In a comparative study to understand the impact of the anti-monopoly law on vacant land, a significant unprecedented decline in prices of approximately 40% is evident in South Surra areas and other regions of Hawalli Governorate.
The study covered residential real estate sales transactions from the last quarter of 2024 until mid-December 2025.
The study was divided into three sections:
- Transactions across the entire governorate
- Transactions in South Surra areas
- Al-Salam suburb transactions
Al-Salam suburb was selected as it had the highest number of transactions, followed by Al-Zahra and other South Surra areas. The study relied on statistics from the Real Estate Registry of the Kuwaiti Ministry of Justice. Please refer to the notes at the bottom of the page.
Across the entire governorate, the number of transactions in 2024 reached 191 transactions with an average of 586,016 Kuwaiti dinars, rising to 285 transactions with an average of 471,922 dinars per transaction in the third quarter of 2025. The price change rate was negative at 19.47% compared to the previous period, with a change rate of 114,049 Kuwaiti dinars. (See chart)
When comparing transactions in South Surra areas, we find similar variables. The number of transactions in Hitteen, Al-Shuhada, Al-Siddiq, Al-Zahra, and Al-Salam suburbs increased by approximately 350% from 63 transactions in the last quarter of 2024 to 217 transactions in the current year. The average price of recorded transactions reached 620,164 in 2024.
The increase in the number of transactions in 2025 was accompanied by a significant decrease in the average price per transaction to 441,794 dinars per transaction, with a difference of 178,370 dinars and a negative change rate of 40.3% for all areas.
Al-Salam suburb was selected as it had the highest trading volume in the last two quarters among South Surra areas.
Transactions increased from 17 to 133 transactions between the last quarters of 2024 and 2025, with a positive change multiplier of approximately 7.8 times. The increase in transactions was accompanied by a decrease in the average transaction price to 415,695 dinars per transaction in 2025, down from 620,765 dinars in the last quarter of 2024. The negative change rate reached 33%, while the average price change was 205,070 dinars lower than the previous period.
Ammar Real Estate Commentary
While Hawalli Governorate shows these apparently encouraging variables, it is expected that other governorates will witness similar changes in the same direction, which we did not actually expect. The question remains: are these transactions superficial or real? Are they between the same owning entities in a circumvention similar to what happened after the implementation of Laws 8 and 9 of 2009 regarding private housing company ownership, which nullified the effects of the law?
We believe the evidence will be a decline of no less than 50% in all residential areas, an increase in first-time property owners, and the sale of recently built houses on previously monopolized land at appropriate low prices.
God knows best.
Notes
- The study relied on data from the Real Estate Registry at the Kuwaiti Ministry of Justice
- Registry data is sometimes inaccurate and unclear
- Some transactions and unconfirmed data were excluded
- 100% sale transactions were adopted, private residential land and houses only
- Any transaction less than 100% or shared ownership, or apartment, was excluded
- Maximum effort was made to ensure data and calculation accuracy
- The study is not investment guidance or direction for making buying or selling decisions
- A specialist should be consulted before making any selling, buying, or investment decision
