Reuters investigates Cambodia Cyprus connection

Cambodian investments in Cyprus
The Prime Minister of Cambodia Hun Sen

CAMBODIA’S ruling elite are patriots who would never hide money abroad, says the country’s leader, Hun Sen. But a Reuters investigation shows that Hun Sen’s family and officials have overseas assets worth tens of millions of dollars, and some have bought themselves European citizenship in Cyprus.

The full exposé, by Clare Balkwin and Andrew RC Marshall may be viewed in its entirety at Reuters Investigates Khmer Riche.

What follows are extracts from the exposé that focus on Cyprus:

Reuters investigative journalists found that between January 2013 and August 2018, a family run law firm in Paphos processed 137 “citizenship by investment” applications worth hundreds of millions of euros to Cyprus.

This is according to a document from Cyprus’s interior ministry, which was shared with the country’s parliament and seen by Reuters. The company that has processed the most applications is the giant accounting firm, PricewaterhouseCoopers; it handled 184 applications during that period with what PwC Cyprus calls “robust client screening and acceptance processes.”

A senior partner from the law firm, which handled the second largest number of applications, said the firm had processed “hundreds” of applications, but declined to confirm the interior ministry’s tally of 137 or talk about specific clients. Reuters reporting shows that the firm handled the applications of the Cambodian finance minister, Aun; the leading business couple, Choeung and Lau; and their family members.

He said that most of his clients were “savvy investors” who wanted a Cypriot passport that gave them the freedoms of a European national. For some, the passport was also “an insurance policy.”

“Let’s admit it,” he said. “There are countries which have political instability – where people feel that their families and their business interests are in jeopardy. So it’s good for them to have something to fall back on should the worst happen.”

He went on to say that some of his clients were so-called “politically exposed persons” – people whose prominent positions in government or public life might make them vulnerable to corruption. “That doesn’t mean that they’re bad people,” he said. “It just means that you have to investigate further their source of funds.”

Where those funds end up in Cyprus is also hard to track. Business and property databases in Cyprus are often out of date, incomplete or closed to public access. But Reuters reporting turned up a company that served as an investment vehicle for foreigners seeking citizenship, including five of the Cambodians.

The company, called JWPegasus, was incorporated in Cyprus in May 2015 to help fund the construction of a Radisson Blu hotel in Larnaca, the country’s third-largest city.

A Reuters analysis showed that at least 22 of JWPegasus’ 26 shareholders have applied for Cypriot passports. Twenty of them applied through the family run law firm. The five Cambodians among them include: Choeung; two of her children and the wife of Aun, the finance minister. Each invested at least €2 million.

JWPegasus described itself to Reuters as a “solid company” that has created hundreds of jobs. JWPegasus declined to comment on individual investors but said that, to its knowledge, none of them had “any illegal activities.” Radisson Blu said that its due diligence, carried out before doing business with JWPegasus, “did not reveal any suspicious activity at that time.”

The law firm’s senior partner said he knew of JWPegasus but stressed that his law firm had no connection to it. He said he didn’t tell his clients which companies to invest in because his firm also did due diligence on those companies, which could create a conflict of interest. “Caesar’s wife must not only be honest, but must also look honest,” he said.

For some members of Cambodia’s elite, Cypriot passports are trappings of luxurious lifestyles that could undermine Prime Minister Hun Sen’s self-styled image as the humble leader of a party representing ordinary Cambodians.

Wealth is a touchy subject in Cambodia. The Asian Development Bank estimates that 70% of people live on about $3 a day, and Hun Sen has long projected himself as a leader who suffers alongside his poorest compatriots. Speaking at a factory near Phnom Penh in February, he said he didn’t have a second nationality or a house abroad, and chose instead “to eat grass with the Cambodian people.”

Yet many relatives with the Hun family name flaunt their wealth on social media accounts. One photo on Instagram shows two of the prime minister’s nieces, Hun Kimleng and Hun Chantha, posing in ballgowns and matching golden necklaces. Other photos document their near-constant travel, often by private jet, to fashion shows in Paris, a hillside villa in Mykonos, and London nightclubs like Loulou’s. Hun Chantha also co-owns London apartments worth £5 million, property records show.

Hun Panhaboth, the son of another niece, gave his girlfriend a Mercedes-Benz for her birthday, according to photos on Facebook. Most Cambodians were “happy and congratulated us,” Hun Panhaboth told Reuters. “I don’t think this gift makes Prime Minister Hun Sen look bad in any shape or form.”

And while the prime minister spoke about eating grass, Instagram showed some relatives feasting on caviar in London. Among them was Hun Kimleng’s wealthy young daughter, Vichhuna Neth. She applied for Cypriot citizenship in November 2017. Four months later, she posted photos and videos on Instagram from western Cyprus. They show her driving a dune buggy along a coastal road and reclining in an open-air jacuzzi at a luxury villa.

“Cyprus,” she gushed, “you’ve been AMAZING!!”

Cyprus’ brisk trade in European passports

The European Union says three of its member states – Cyprus, Malta and Bulgaria – run what it calls “investor citizenship schemes.” Of those, Cyprus’s is the largest and most lucrative – and, say critics, the least transparent.

In February 2019, in a rare public disclosure, the Cypriot government said it had approved 1,864 applications between 2013 and 2018, involving transactions totalling €6.6 billion.  That’s about €3.5 million per application.

Add family members – spouses, children and parents can also apply for citizenship – and the total number rises to over 3,200 people.

Most of those applying for Cypriot passports were Russians, with an increasing number coming from China, according to documents from Cyprus’s interior ministry that Reuters has seen.

The interior ministry documents also say that applications for citizenship contain “sensitive personal data” and shouldn’t be made public. But campaigners are pushing for greater transparency, including the publication of applicants’ names and a closer inspection of the source of their funds.

Escape route: The Cambodians seeking European passports

Cambodia’s long-ruling prime minister, Hun Sen, has denounced his political rivals for seeking second passports, declaring them “an escape route from difficulties in Cambodia.” But that hasn’t stopped his relatives, friends and officials from quietly seeking European citizenship by applying through Cyprus.

Hun Kimleng | the prime minister’s niece. She owns multi-million-dollar properties in London and Singapore, and obtained Cypriot citizenship in 2016.

Neth Savoeun | Hun Kimleng’s husband and Cambodia’s national police chief. He sought Cypriot citizenship along with two of his daughters in 2017.

Vichhuna Neth | one of those daughters. She sought citizenship on the grounds she was “financially dependent” on her mother, despite having spent £5.5 million on a London apartment.

Choeung Sopheap | A powerful businesswoman and close friend of the prime minister’s wife. She invested at least €2 million in a Radisson Blu hotel in Cyprus in 2017 and got citizenship the same year.

Lau Ming Kan | Choeung Sopheap’s husband and a senator in the ruling Cambodian People’s Party. He and five other family members also sought Cypriot citizenship in 2016 and 2017.

Aun Pornmoniroth | Hun Sen’s longtime financial adviser and current finance minister. He sought Cypriot citizenship in 2017.

Im Paulika | Aun Pornmoniroth’s wife. She invested €2 million in a Radisson Blu hotel in Cyprus in 2017 and obtained Cypriot citizenship the same year.

Hun Chantha | Another of the prime minister’s nieces. She co-owns London properties worth millions of dollars and takes private jets to posh European resorts.

Airbnb-style rentals bill moves a step closer

Airbnb-style rentals bill moves a step closerA bill to regulate and tax Airbnb-style rentals, which was tabled in June 2018, has moved a step closer following meetings between Deputy Minister of Tourism Savvas Perdios and the heads of Airbnb and Booking.com according to a report in the Greek-language newspaper Phileleftheros.

According to the report, the parties have apparently reached a deal on how tax on short-term rental income could be collected.

Speaking to MPs, Perdios advised that both organisations could charge landlords a ‘tax’ that could be refunded to the Tax Department. Perdios also advised that he had been in touch with the Tax Commissioner to see if this approach would be the most appropriate and efficient method of collecting this tax.

In June this year MPs completed discussions on the bill regulating the operation of short-term property rentals. As it stood at that time the bill provided a three-year transition period to landlords giving them time to acquire a VAT number and comply with safety and health regulations. It was hoped that the bill could be placed before the plenum before parliament broke for the summer recess.

There are somewhere in the region of 20,000 properties in Cyprus that are rented via Airbnb and other platforms and although some owners are paying tax on the rental income generated, other manage to avoid paying tax.

Official figures show that one-third of tourists visiting Cyprus book their accommodation through sites such Airbnb and Booking.com.

Greece introduced legislation some time ago to tax annual rental income: 15% on income up to €12,000; 35% for income between €12,000 and €35,000; and 45% on income above €35,000. Similar legislation has been introduced in the Netherlands, Britain, Germany, Spain and other European countries.

Weakening property sales

Weakening property sales in CyprusPROPERTY sales in Cyprus have fallen by 6.6% since June following the introduction of stricter criteria for the Citizenship by Investment scheme, which critics claimed undermined the fight against corruption in Europe and increased the risk of money laundering.

Earlier this year property sales surged as foreign investors rushed to buy property in Cyprus before the government introduced stricter criteria. But now, following the reduction in sales, economists are sounding alarm bells over the real estate industry’s reliance of foreign investors seeking Cypriot passports.

According to reports, tens of passports have been issued since May compared to the hundreds issued earlier. (Cyprus has issued around 2,000 passports to foreign investors since the scheme was launched in 2013.)

Economist Marios Clerides told Stockwatch that the decline since May could be attributed to the tougher criteria as many foreigners wanting passports could no longer comply with the conditions necessary.

“The evidence shows that the real estate sector would be in trouble if not for the crutches provided by the passport scheme,” said Clerides.

He added “The industry is not viable without the investment scheme, and we have to be cautious as the EU and other institutions are keeping a close eye on the scheme.”

He also argued that the economy has to find real sources of revenue and growth rather than relying on “artificial and transient” sources of revenue.

The impetus given by foreign investors in construction and related services has kept the growth of the Cypriot economy at relatively a high level.

Figures from the Cyprus Statistical Service show that around half of this year’s growth in the economy during the first six months of the year came from the construction, professional, scientific and technical services sectors.

Rise in property sales led by local & EU buyers

Rise in Cyprus property sales led by local & EU buyersAS WE reported last Saturday, there was a marginal rise of 1% in property sales during September compared with September 2018. While the combined total of sales to local and overseas buyers from the EU rose by 10%, sales to non-EU citizens fell 19% according to official figures published by the Department of Lands and Surveys.

Of the 692 deposited at Land Registry offices, 407 (59%) were deposited by on behalf of local (Cypriot) purchaser and the remaining 285 (41%) by foreign buyers of whom 110 were EU nationals and 175 non-EU nationals.

Local property sales

Sales to Cypriot purchasers rose 6% in September compared to September 2018. With the exception of Famagusta, where sales fell 24%, sales rose in all the remaining for districts; sales in Nicosia rose 18%, while sales in Larnaca, Paphos and Limassol rose by 12%, 6% and 1% respectively.

During the first nine months of 2019, local sales have risen 22% compared to the same period last year. (However, following the massive increase in total sales in May, total sales to local market during June, July, August and September have fallen 5% compared to the same period last year.)

Domestic Property Sale Contracts – 2018/2019 Comparison

District Year Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
Nicosia 2018 126 84 104 93 135 123 155 84 97 126 141 108
2019 127 164 115 137 168 121 153 90 114
Famagusta 2018 -3 18 18 12 34 27 18 29 21 36 14 29
2019 32 19 16 58 45 25 2 13 16
Larnaca 2018 60 44 67 41 55 61 41 47 60 46 82 52
2019 54 82 47 73 83 42 90 53 67
Limassol 2018 107 152 199 162 169 207 194 174 175 176 196 201
2019 166 152 192 291 329 138 177 134 176
Paphos 2018 18 8 43 21 43 55 62 48 32 24 64 60
2019 30 31 28 69 175 69 54 54 34
Totals 2018 308 306 431 329 436 473 470 382 385 408 497 450
2019 409 448 398 628 800 395 476 344 407

(Note that some of these local sales may have resulted from properties acquired by banks as part of loan restructuring agreements, etc.)

Total overseas property sales

Total property sales to the overseas (non-Cypriot) market during September fell 6% compared to September 2018.

Although sales in Paphos and Nicosia rose by 16% and 10% respectively – and remained steady in Famagusta, they fell by 43% in Larnaca and 16% in Limassol.

During the first nine months of 2019, overseas sales have risen 8% compared to the same period last year. (However, following the massive increase in total sales in May, total sales to overseas market during June, July, August and September have fallen 8% compared to the same period last year.)

Total Overseas Property Sale Contracts – 2018/2019 Comparison

District Year Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
Nicosia 2018 20 12 22 24 18 23 21 7 21 19 20 23
2019 34 30 16 32 45 24 21 13 23
Famagusta 2018 51 34 22 40 45 34 43 21 24 21 33 17
2019 21 29 29 38 42 18 47 17 24
Larnaca 2018 52 55 49 42 58 72 71 47 61 70 61 51
2019 60 43 71 67 90 60 67 40 35
Limassol 2018 118 104 115 84 113 131 120 88 76 113 148 89
2019 85 104 95 137 217 81 109 62 64
Paphos 2018 146 155 129 136 158 125 171 108 120 180 166 170
2019 157 180 157 155 229 136 176 112 139
Totals 2018 387 360 337 326 392 385 426 271 302 403 428 350
2019 357 386 368 429 623 319 420 244 285

Overseas sales (EU nationals)

Property sales to EU nationals rose 29% in September compared to September 2018. Although sales in Larnaca and Nicosia fell by 60% and 20% respectively and remained unchanged in Famagusta, they rose 127% in Limassol and 24% in Paphos.

During the first nine months of 2019, sales to EU nationals have risen 11% compared to the same period last year. (Furthermore, following the massive increase in sales recorded in May, total sales to EU nationals during June, July, August and September have risen 4% compared to the same period last year.)

Foreign (EU) Property Sale Contracts – 2018/2019 Comparison

District Year Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
Nicosia 2018 10 8 8 10 9 8 11 5 10 8 7 15
2019 14 14 9 19 20 16 13 5 8
Famagusta 2018 15 24 8 12 19 16 20 9 0 7 13 6
2019 9 6 14 17 10 8 17 14 10
Larnaca 2018 9 9 9 6 9 20 15 11 15 13 11 19
2019 12 12 21 18 20 11 16 13 6
Limassol 2018 15 17 32 17 19 22 25 24 11 27 38 20
2019 16 25 20 21 28 26 27 17 25
Paphos 2018 41 58 55 49 70 60 79 55 49 91 74 73
2019 56 72 61 48 69 59 73 58 61
Totals 2018 90 116 113 94 126 126 150 104 85 146 143 135
2019 107 129 125 123 147 120 146 107 110

Overseas sales (non-EU nationals)

Property sales to non-EU nationals fell 19% in September compared to September 2018.

With the exception of Nicosia and Paphos where sales rose by 36% and 10% respectively, they fell in the remaining three districts.

Sales in Famagusta fell 42%, while sales in Limassol and Larnaca ell by 40% and 37% respectively.

During the first nine months of 2019, sales to non-EU citizens have risen 6% compared to the same period last year. (However, following the massive increase in total sales in May, total sales to non-EU citizens during June, July, August and September have fallen 15% compared to the same period last year.)

Foreign (Non-EU) Property Sale Contracts – 2018/2019 Comparison

District Year Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
Nicosia 2018 10 4 13 14 9 15 10 2 11 11 13 8
2019 20 17 7 13 25 8 8 8 15
Famagusta 2018 36 10 14 28 26 18 23 12 24 14 20 9
2019 12 23 15 21 32 10 30 3 14
Larnaca 2018 43 46 40 36 49 52 56 36 46 57 50 32
2019 48 31 50 49 70 49 51 27 29
Limassol 2018 103 87 83 67 94 109 95 64 65 87 110 69
2019 69 79 75 116 189 55 82 45 39
Paphos 2018 105 97 74 87 88 65 92 53 71 89 92 97
2019 101 108 96 107 160 77 103 54 78
Totals 2018 297 244 224 232 266 259 276 167 217 257 285 215
2019 250 257 243 306 476 199 274 137 175

Analysis of property sales since 2000

Cyprus Property Sale Contracts 2000 – 2019

Year Overseas Sales Domestic Sales Percentage
Overseas Sales
Total
Sales
2000 450 12,214 3.6% 12,664
2001 1,207 12,849 8.6% 14,056
2002 2,548 14,111 15.3% 16,659
2003 3,981 15,294 20.7% 19,275
2004 5,384 11,947 31.1% 17,331
2005 6,485 10,106 39.1% 16,591
2006 8,355 8,598 49.3% 16,953
2007 11,281 9,964 53.1% 21,245
2008 6,636 8,031 45.2% 14,667
2009 1,761 6,409 21.6% 8,170
2010 2,030 6,568 23.6% 8,598
2011 1,652 5,366 23.5% 7,018
2012 1,476 4,793 23.5% 6,269
2013 1,017 2,750 27.0% 3,767
2014 1,193 3,334 26.4% 4,527
2015 1,349 3,603 27.2% 4,952
2016
1,813 5,250 25.7% 7,063
2017
2,406 6,328 27.5% 8,734
20181 4,367 4,875 47.3% 9,242
2019 (Sept)
3,431 4,305 44.4% 7,736
Totals
68,822 156,965 30.50% 225,517

1 The Department of Lands & Surveys has advised that overseas sales in 2018 and subsequent year should not be compared to sales in previous years due to changes in the methodology used to classify ‘Aliens’ (foreigners).

Marginal rise in property sales

Marginal rise in Cyprus property salesSEPTEMBER saw a small rise of 1% in property sales compared to September 2018 according to official figures published by the Department of Lands and Surveys, with the total number of contracts deposited reaching 692.

Although property sales in Nicosia and Paphos rose by 16% and 14% respectively, they fell by of 16% in Larnaca, 11% in Famagusta and 4% Limassol.

Total Property Sale Contracts – 2018/2019 Comparison

District Year Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
Nicosia 2018 146 96 126 117 153 146 176 91 118 145 161 131
2019 161 194 131 169 213 145 174 103 137
Famagusta 2018 48 52 40 52 79 61 61 50 45 57 47 48
2019 53 48 45 96 87 43 49 30 40
Larnaca 2018 112 99 116 83 113 133 112 94 121 116 143 103
2019 114 125 118 140 173 102 157 93 102
Limassol 2018 225 256 314 246 282 338 314 262 251 289 344 290
2019 251 256 287 428 546 219 286 196 240
Paphos 2018 164 163 172 157 201 180 233 156 152 204 230 230
2019 187 211 185 224 404 205 230 166 173
Totals 2018 695 666 768 655 828 858 896 653 687 811 925 800
2019 766 834 766 1057 1423 714 896 588 662

Property sales – year to date

During the first nine months of 2019, the number of sales has risen by 15% to reach 7,736 compared to 6,706 in the corresponding period last year.

In percentage terms, Paphos led the way with sales rising 26% to reach 1,985 compared with 1,578 in the first nine months of last year. The capital, Nicosia saw a 22% rise with sales reaching 1,427. Larnaca came next with sales up 22%.

Meanwhile Sales in Limassol and Famagusta rose by 9% and 1% respectively.

have risen by 27% and sales in Nicosia have risen by 23%. Meanwhile sales in sales in Larnaca have risen 19%, sales in Limassol have risen 10% and sales in Famagusta have risen by 2%. However, in terms of the total number of sales Limassol leads the way with 2,273 with Paphos in second place with 1,812 sales.

But the steady increase in property sales, which culminated in a massive 72% increase in May (the largest number sold in a single month since July 2008), seems to have run out of steam.

Total sales in June, July, August and September have fallen 7% compared to the same period last year. This fall could be due to more stringent conditions imposed on non-EU citizens seeking Cypriot citizenship under the revised Cyprus Investment Programme, which came into effect on 1st August. Time will tell.

Poles with loans in Swiss francs win EU case

A DECISION by the European Court of Justice could cost the Polish banks around 44 billion zloty (around €10.2 billion) following its ruling in favour of Polish homeowners who took out mortgages denominated in Swiss francs.

Many borrowers took their case to the Polish courts alleging that their mortgage contracts contained unfair terms. Although the Polish courts generally ruled in favour of the borrowers, they were unable to agree what should happen to their contracts.

But on Thursday the European Court of Justice ruled that the contracts would have to be cancelled. The court’s decision enables the borrowers to repay the balance of their debt in zloty, at the original exchange rate, rather than in Swiss francs.

But Polish borrowers will still have to take their cases through the local courts and any conversion costs to zlotys could be spread over years.

In 2014, Hungary forced its banks to convert its foreign exchange mortgages, most of which were linked to the Swiss franc, into the local currency (the Hungarian Forint.) In 2015, Croatia followed suit.

But in April this year Greece’s Supreme Court ruled overwhelmingly that some 70,000 people who’d taken out loans denominated in Swiss francs would have to repay them at the current exchange rate; not at the time they were issued by the banks.