     175                   191
                                                                                             42                                                                            157
                                  50                                                                               122
                                                                        18                                                                                                          21
                                                                        37                   55
                                    -             19                                                                                                                                25
                                                2013                  2014                  2015                 2016                  2017                  2018          2019   H1 2020

                                                                                     Limassol        Paphos         Famagusta          Larnaca        Nicosia

                                Source: Department of Lands and Surveys (DLS), PwC Analysis
                                Note: High-end residential property segment statistics for all years were based on a data extraction dated 02/10/2020. Any differences
                                with previous publications relate to amended Land Registry records (e.g. cancellations of previous sales etc.) and discrepancies between
                                the date of agreement and respective filing date.

                         30 PwC Cyprus
f high-end residential properties sold (≥ €1,5mln)

        Transaction value of high-end residential properties sold (≥ €1,5mln)
           Transaction value of high-end residential properties sold (≥ €1,5mln)

                                                                                                                14                          18
                                                                                                                                             €810
                                                                                                                        €800                                            20
                                                                                                                                                                                     10%
                                                                                                                20                          23mln
                900                                                                                                      mln                                        €740
                                                                                                                                                                    mln
                800
                                                                                                  €570                  4%                  877%
                700                                                                                             102     7%                     6%                     125       of total transaction
                                                                                                   mln                                                               7%
                                                                                     17                                                                                         value of the sector
                600                                                                                                                           25%
                                                                                                                        30%
                                                                                                  7%                                                                40%
                500                                                                  67
         €mln

                                                                           €280                   28%
                400                                                         mln
                                                    €190
                300                                  mln                                                                                   191                                            €117
                              €80                                                                               175                           61%
                200                                      42                35%                                          57%                                            157                mln
                              mln
                             11                                                     122           61%                                                               49%
                100          18                      28%
                                                                           56%                                                                                                            40%      20
                              77%                    51%55                                                                                                                                53%
                  -          37                                                                                                                                                                    24
   19
                              2013                  2014                  2015                    2016                  2017                 2018                   2019                 H1 2020
 2013                       2014                       2015                        2016                        2017                       2018                        2019                   H1 2020
                                                 Limassol LimassolPaphos
                                                                      Paphos                      Famagusta
                                                                                                  Famagusta             Larnaca
                                                                                                                            Larnaca Nicosia Nicosia

           Source: Department of Lands and Surveys (DLS), PwC Analysis
           Note: High-end residential property segment statistics for all years were based on a data extraction dated 02/10/2020. Any differences with previous publications relate to
           amended Land Registry records (e.g. cancellations of previous sales etc.) and discrepancies between the date of agreement and respective filing date.

                                                                                        Transaction value of high-end residential properties sold
                                                                                      Transaction
                                                                                        (≥ €1,5mln)value of high-end
                                                                                                    (H1 2019         residential properties sold (≥ €1,5mln)
                                                                                                              Vs H1 2020)
           In terms of sales value during H1 2020, the
           high-end residential property sector (≥ €1,5mln)
                                                                                      (H1 2019 Vs H1 2020)
           totaled €117mln, a 78% drop compared to H1
           2019.
                                                                                                               €530
                                                                                                                mln                                          (78%) (78%)
                                                                                          250
                                                                                          200                     234                                        Decline in €         Decline in #
           The high-end residential property segment
                                                                                          150                                                       €117
           accounted for merely 10% of the total value of
                                                                                          100                                                       mln
           real estate transactions in Cyprus during H1
           2020, (compared to 20% during H1 2019).                                         50
                                                                                                                                                      51
                                                                                              -
                                                                                                              H1 2019                             H1 2020
                                                                                                                                                              Cyprus Real Estate Market            31
Looking at the volume and value of high-end residential property transactions on a monthly basis during
      H1 2020, it appears that in total, after the implementation of the lockdown measures in mid-March 2020,
      only 17 housing units were sold (during the 3 month period), with a total value of €44mln.

      Volume and value of high-end residential properties sold (≥ €1,5mln) (January - June 2020)
Volume and value of high-end residential properties sold (≥ €1,5mln) (January - June 2020)
       Value          €24
       (€mln)         mln                   €24                     €25
         14
                                            mln                     mln
                       12
         12                                  11                      11
                                                                                                       €15
         10                                                                                €18         mln
                                                                                           mln
          8                                                                        €11                   7
                                                                                   mln      6
          6
                                                                                     4
          4

          2

          -
                    January              February               March              April   May         June
                                                               No. of units sold
      Source: Department of Lands and Surveys (DLS), PwC Analysis

      32 PwC Cyprus
High-end residential property transactions per district by
Limassol district continues to hold the highest     number
share in terms of number of high-end property                                                      0%
transactions (49%), followed by Paphos with                    6%3%
                                                                   2%                        10%                 8%
                                                                                        2%                  2%
41% of the share.

                                                                                                                                  49%
                                                                  2019            51%                            Η1
                                                                                                               48%    2020
                                                       38%
                                                                                   40%                   41%

                                                  Limassol        Paphos           Famagusta Limassol            Paphos            Famagusta
                                                                            Limassol      Paphos               Famagusta
                                                  Larnaca         Nicosia                    Larnaca             Nicosia
                                                                            Larnaca       Nicosia

                                                    Source: Department of Lands and Surveys (DLS), PwC Analysis
                                                    * The PwC Analysis has been based on transaction data by the DLS in a digital format, extracted from
                                                    the DLS Portal on 02/10/2020 and relate to transactions with an agreement date of up to 30/6/2020.

                                                   High-end residential property transactions per property type
During H1 2020, houses appeared to be the          by number
preferred residential property type reaching
63% of total high-end residential transactions
across Cyprus, compared to 53% in 2019.
                                                                               37%                                             37%
                                                                2019          47%
                                                     53%                                                         Η1 2020
                                                        63%                                             63%

                                                       Apartments           Houses                      Apartments         Houses
                                                       Apartments         Houses
                                                    Source: Department of Lands and Surveys (DLS), PwC Analysis
                                                    * The PwC Analysis has been based on transaction data by the DLS in a digital format, extracted from
                                                    the DLS Portal on 02/10/2020 and relate to transactions with an agreement date up to 30/06/2020.

                                                                                                                   Cyprus Real Estate Market           33
High-end residential property segment (≥€1,5mln)
      Transaction Volume by Price Band

      Most of the transactions in the high-end residential segment                 Transactions in all price bands demonstrated significant
      during H1 2020 were in the €2mln – €3mln price band                          decreases during H1 2020, compared to H1 2019. Notably,
      (representing 55% of the total volume of high-end residential                during the first half of 2020 only 1 sale of a single residential
      property transactions).                                                      unit exceeding €5mln was filed at the DLS.

      Transaction
Transaction volumevolume  by band
                    by price price band                                                                    No. of Transactions
                                                                                                                 2015        4
                                                                                                                 2016       10
                                                                                                                 2017       11
       >>55                                                                                                      2018       12
                                                                                                                 2019       11
                                                                                                              Η1 2020        1
                                                                                                                 2015       19
                                                                                                                 2016       30
                                                                                                                 2017       48
       3-5                                                                                                       2018       36
     3-5                                                                                                         2019       25
                                                                                                              Η1 2020        5

                                                                                                                 2015       59
                                                                                                                 2016      125
       2-3                                                                                                       2017      204
                                                                                                                 2018      196
      2 -3                                                                                                       2019      196
                                                                                                              Η1 2020       28
                                                                                                                 2015       24
                                                                                                                 2016       50
     1.5 - 2                                                                                                     2017       54
                                                                                                                 2018       80
                                                                                                                 2019       87
   1.5 - 2                                                                                                    Η1 2020       17

                                  2015   2016    2017   2018   2019   H1 2020

        Transaction volume by price band (H12015
                                             2019 Vs H1 2020)
                                                  2016   2017                    2018      2019     H1 2020
      Transaction volume by price band (H1 2019 Vs H1 2020)
      >5           7                                                                                          H1 2019        7
                                                                                                                                       (86%)
               1                                                                                              Η1 2020        1

                       14                                                                                     H1 2019       14
     3-5
                   5                                                                                          Η1 2020        5         (64%)

     2 -3                                                                                         151         H1 2019      151
                                                                                                                                       (81%)
                             28                                                                               Η1 2020       28

    1.5 -                                   62                                                                H1 2019       62
      2                 17                                                                                    Η1 2020       17         (73%)

                                         H1 2019    H1 2020
                                                                         Source: Department of Lands and Surveys (DLS), PwC Analysis
     34 PwC Cyprus
9
                            Construction Activity
   The total number of building permits issued during the first half of 2020 reached 3.153 compared to 3.393 during the first
   half of 2019, representing a drop of 7% YoY. In terms of value, building permits demonstrated a more significant reduction at
   35% during the same period.

   It is noted that construction activity was significantly hit at the beginning of the pandemic outbreak following lockdown
   measures. To a large extent, the drop observed may be attributed to the lockdown measures during a big part of the period
   under review, which inevitably affected the procedures of the private and public sector required to issue permits.

 Building
Building    Permits
         Permits    Number
                 Number      Vs Value
                        Vs Value        (m2 / €mln)
                                 (m2 / €mln)
                  10.000                                                                                                                                                                                  4.000
                           8.777                                                                                                                                                          3.729
                   9.000                                                                                                                                                                                  3.500
                   8.000                             7.506          7.172                                                                                                         7.218
                                                                                                                                                                                                          3.000
                   7.000                                                                                                                                          6.408
 No. of permits

                                   2.640                                                                                                          5.728                                                   2.500
                   6.000                                                            5.341                                         5.354
                                                                                                    4.933         5.014

                                                                                                                                                                                                                  € (mln)
                   5.000                                    2.065                                                                                                         2.055                           2.000
                   4.000                                                    1.632                                                                         1.720                                   3.153   1.500
                   3.000                                                                    1.141                                         1.158
                                                                                                                          1.071                                                                           1.000
                   2.000                                                                                    859
                                                                                                                                                                                                  1.111
                   1.000                                                                                                                                                                                  500
                       -                                                                                                                                                                                  -
                           2010                      2011           2012            2013            2014          2015            2016            2017            2018            2019        H1 2020

   Source: Cystat, PwC Analysis                                                      Number of permits                      Value of permits (€mln)

                                       Building
                                  Building       Permits
                                           Permits NumberNumber  Vs(H1
                                                          Vs Value   Value
                                                                       2019(H1 2019
                                                                            Vs H1   Vs H1 2020)
                                                                                  2020)
                                                     4.000                           1.703                                                                        1.800                    (7%)
                                                     3.500                                                                                                        1.600
                                                                                                                                                                                          Decrease in #
                                    No. of permits

                                                                                    3.393                                                                         1.400
                                                     3.000
                                                                                                                                   3.153
                                                                                                                                                                            € (mln)

                                                                                                                                                                  1.200

                                                                                                                                                                                           (35%)
                                                     2.500
                                                                                                                                   1.111                          1.000
                                                     2.000
                                                                                                                                                                  800
                                                     1.500                                                                                                        600
                                                                                                                                                                                          Decrease in €
                                                     1.000                                                                                                        400
                                                                                H1 2019                                           H1 2020
   Source: Cystat, PwC Analysis
                                                                              Number of permits                       Value of permits (€mln)

 36 PwC Cyprus
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