Property market shows encouraging signs

FOLLOWING a period of decline lasting nearly two years, property sales in Cyprus during May staged a surprising recovery, although the reason for this is unclear.

During May, a total of 854 contracts for the purchase of property were deposited at Land Registry offices across the Island compared with 697 in May 2011; an increase of 22%.

A 22% increase may seem large at first sight. But when you consider that during May 2008 a total of 1,366 contracts were deposited, any recovery in the market still has a long way to go, but the signs are encouraging.

Of those 854 contracts, 222 (26%) were in favour of overseas buyers; 632 (74%) were in favour of Cypriot buyers.

But it is unclear why the number of sales has improved; there are a number of possible reasons:

  • There was a rush to beat the deadline to benefit from the reduction in Property Transfer Fees. (The deadline has now been extended to the end of the year).
  • May marks the start of the holiday and tourist season, when the property market tends to benefit from an increase in sales.
  • Given the precarious position of the banking system and the Island’s economy, some people may have chosen to invest in property rather than leaving their savings in the bank.

Domestic sales

With the exception of Limassol, where there was a slight decline (-1.5%) in the number of properties sold last month compared with May 2011, sales were up in all districts. Overall, a total of 632 contracts were deposited compared with the 510 deposited in May 2011; an increase of 24%.

Source: Department of Lands and Surveys

Overseas property sales

Sales in Paphos were particularly strong, increasing substantially (165%) compared with May last year.  Sales in Limassol also increased (by 21%).

However, sales were down in all the other districts. Famagusta fared the worst, with sales down 38% compared with last year. Sales in the capital Nicosia fell by 28% and in Larnaca they fell by 17%.

Overall, a total of 222 contracts were deposited in favour of overseas buyers compared with the 187 deposited in May 2011; an increase of 19%.

Source: Department of Lands and Surveys

Impending collapse of Qatar deal

OPPOSITION MPs yesterday accused the administration of sheer incompetence, after Finance Minister Vassos Shiarly told them that a touted multi-million Qatari investment in Nicosia may have fallen by the wayside.

“It would seem that the investment in question may likely not go ahead, for various reasons,” Shiarly informed members of the House Watchdog Committee, who had requested an update.

Back in November 2008 Qatari Diar Real Estate Investment Company and the government signed an MoU to conduct feasibility studies and land evaluation for the project, located on a prime site opposite the Hilton hotel.

The plan was to have a mixed-use development involving a luxury hotel, apartments, shops and offices which would be available to Cypriot and foreign investors.

The Finance Minister did not elaborate on why the “deal” has apparently gone sour, but said that the President has personally written to the Emir of Qatar asking the latter to clarify his intentions vis a vis the project.

The letter was sent on April 2, but so far and to his knowledge, no response has been received, he said.

Shiarly went on to inform MPs that “at various time periods” the Emir of Qatar had asked for a report on potential investments in Cyprus, and that the Cyprus Investment Promotion Agency obliged by sending the Emir such a list – hinting that the Qataris may be interested in other projects here.

Lawmakers, however, were clearly not sold on talk of other investments, dismissing this as nothing more than smoke and mirrors.

“The much-trumpeted Qatari investment has turned out to be cursed,” DISY deputy Georgios Georgiou told newsmen later.

“In a roundabout way, the Finance Minister today has told us that it is not happening. And to make it appear as if the Qataris will not leave without investing a single euro, they [the government] are now making vague references to other investments, and this to justify their incompetence for failing to bring to fruition a development project which they have been advertising for more than two years.”

Georgiou said the Finance Minister was not in a position to explain the reasons for this turn of events.

Last year the Cypriots and the Qataris agreed to set up a joint venture for the development of a leisure complex at the site opposite the Hilton hotel. A six-member council comprising three members from each country would run the venture. The three Cypriot members are Christos Mavrellis, Andreas Pittas and Pambos Papageorgiou, an AKEL MP who sits on the House Watchdog Committee.

Any insight into the Qatari hitch might therefore have come from the Cypriot members of the council. But at the House committee session yesterday, AKEL deputy Aristos Damianou said it would be inappropriate for his colleague Papageorgiou to brief the committee because the two other members of the council – Mavrellis and Pittas – were absent.

The committee therefore decided to arrange for another session for a briefing.

Greens deputy George Perdikis suggested the government should at least get its story right. He said that the former finance minister had claimed that he personally encouraged the Emir to proceed with the investment. However, during the President’s press conference on domestic policy issues, Christofias said it was the Emir who was keen to invest here.

“At the end of the day, this government does not know its left from its right, and I doubt whether the President himself knows what he is doing,” Perdikis quipped.

The world has turned upside down


THE GREEK mathematician Archimedes once said “Give me a place to stand and with a lever I will move the whole world”.

But Archimedes failed to add “…and with enough leverage I can turn the world upside down”. Thus, we find ourselves in the precarious situation where tiny Greece is causing a crisis in the Eurozone and a flight to safety by investors and depositors alike.

This is an outline of what lies ahead:

Greek economy – Things in Greece are a real mess. One side is asking voters to vote for it promising that when they come to power they will cut salaries and pensions. The other side is saying that they don’t care what the previous government agreed; they will simply not adhere to it even if that means going bankrupt. With 22% unemployment and a reduction in earnings of close to 40%, what would you choose?

Cypriot economy – The country makes its living from tourism and financial services, with banking being six to eight times the country’s GDP. Thus, there are systemic risks given the size of domestically owned banks and their exposure to Greece. The (recently nationalised) Cyprus Popular Bank is the most exposed to Greek debt, with 49% of its total loans, followed by Bank of Cyprus at 34% and Hellenic Bank at 17%.

Let’s put it in a different, crude, way:

Cyprus GDP: €15bn
Cyprus banking system: €15bn x 8 = €120bn
Exposure to Greek debt: Assume 30% x €120bn = €36bn
Greek non-recoverable debt: Assume (at best) 30% x €36bn = €10.8bn

Note: The total amount of Greek government bonds held by all Cyprus-based banks was circa €6bn, of which they lost circa €4.5bn

Cypriot real estate – Residential and commercial real estate remains overpriced, even though in the coastal districts of Paphos and Famagusta residential prices have fallen by 30-40%. Residential prices remain out of kilter with their long-term price to income multiple, whilst commercial property is suffering from higher vacancy rates resulting in lower rents, and from higher initial yields.

We expect residential and commercial prices in Nicosia and Limassol to fall by another 15-20% within the year. This will be compounded by the increase in the unemployment rate and the drop in earnings of government and banking sector workers, expected to materialise over the near-term. Land is the most overpriced property type across Cyprus and the one which we expect to suffer the most over the medium term.

From peak (2008) to trough (probably 2013/2014) we expect property prices to fall by 40% (residential Nicosia), 50% (holiday homes), and 60-80% (land on city fringe and countryside).

“Without Greece, Cyprus would have been fine” – Some have said it so often, that they have actually started believing it.

The Cyprus Central Bank defines non performing loans as those that are in arrears for over 90 days, and where the outstanding interest and loan amount is not covered by the collateral. The default rate currently ranges at around 12-15% of bank loans. Under the more widely used definition of non performing loans as those that are in arrears for over 90 days, the default rate currently ranges around 25-30%.

Let’s see what the numbers tell us:

Housing loans to local residents: €12.5bn
Housing loans to overseas residents: €2.6bn
Total housing loans: €15.1bn
Non-recoverable debt: Assume (at best) 10% = €1.5bn

Other loans to local residents: €10.9bn
Other loans to overseas residents: €0.9bn
Total other loans: €11.8bn
Non-recoverable debt: Assume (at best) 20% = €2.4bn

Total non-recoverable debt: €3.9bn

This amount excludes all loans to developers, companies, Cyprus government bonds, etc. Adding those makes things look much, much, much messier.

Cypriot banks – We envisage that banks will effectively become loan-workout companies, with considerable hands-on property management activities. The various outstanding loans will need to be regularly reviewed and restructured, and foreclosure and other proceedings will need to be initiated. At the same time the actual physical assets will have to be maintained and managed by their new owners (the banks). As a result banks will need to “invert” their front/ back office structure; they will transform themselves from companies having a large client-facing network which is geared for lending, to one with a smaller count of client-facing personnel and a large hands-on back office.

What do we do? – One of the wisest things we read said that “loans are a way of bringing the future into the present, with interest being the penalty for doing so”. Well, the penalty is high and the future isn’t as great as we thought it would be.

  • If you don’t have cash flow problems, then put a plan in place in case you have in the future; 90% of businesses fail because of cash flow, not because they are not profitable.
  • If you have cash flow problems, then get professional advice immediately. Talk to your accountant, try to extend your credit terms, and give debtors a chaser.
  • If you have taken out a loan, then now is the time to seek advice on what your rights are and how to restructure it.
  • If you are the bank that gave the loan, then you need to recognise what the future holds, make a plan and have a system in place of how to deal with your loan and property portfolios, and be flexible with your clients if there is any chance of increasing your recovery rate.

About the author

Pavlos Loizou MRICS is the lead consultant at Leaf Research

Leaf Research is a leading real estate consultancy firm, providing high quality real estate market research, valuation, feasibility studies, financial modelling and strategic consultancy.

Glimmer of hope for distressed borrowers?

GIVEN the worsening economic and property market conditions in Cyprus, there are unfortunately many foreign and local property buyers who are facing increasing difficulty in honouring their loan commitments.

The situation has been compounded by the fact that a large number of loans were taken out in Swiss francs, a currency which has strengthened significantly in recent years versus the Euro and Sterling.

Evolution Property Partners (EPP), a specialist property advisory company, has tailored a service towards private borrowers who are facing distress, with the aim of undertaking to renegotiate and reset the loan terms with the bank on their behalf.

British-born chartered surveyor Kenny Evangelou is the Senior Partner of EPP, and has significant experience in property lending, having worked for Greek and German banks in the past. He now spends his time between Greece and Cyprus, and honed his loan renegotiation skills in Greece advising large corporate borrowers.

Kenny told Cyprus Property News “We believe our company is in a position to help borrowers modify their loan terms and thereby relieve the immediate financial pressure and the threat of foreclosure.

Of course there is no ‘silver bullet’ solution, and we cannot magically make the debt go away. However our goal is to negotiate a medium to long term solution with the bank – not simply some temporary relief for a few months, which is what most banks currently offer in the best case.

Generally a loan modification is also beneficial to the bank, because the alternative is to commence foreclosure proceedings which takes time and costs money. Moreover, it will almost certainly result in a loss for the bank.

Our approach is to group a large number of loans / borrowers together, so that we can exert far greater negotiating leverage with the banks than any one individual borrower. It is also more efficient for the banks to be talking to one counter-party than several at a time. Our discussions are held at Head Office level and not Branch level.

Finally, I should add that so as to fully align our interests with those of our clients, we work purely on a success-fee basis, and will only charge for our services if we achieve the desired goal, which will have been agreed with the client from the outset”.

About Evolution Property Partners

EPP is a Cyprus based advisory company established by leading professionals in the industry to provide a unique and “value-added” service to its clients.

The team comprises individuals that have worked in senior managerial positions in property investment companies and financial institutions. They have extensive contacts with Greek and Cypriot banks and are in a unique position to help clients with all property and property loan issues.

Their website is www.evolutionpropertypartners.com and their email is [email protected].

VAT law protest by building industry workers

ON THURSDAY, members of the Cyprus Employers and Industrialists’ Federation (OEV) and the Cyprus Chamber of Commerce and Industry (KEVE) took to the streets to protest against new VAT regulations, which they say are threatening the future of the construction sector.

Representing 13 associations in the industry, the protesters, who decamped outside parliament, said they were forced to demonstrate, after their initial response fell on deaf ears.

Contractors are up in arms over the new law, which saw the authorities scrap the VAT contractors used to charge buyers, but not the VAT they had to pay on supplies. They say delays in being paid their tax returns has resulted in serious liquidity problems.

The protesters handed over a resolution to House President Yiannakis Omirou, calling for the new law – passed in March – to be rescinded.

Some of the banners at yesterday’s protest read: ‘You are destroying businesses and harming families’ and ‘New VAT law equals unemployment and bankruptcy’.

In two announcements earlier this month, the VAT Service said it completely disagreed with the associations’ reactions, insisting that the new regulations aimed at combating tax evasion and helping the economy grow.

“The VAT Service has already notified the EU VAT Committee about the measure,” it said. “So it would show great inefficiency if we withdraw the measure, without even giving its implementation a chance.”

Regarding late tax returns payments, the service said that as long as those affected comply with the law, the return of credit would be carried out “within a reasonable amount of time and without delays”.

The service rejected claims by businesses that liquidity was being affected. “VAT was not designed to reinforce the liquidity of businesses and businesses cannot consider the tax as part of their operating capital,” it said.

EU bailout request by end of June

CYPRUS looks increasingly set to become the fourth euro-zone country to seek financial aid under the European Union’s temporary bailout fund, as early as this month, as it scrambles to protect its banking system from Greece’s widening financial crisis that is threatening to engulf its tiny island neighbour.

The fallout from the Athens crisis already has forced Cyprus’s second biggest bank to seek government support for a planned multibillion euro recapitalization, something that will push the island’s public finances deep into the red and cause it to miss this year’s budget targets.

Cyprus – faced with soaring bond yields hovering around 14% on the 10-year bond, and with its debt considered junk status by two of the world’s leading ratings firms – has few places to turn to cover its financing needs.

Officially, the economy is expected to grow 0.8% this year, according to government projections, but the International Monetary Funds says a 1.2% contraction is more likely.

Late last year, the country negotiated a €2.5 billion bilateral loan from Russia. Now, Cyprus is in talks with China for another bilateral loan, of an undisclosed amount, that looks unlikely to materialize in time.

In the past few days, Cypriot officials have been preparing public opinion by hinting that a bailout from the European Financial Stability Facility may be imminent, but without saying so directly. Finance Minister Vasos Shiarly told state-owned radio last week that “avoiding the EFSF is our No. 1 priority.”

Cyprus also is scrambling to announce a new package of austerity measures within the next 10 days, amid signs of disagreements within the government over the scope of planned cutbacks. Parliament will soon vote to adopt Europe’s new fiscal pact.

Those austerity steps will likely weigh on the island’s already fragile economy, but are seen as necessary to restore confidence and head off any deeper cuts that Cyprus’s euro-zone partners may demand in exchange for a bailout.

“Cyprus is starting to feel the effects of the Greek crisis and may have no other recourse but to ask for European aid,” says Alex Apostolides, an economics professor at Nicosia’s European University. “There has been a narrowing of all other options that were available, to the point where going to the EFSF looks increasingly likely, almost inevitable.”

Cyprus’s parliament recently approved a plan to bail out No. 2 lender Cyprus Popular Bank, after it wrote down some €2 billion from Greece’s recent debt restructuring.

The rights issue, which will be underwritten by the government, is due to kick off June 15 and last about two weeks. With private investors unlikely to cover the full sum, the plan creates potential liabilities of €1.8 billion for the state, which in Cyprus’s tiny economy, could translate into a budget deficit of more than 10% of gross domestic product – four times this year’s target.

The sums involved aren’t likely to strain Europe’s rescue fund. Even after bailing out Greece, Portugal and Ireland, the EFSF still boasts a war chest of about €250 billion. But a financial rescue for Cyprus would come as another reminder that Europe’s leaders have failed to stop Greece’s crisis from spreading.

Any Greek exit from the euro could have unpredictable consequences on Cyprus—possibly collapsing its banking system and dragging it out of the common currency as well.

The island’s geopolitical significance in the eastern Mediterranean has been growing with the discovery of large gas reserves. Those gas reserves could provide Cyprus with badly needed revenue, but would take time to fully exploit – about five years, according to some government estimates. In the meantime, investor interest could sour.

Cyprus is closely linked to Greece through the exposure of its banks. The three largest Cypriot lenders, Bank of Cyprus, Cyprus Popular Bank and Hellenic Bank, are heavily dependent on the Greek market, in which their retail operations boosted profits the past few years.

As Greece’s economy has tanked, Cyprus lenders, like their Greek counterparts, have seen nonperforming loans soar. Those are now hovering in the neighbourhood of 20%.

Deposits are another worry: Cypriot banks have generally benefited from Greece’s two-year-long outflow of capital, but prospects of a sudden Greek exit from the euro may test depositors’ confidence.

Some already are leaving. In the past two weeks, Cyprus’s lenders have been offering teaser rates to keep depositors locked in, with some banks boosting deposit rates to as much as 6.5% for certain time deposits.

Cyprus’s banks are relatively well positioned to weather the storm, said George Vasiliou, a former president of Cyprus, now an economist and businessman. But a Greek euro exit could change that: “The main concern from a Greek exit would be the loss of confidence among foreign depositors and investors, which might become a self-fulfilling prophecy,” he said.

Meanwhile, higher interest rates and shrinking bank lending volumes is starving the economy of funds just as Cyprus is struggling to shake off the effects of a continuing downturn. A deadly munitions blast at a naval station in July knocked out half the island’s power production and helped send the economy into recession.

Concern among the island’s 800,000 inhabitants is growing. Since April, consumer confidence has plunged, slipping 13% compared with the previous month, while business sentiment in the island’s all-important services sector is down 22%. Joblessness is close to 9% – edging record highs.

Cyprus is facing a “race against the clock,” said Mr. Vassiliou. “The constitutional amendment implementing Cyprus’s obligations under the fiscal compact—that will close the door to new deficits—will be crucial, as will a new fiscal package in the order of €200 million. What matters is for Cyprus to regain its trustworthiness among foreign observers.”

This article was first published in The Wall Street Journal.