الـجــامعــــة الــوطنيـــــة الـخــاصـــــة

الواحة الأكاديمية للجامعة الوطنية الخاصة

Writer: Dr. Ibrahim Nafeh koshaji

Faculty of Administrative and Financial Sciences-Al-Wataniya Private University

Economic Engineering of Syria’s Housing System

Introduction:

The housing crisis in Syria represents one of the most entrenched economic consequences of the former political regime. It intertwines urban and social dimensions with the failure of national economic policies. The absence of a coherent housing strategy for decades, compounded by widespread destruction of housing units, has transformed housing from a basic human right into a prerequisite for socioeconomic development. Nearly one-third of residential units in Syrian cities have been destroyed, signaling long-term structural implications for population and economic balance.

Diagnosing the Roots of the Crisis:

  • Urban Planning Deficiency: Urban planning failed to keep pace with population growth, shrinking horizontal and vertical expansion areas and freezing real estate investment.
  • Land Hoarding: A group of traders monopolized zoned lands, leaving them undeveloped to inflate future asset values, stifling housing market dynamics.
  • Absence of Organized Rental Housing: Lack of long-term rental models forced people to pursue ownership, resulting in inflated demand and unjustified price bubbles.
  • War and Internal Displacement: The war caused widespread destruction and massive displacement to urban centers. World Bank data show that 27–33% of Syrian housing units have been destroyed — over 470,000 buildings in 16 cities.

Economic Challenges:

  • Soaring Rents: Monthly rent in Damascus ranges between $650–800, about 300% of average annual income.
  • Reconstruction Costs: Renovation of a single house costs around 50 million Syrian pounds, with destruction rates reaching 70% in some districts.
  • Construction Decline: Residential building permits dropped by 56% in 2022, and only 8,633 units were completed, indicating deep stagnation.

 

Regulatory and Legislative Issues:

  • Rental Law Gaps: Law No. 20 of 2015 granted landlords near-total control over rental terms, fueling price surges and forced evictions.
  • Weak Oversight: Poor enforcement of Law No. 59 (2008) allowed unlicensed companies lacking technical and financial credibility to dominate, leading to speculation and development paralysis.
  • Legal Overlap: Contradictory real estate regulations deter serious investors and hinder government efforts to balance supply and demand.
  • Property Records: Outdated records and unclear ownership (due to displacement and destruction) hamper reconstruction.

Table 1: Demographic and Housing Indicators (Mid-2025)

Indicator

Figures

Source

Total Population

25.62 million

Worldometer (mid-2025)

Annual Population Growth

+947,667 (3.84%)

Demographic Estimates (2025)

Destroyed/Damaged Buildings

470,000+

World Bank (2022)

Returnees (2024–2025)

1.7 million

UNHCR (July 2025)

House Renovation Cost

50 million SYP (~$4,545)

UNHCR (2023)

Annual Housing Demand

100,000+ units

Syrian Central Bank (July 2025)

Reconstruction Cost

$110 billion (housing only)

Ammar Youssef (April 2025)

 

 Social Impact:

  • Delayed Marriage: 76% of Syrian youth postpone marriage due to the absence of independent housing.
  • Reverse Displacement Risk: About 70% of returnees risk leaving again due to inadequate housing, undermining reconstruction efforts and societal recovery.

 

 

 

 

International Models of Housing Recovery:

Country

Policy

Results

Lessons for Syria

New Zealand

Land re-zoning for vertical housing

Increased supply, lower prices

Update urban planning models

Mexico

Rental subsidies over ownership

Rental market stability

Promote sustainable rental culture

Colorado

Removed parking space requirements

30% reduction in construction costs

Simplify building regulations

Japan

Flexible zoning (industrial, agri., residential)

Stable prices despite density

Encourage urban design flexibility

 

Economic Strategy for Recovery:

  • Urban Planning Reform: Update zoning maps and promote vertical construction.
  • Regulated Rental Model: Create national housing companies offering long-term leases and revise legal frameworks to protect tenants.
  • Smart Reconstruction: Recycle debris to save up to 20% in costs, develop smart suburbs, and partner with international bodies for low-interest loans.
  • Sustainable Finance System: Establish a national mortgage authority modeled after Canada and Denmark, offering interest-free youth loans and attracting Arab investors.
  • Legislative Reform: Amend Law No. 20 (2015), create a national lease regulation body, and empower local councils to prevent land hoarding.
  • Social Dimension: Housing must uphold dignity and identity—develop cooperative housing for youth and interest-free renovation loans.

Conclusion:

Syria’s housing crisis marks a critical turning point in its post-war economic and social recovery. Housing must be redefined as a fundamental human right rather than a speculative commodity. A comprehensive strategy that integrates justice, innovation, and urban planning is essential for building a sustainable environment where Syrians can reclaim their dignity and stability.

 

Implementing website management at the National Private University 2025

أهلا وسهلا بكم في الواحة الأكاديمية للجامعة الوطنية الخاصةانقر لزيارة الموقع الرسمي للجامعة الوطنية الخاصةانقر لزيارة موقع الواحة الطلابية للجامعة الوطنيةانقر لزيارة موقع المكتبة الالكترونية للجامعة الوطنية الخاصة
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